ZE-0053C-80 .r ~
lb
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SPOKANE CUUNTY HTARING E R
Change of Conditions for an exlsting ) FINDINGS OF FACfi,
Zone Recla.5sification, in the exi,sting ) CUNCLUSIONS UF LAW,
NeighborhQOd Business (B-1) Zone, ) AND► DECISIUN
Appt2cant• Cantu Investments, Inc }
File No ZE-53C-80 y
I. SL;1117MARrY UF PROPUSAL AND DECISIUN
Proposai: Application for a change of condrrions to a previous zone reclassification, in the
existing Neighborhood Busmess (B-1) zone, for revlew and appraval of a srte plan far the
development of of~'ices on 1 14 acres of Iand
Decision; .Apgraval, subject to condxtions
The Heanng Examiner has reviewed the appliearion for a change of cvndltions, and the
evidence of record, and hereby adopts the follawmg findmgs of fact, conclusions of law and
decision
11. BACKGROUND/FINDINGS 4F FACT
A. Generallnformation:
Appficant Cantu Investrnents, LLC, cla Dan Cantu, 15504 North Chromcle Court, Mead,
WA 99C?21
Address: 1414 North Mullan Road, Spokane, WA
Location: Generally locaxed north of and adjacent to Sinto Avenue, east of and adjacent to
Mullan Road., in the NW %4 of the NW i/4 af Section 17, Township 25 Nerth, Range 44 EWM,
Spakane County, Washington
Legal Description: The South Half (1/2) of Tract 20 of apporturuty, per glat thereof recvrded
Yn Volume "K" of Plats, page 20, records of Spukane Caunty Audrtor,lyiag east of Mullan Road
and north of Sinto Road, Except the South 5 U feet thereof deeded for road nght of way, Situate
in the County of Spokane, State of Washmgton
Parcel Number: County Assessor's tax parcel no 45172 0752
Zoning: Neighborhvod Business (B-1) zone, subject to the condihons of approval in
Division of Plaruung File No ZE-53-80 The Sate is also located inside the Aqiufer Sensitive
(3verlay zone and the Pubhc Transit Benefit Area designated m tie Countjr Zonutg Cade
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Comprehensive Plaa: Major Commercial and Urban categones The site is also located
inside the Aquifer Sensihve Area, the Pnonty Sewer Service Area and the Urban Impact Area
designated in the Comprehensive Plan
Environmental Review: A Determinahon of Nonsigruficance (DNS) was issued by the
County Division of Building and Code Enforcement on December 29, 2000
Site Description: The site is approximately 1.14 acres m size, is relatively flat in
topography, and undeveloped. The site fronts along Mullan Road and Sinto Avenue. The
subject parcel is designated as Parcel C on Binding Site Plan No BSP-59-97, wluch was
recorded on June 12, 1998
Land Use History of Site: In 1980, a 5 1-acre parcel of land itonhng along Mullan Road and
Sinto Avenue, including the land represented by the current site, was rezoned from the
Agncultural Suburban (AS) zone to the Local Busmess (LB) zone, under the now expired
Spokane County Zoning Ordinance See final decision in File No ZE-53-80 The rezone was
condinoned on subnuttal of a srte development plan for review at a future pubhc heanng, and the
restnchon of velucular access along Sinto Avenue to the parcel's frontage lyuig wrthui 190 feet
east of Mullan Road, except for emergency velucle access points approved by the County Fire
Marshall
Effechve January 1,1991, the zoning of the 5 1-acre parcel was re-designated to the
Neighborhood Busmess (B-1) zone, pursuant to the Program to Implememt the Spokane County
Zorung Code. The Program to Implement specifically preserved the condihons of approval
attached to the pnor rezone of the site, in re-designating the zoiung of the property under the
Zoning Code See County Resolution No. 85-0900, Program to Implement, Zone Classificahon
Transihon Guide.
On November 12, 1997, the Hearuig Examiner approved a change of cond.ihons apphcation for
the easterly 2 75 acres of the 5 1-acre parcel This included approval of a site development plan
that proposed deveiopment of a large office bullduig on the westerly 2 26 acres, and a small
office structure on the easterly 49 acres The srte plan illustrated a pnvate dnveway extend.ing
westerly through the easterly half of the current site, and accessing Sinto Avenue duectly across
from its "T" intersection wrth Stout Road. The srte plan also illustrated an emergency fire access
dnveway to Sinto Avenue at the southeast comer of the westerly 2 26 acres, closed off by a chaui
and padlock The Exanuner's decision specifically limrted development of the change of
condihons area to the concept presented m the approved srte plan See Heanrig Exanuner
decision in File No ZE-53A-80
On June 12, 1998, a final binding site plan was recorded for the westerly 4 62 acres of the above-
referenced 5 1-acre parcel, referenced as Biading Site Plan No BSP-59-97 The binding site
plan divided the westerly 4 62 acres of such parcel into 3 parcels, consisting of the current srte of
1 14 acres, a 1 14 acre parcel located directly north of the current srte, and a 2 34-acre parcel that
included the 2 26-acre portion of land involved in the change of condinons in File No ZE-53A-
80. The binduig srte plan illustrated a 30-foot wide dnveway easement extending along the
entire south boundary of the current site
HE Findings, Conclusions and Decision ZE-53C-80 Page 2
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C}n September 11, 1998, the Hearuig Examwer demed an application to change the conditions
unpased for the 2 75 acres involved in Frle No ZE-53A-80, whiah saught to revise the approved
site plan to make the emergency access Iocated at the southeast corner of such land a full
dnveway access, move the wes#erly dnveway access alang Sinto Avenue to the southwest corner
aF sucb land, and delete the dnveway access through the current site See Heanng Examiner
decision in File Na. ZE-53B-80
Area Rvad Network: The County Artenal Road Plan designa#es Mullan Road and Argonne
Road as Prlncipal Artenals. Such roads fonn a one-way couplet direc#ly west of the s1te, wluch
couplet cvmpnses a major traffic and commercial carridor through the Spokane VaIley area +af
the county 1Vtssion Avenue to the north is designated as a Muior Artenal Interstate 90 is
located a few b1ocks north af thE site, and has an interchange at Argonne Road/Mullan Road
Staut Road termsnates alang the south side of Smtv Awenue, at the nudpomt af the site. Smta
Avenue and Stout Road are designated as Local Access roads by the County Artenal Road Plan
Surroundiag Coaditivns: The Major Commercial category of the Cornprehensive Plan
extends along the Argonne/Mullan Road comdor in the area, bzsectmg the current site
approxunately in half Such category ws.dens out north of Mission AvenuE, m proxnuty to the
I-901Argonne Road interchange. The remauYder of the land in the area is designated in the Urban
eategory.
The 2.34-acre parcel Iocated east of the site is develope+d with a large office complex, alvng with
associated parlang and landscaging Access ta such parcel is provided by a pnvate dnveway,
whuch beguis on the site opposrte Stout Road and extends easterly across the frontage of the site
to the off ce complex an th+e 2 34-acre parcel to the east An emergency fire department access to
Sintfl Avenue is lacated at the southeast corner of the 2 34-acre parcel, which is closed to general
vehicular access by a chauz and lock
The latid Iymg north of the site Ys zoned Regional Busmess {B-3}, and is developed wnth a large
Holiday Iun. The land between Stout Road and Mullan Road, fronting along the sou#h side of
Sulto Avenue, is zcyaed B-1 The land 1ymg south of Slnto Avenue, east of Stout Road, as well
as the land lying east of the srte, 1S ZDIIed Urball ReS1deIItlal-3 5(CTR-3 5) and umproved wrth
srngle-family residences The Argonne/Mu.llan comdor m the area is dominated by commereYal
zomng and Iand nses
Pruj+ect Descriptian: The applicatxon for a change of condrtions seeks approval of the site
plan of record dated November 1, 2000, to satisfy a reqcurement of the 1984 rezone of the site
and adjoinsng land that required site pian review at a public heanng The site plan of record
fflustrates a 8,431 square faot, 2-story office bml.ding m the nc►rth central pozrtion of the site A
new dnveway is illustrated in the northwest cQrner of the site, accessmg Mullan Road The site
plan illustra.tes relocation of the exist3ng dnveway that serves the office cornplex on the parcel
located to the east, by movtng rt directly narth of rts existing location on the site, remQVing the
curbs aiong its north and south borders, arrd moving the cinvEway entrance aiong Sinto Avenue a
short distance to the east, to a point lymgjust east of Stout R.oad The relvcated dnveway would
allow traffic fram the current site to access such dnveway, along with the property to the east
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Approxunately 76 paved off-street parkuig spaces are illustrated on the srte plan of record
The building coverage is approximately 16%, and landscaping is proposed for about 28% of the
site. A five (5)-foot wide stnp of Type III landscaping is illustrated adjacent to Sinto Avenue
and Mullan Road A 14-feet high monument-type sign is proposed at the southwest corner of the
site, near the intersection of Sinto Avenue and Mullan Road.
On February 23, 2001, the apphcant subnutted a revised srte plan dated February 19, 2001,
which illustrates the dnveway easement along the south boundary of the site located m its
existing location, subject to certain modifications to allowjoint access See letter dated 2-22-01
from Ron Macicie of Architectural Ventures, and attached revised srte plan
B. ProceduralInformation:
Applicable Zoning Regulations: County Zomng Code Section 14.504 040 and Chapter
14 624, and Program to Implement the Spokane County Zomng Code, adopted by Spokane County
Resoluhon No 85-0900
Hearing Date and Location: February 14, 2001, Spokane County Pubhc Works Building,
Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA
Notices: Mailed• January 26, 2001 by apphcant
Posted January 26, 2001 by apphcant
Publrshed January 26, 2001
Compliance The legal requirements for pubhc nohce have been met.
Hearing Procednre: Pursuant to Spokane County Resolution Nos 96-0171 (Heanrig
Exanuner Ordmance) and 96-0294 (Heazing Examiner Rules of Procedure).
Testimony:
Jim Falk Scott Engelhard
Division of Planning Division of Engineering
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
Don Beres
9317 East Sinto
Spokane, WA 99202
Items Noticed: County Generahzed Comprehensive Plan, County Zomng Code, County
Code, County Standards for Road and Sewer Construchon, County Guidelines for Stormwater
Management, County officlal zoiung maps, and County Artenal Road Plan maps County
Resoluhon Nos 99-0261 (revising Road Standards), 97-0874 (revising intenm regulahons for
County IUGAs), 96-0294 (Heanng Examiner Rules of Procedure), 96-0171 (Heanng Examiner
Ordinance), 85-0987 (revising HEC orduiance), 85-0900 (adopting County Zonuig Code, and
Program to Implement Zomng Code), and 81-1078 (revising HEC Ordinance) Spokane County
Ordinance No 78-1027 (Heanng Exanuner Committee Ordinance) Final land use decisions
referenced in Staff Report and in this decision
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Procedural Matters: At the public heanng held on February 14, 2001, the lessee of the
adjacent property to the east, Dakotah Duect II, L.L.C, objected to the revisions to the driveway
access to Sinto Avenue located on the site, as illustrated on the srte plan of record Dakota Direct
requested additional tune to comment in wnhng on such changes, wluch was granted by the
Exammer The apphcant for the project did not appear at the public hearmg held on February 14,
2001, based on a nusunderstanding regarding the tune of the hearing on such date The apphcant
showed up at 10 30 a m on the same date, when a separate item was scheduled The Exammer
advised the apphcant at such time, off the record, of the issue raised by the adjoirung property
owner regarduig access, and gave the applicant an opporturuty to respond m wnhng regarding
such issue
Between the pubhc heanng and February 26, 2001, Dakotah Duect and the appllcant subnutted
correspondence to the Exammer on the dnveway issue On February 28, 2001, a letter was
submitted by Donald Beres, on behalf of Dakotah Direct, requestuig addrtional time to respond.
The Exanuner had lus secretary advise Donald Beres by telephone that he had until March 1 to
subnut any final comments. Nothing was received from Beres by the end of March 1 The
Exanuner's secretary contacted Beres on Fnday, March 2, to see if any additional uiformanon
was going to be submrtted Mr. Beres advised that the issue of access had become a legal issue,
and that he was having trouble gettmg in contact with his attomey. On March 5, the Exammer
had his secretary advise Beres' office by telephone that the record was closed.
Items in Record: The record includes the electroruc recordmg of the February 14, 2001 pubhc
heanng, the documents in File No ZE-53C-80 at the tune of the public hearing, the
correspondence received from the parties after the pubhc heanng through February 28, 2001, the
respective site plans of record and Examuier's wntten decisions in File Nos ZE-53A-80 and
ZE-53B-80, final Binding Site Plan No BSP-59-97, and the rtems taken notice of by the
Exanuner
M. FINDINGS OF FACT & CONCLUSIONS OF LAW/
LAND USE ANALYSIS
A AiDnroval cntena
The County Heanng Exammer Ord.uiance authonzes the Heanng Exammer to grant, deny
or grant with such condrtions, modificahons and restnctions as the Examiner finds necessary to
make a land use apphcarion compatible wrth the Spokane County Generalized Comprehensive
Plan and development regulahons. See County Resoluhon No 96-0171, Attachment "A",
paragraphs 7(d) and sechon 11 Development regulahons mclude, wnthout hmrta.tion, the
County Zomng Code, the State Envuonmental Pohcy Act (SEPA) and the County's Local
Environmental Ordinance (chapter 11 10 of Spokane County Code)
The County Zomng Code references change of condihons apphcarions, but does not
estabhsh specific cntena for approving such applications Zonuig Code 14 504 040 requires that
an appucation for any sigruficant change to the site development plan approved for a pnor
rezone, or to change the conditions of approval unposed on a pnor rezone, be approved by the
Heanrig Body following a pubhc hearing. 2orung Code 14 402 120 references change of
condition apphcahons related to a pnor rezone
HE Findings, Conclusions and Decision ZE-53C-80 Page 5
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Since a change of conditions application modifies a pnor rezone action, the cntena for
approving a rezone is generally applicable Section 14.402 020 of the Zonuig Code authonzes
amendments to the Code based on any one of six (6) grounds, without differentiahng between
amendments to the zorung text of the code and amendments to the official zoning map Zoning
Code 14 402.020(1) authonzes the Code to be amended if it is consistent with the
Comprehensive Plan and is not detnmental to the pubhc welfare Zorung Code
14 402 020(2) authonzes a Code amendment where ".[c]hanges in economic, technological, or
land use conditions has occurred to warrant modification of this Code These are the most
relevant cntena for consideranon of a change of conditions applicarion
Zoning Code 14.100 104 states that Code provisions shall be uzterpreted to carty out and
unplement the purpose and intent of the Comprehensive Plan, and the general plans for physical
development adopted by the Board of County Commissioners Zonuig Code 14 100 106 states
that when the Zoiung Code conflicts vcnth the Comprehensive Plan or other adopted plans and
regulations of the County or other regulatory agencies, the more restncrive provisions shall
govern to the extent legally pernussible and the Zorung Code provisions will be met as a
muumum
The Comprehensive Plan rtself indicates that rt should be used as a reference source and
guide for making land use decisions. See Comprehensive Plan, p 2. The "decision guideluies"
set forth in the respechve sections of the Plan are to be used as a guide to determine whether or
not a particular proposal should be approved, conditioned or derued
In considenrig a rezone apphcation, Washuigton case law generally provides that (1) there
is no presumption m favor of the rezone, (2) the applicant for the rezone must prove that
condrtions have substanhally changed in the area since the last zoiung of the property, and (3) the
rezone proposal must bear a substantial relahonship to the public health, safety or welfare
Parkrrdge v Seattle, 98 Wn 2d 454,462 (1978), and Bjarnson v Kitsap County, 78 Wn. App.
840 (1995)
General conformance wrth a comprehensive plan is usually requvred before a rezone can be
approved Cihzens for Mount Vernon v City of Mount Yernon, 133 Wn 2d 861, 873 (1997), and
Cathcart v Snohomish County, 96 Wn 2d 201, 211-12 (1981) Some cases have dispensed vvith
the changed circumstances reqturement where the rezone closely unplemented the policies of the
comprehensive plan. Bjarnson v Kitsap County, supra ; Save Our Rural Environment v
Snohomish County, 99 Wn 2d 363, 370-371 (1983), and Tugwell v Kzttztas County, 90 Wn App
1, 8, 951 P 2d 272 (1999)
Waslungton case law indicates that where a comprehensive plan conflicts with zoiung
regulations, the provisions of the zoning code will usually prevall See Weyerhaeusep v Pierce
County, 124 Wn 2d 26, 43 (1994), Cougar Mt Assocs v Kzng County, 11 I Wn 2d 742, 755-57
(1988), and Nagatani Bros v Commcssioners, 108 Wn 2d 477, 480 (1987)
A change of condirions is not a rezone, because rt does not change the actual zone of the
property However, a change of condrtions application may sigruficantly affect condihons of
approval, as well as the permitted uses, locahon of bwlduigs, landscaping, conditions of approval
and other features in a site development plan, approved in conjunction with a pnor rezone A
HE Findings, Conclusions and Decision ZE-53C-80 Page 6
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changed condition apphcation may logically be jushfied by the same changes that supported the
onginal rezone, as modified or supplemented by more recent changes that have occurred in the
area
B The vroposed change of condihons, as condihoned, bears a substantial relahonslup to and
will not be detnmental to the public health, safetv and general welfaze; Qenerallv conforms with
the ComDrehensive Plan, and comnlies vcnth the Spokane Countv Zonuig Code and other
annlicable development reeulations
t Need for chanee of condihons aDnlication
The 1980 rezone of the site requued that a site development plan be subnutted for review at a
public heanng pnor to any site development The Exanlixier's previous decision in Ffle No
ZE-53A-80, mvolving the adjacent property to the east, concluded that a change of condzhons
was required pnor to site development, to review the site plan for development on such adjacent
property Such findmg was reinforced in the Exammer's decision ui File No ZE-53B-80,
whereui the Examiner deiued a request to eluninate access for the adjoining property through the
current site, in exchange for access along the south border of such adjacent property
The Examiner hereby adopts by reference the analysis contasned in the Examiner's
decision in File No ZE-53A-80, regarduig the need for a change of condrtions apphcation Also
see County Resoluhon No 85-0900, Program to Implement, p 3"Contractual Conditions", p 9
"Cross-over Schedule II", and p 10 footnote #3, and Donwood, Inc v Spokane County, 90 Wn
App 389, 957 P 2d 775 (1998)
The apphcant subnutted a site plan for the current project, dated November 1, 2000 The
site plan appears to show the driveway access on Sinto from the current srte more than 190 feet
east of Mullan Road This is inconsisten# wrth the conditions of the 1980 rezone, and would
separately requue approval of a change of conditions in the current matter
2 Aunhcable Comvrehensive Plan vohcies
a. "Transition volicv"
The west half of the site is designated in the Major Commercial category of the
Comprehensive Plan, while the east half is designated in the Urban category Because the srte is
m two land use categones, the "transition area." guideluies discussed m the Comprehensive Plan
may apply to the proposal The introduchon to the Comprehensive Plan, on page 11, contains
the following statement, under the heading "Guidelines for Morutonng and Amending the Plan"
Transition Area The area along the boundary between two or more land-
use categories cs the "transitlon area " It is the intent that the establtshed
boundaries between land use categones aYe aceurate and definable on the
ground, but zt zs also recognized that a speclfic proposal may cross or be
adjacent to these boundaraes and be sttuated rn a"transition area " In
these instances, depending on the impacts to ewtzng land use categorces
and the drstance a use intrudes into on adjacent category, an amendment
may not be required In those cases where the determanation t.s that the
HE Findings, Conclusions and Decision ZE-53C-80 Page 7
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proposal rs not in the transztion area, a Comprehensive Plan amendment
may be necessary
The Comprehensive Plan glossary contains the following related defuutions
Transihonal areas-The fringe areas between two or more Comprehensive
Plan land use categories Thi.s ts an area which can allow developments
complying wath either of the Land-Use map Categones dependent upon
the decisron makers'srte spec f c approval
Transitional buffering Buffering techniques which mtght be required on
!he periphery of two or more Comprehensave Plan land use categoraes to
ensure compahbility Such techniques might include increasang the dot
sTZes on the pertmeter of a development which abuts another land use
category to create open space between two potentially tncompatible uses
"Buffenrig" is defined by the Comprehensive Plan glossary as a" technique of
separating incompatible land uses by distance, changuig density, landscaping, screerung andlor
physical features or structures" "Compatibility" means [when] two different land uses
exist adjacent to one anot.her in such proxinuty to one another that adverse impacts are
insigruficant".
b. Urban cateeorv Dolicies
The srte is designated in the Urban category of the Comprehensive Plan. The Urban
category is intended to provlde the opportunrty for a"crtylike" envu onment, wluch includes
vanous land uses, residential development and a high level of pubhc facihhes and urban
services. It is pnmanly a residenhal category of smgle-farruly, two-family, multi-fanuly, and
condomuuum buildings along vnth neighborhood commercial, hght mdustnal, and pubhc and
recreanona.l facilities.
The Urban category recommends a residential net densrty range of 1 to 17 uruts per acre.
The more intensive uses in the Urban category, such as hght industnal and neighborhood
commercial, are expected to be located near or along the heavily traveled streets. The least
intensive single-fanuly residenhal uses should be isolated from the noise and heavy traffic, while
mulhfaznily structures will usually be a transitional use located between single-fanuly residenhal
and the more intensive areas See Comprehensive Plan, Sechon 1, "Purpose" and "Detailed
Defuuhon"
The Urban category includes the following relevant objectives and decision guidelines
Deci.rion Guitleline 1 1 1 Urban development will be approved in areas
havzng adequate power supplies, water, sanitary and storm sewers,
streets, and school and fire servtces provtded that such development meets
the intent of other Objechves and Decision Guidelines of this section
Decision Gurdelane 114 A varcety of densitzes and residential uses
should be available to provide a freedom of choice to live in Urban areas
with varying densrhes, combtnations, or miac of uses (see detatled Urban
definitions)
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Decision Guideltne 13 3 All Urban development proposals should
require publtc sanitary and storm sewer systems or rntertm sewer systerns
to protect water qualtty
Goa11.5 Encourage a healthful and pleasing environment in the
County's restdenhal areas
Decasaon Gurdeltne 15 1 Buffering and/or landscaping will be used to
mitigate the dtf~`'erences between proposed developments and exasti»g uses
Objechve 1 S c Encourage paved streets and sadewalks in exasting and
future developments where they are appropraate to the nature of the
development
Decision Guzdeline 15 4 Szdewalk facilahes will be required along
arterials connectang resadential areas wath corrcmunityfacilaties and/or
commercaal areas
Objective 1 S e When a neighborhood ezperiences pressure for change in
character, such change shall be permttted upon approprzate review
4bjecnve 15 8 When determining whether a proposal wall change the
existing land use character of an area, factors to consader may anclude
a) the structure hetght of the proposal in relahon to structure
height of nearby structures, and
b) whether new structures will have a posihve or negahve ampact
upon the neighborhood 's architectural character
Deei.saon C'ruideltne 1 61 Before land use proposal are approved they
should
a) conform to plans, poltcies and regulanons of County water, sewer, storm sewer,
utilaty and special servace dtstricts,
b) conform to County transportation plans and polictes, and
c) identify and take steps to resolve sjgnzftcant adverse impacts upon exashng
utilities, (a e water, sanztary and storm sewers, utility, available arid future
energy resources), and traffic systems
"Fill-in development" ls defined m the Comprehensive Plan as development lying between
and in close proxunrty to at least 2 existing developed geograpluc areas, havmg densities and
land uses wluch conform to the Comprehensive Plan Map categones designated for those areas,
and wluch would aid m the econonuc support of public service by increasing the cost-
effectiveness of uhlities and public facihties and services Comprehensive Plan, Glossary
c Mator Commercial categorv pohcies
The Major Commercial category of the Comprehensive Plan is intended to provide the
opporturuty for development of commercial uses, " specifically commuiuty and regional
shopping centers and commercial uses, duectly related to major throughways" Comprehensive
Plan, Major Commercial category, p 99 The Major Commercial category includes the
followuig relevant descnpnons, charactenstics and pohcies
Residentcal use in Major Commercial areas is not intended to be a high
priortty in thts category and may be Itmited to preexisting uses Certain
HE Findings, Conclusions and Decision ZE-53C-80 Page 9
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residentaal uses, partzcularly multzfamaly developments, may be
compatible through the use of proper screening and perf'ormance
standards
The Major Commercial Category wrll be composed of three different types
of commercial development shopping centers, highway and arterial
commercial strrps, and freeway commercial
The shopping centers are further broken down into three subcategories
(neaghborhood, communlty and regaonal) which relate to szze of szte, trade
area to be served and type of tenants wrthan the shoppang center ?'he
tenants range from supermarkets, drug stores and Laundromats to full-
line department stores, highly specaalized shops and professional offices
The consumer goods of j`'ered an strip development frequently daffer from
those found tn shopping centers Typtcal bustnesses found along a strzp
often include new and used car sales, fast food establishments, bars and
fruit/produce stands
Freeway commercial areas are usually made up of more specialized
commercial uses Freeway tnterchange areas are usually orzented to
single stops along the freeway for food, gas and lodgrng
Major Commerczal areas feature high-intensity uses The heavy
automobale traf,~'ic and the related congestaon may create pollunon
problems, especially along the commercial strip developments
The shopping center a.s a commercial development whzch a.s generally
designed, developed, operated and controlled by a single ownership, with
off-street parlang facalahes placed on the site to serve all of the
establishments rn the center The eenters may range rn siZe from 4 acres
with 30, 000 square feet of leasable floor space to over SO acres with
1, 000, 000 square feet of leasable floor space
Hzghway and arterial strzp commercial areas will usually be ntade up of
businesses on tndivtdual parcels clustered along a heavtly traveled street
or haghway, each providang o, fj`=street parlang Shopping is not done by
walking from one store to another, but rather ts of a sangle purpose
nature
Most commercial development wrll be on relatavely flat land and buildings
will be of a low profile Paved parking, streets and man-made structures
wall dominate the srte, with few natural features to be found
Landscapcng, screening, lighting, signage and other archttectural
treatment will provide for aesthetacally pleasing development
Pleasing aesthetac and archatechcral treatment of new development which
elzminates or as generally not characterued by sagnage clutter, provides
matntained landscapang, screens exterior storage, provides sujfzcient
setbacks and screens parking areas, should foster improved land use
compahbalzty with adjacent non-commerctal uses and should support
existrng and attract new viable commercial development
HE Findings, Conclusions and Decision ZE-53C-80 Page 10
r
Major Commercral areas require a full line of servtces and utilzhes
These tnclude service by, or commttment to, sanatary and storm sewers,
public water systerns and underground utilines such as telephone, gas and
electricrty Also avaalable will be paved and lcghted streets, parlang lots,
street maintenance, garbage collection and police and fire protection
In most cases intensive farming activities, mining and heavy rndustrial
uses would be incompatable with Major Commercial uses Ljkewrse, most
sangle famlly residenhal areas and schools would not be compatible
wathin the Major Commercaal Category unless proper screenang and
perfornzance standards are establtshed
Goa161 Promote development of commercial land in a manner whzch ts
complementary and compahble with adjacent land uses and the
surroundang environment
Objective 61 a Commercial developments should be buffered to protect
adjacent areas
Objective 61 b. Provade for aesthetacs of development along County
Arterials and State Highways or Freeways.
Decasaon Guideline 61 1 The best means of encouraging compatibality
between commercial uses and adjacent land use categoraes wzll be
accomplished by considering
a) orientahon of the structures and/or facilitaes of the proposal to
maintaan or improve upon the aesthetics and energy efficiency of all
areas a,,~`'ected by the proposal, and
b) provr.ston of bufferrng needs, and
c) provrsion of landscapang needs
Decasron Gutdelane 612 Buffertng or spanal separation between
proposed and eaashng uses should be required of a developer if
determined that the proposed development's physical characterishcs may
be objecttonable to future development on nearby lands
Decr..rion Guidelane 6 13 Provide for aesthetzc quality of physical
development and land use along nghts-of-way for Arterials, State
Highways and Freeways within the Urban Impact Area (UTA) of Spokane
County as follows
a) The rights-of-way as described above would be intended to have an
aesthetically pleasing vtew as seen by the traveling publrc and
adjacent property owners when they are developed with
commercaal uses
b) Standards regarding landscaping, signage, storage and
architectural treatment should be developed for uses located along
these rights-of-way
Objective 61 c Requzre developers to provtde sufficient land for off-
street parkcng at commercial srtes
HE Fmdings, Conclusions and Decision ZE-53C-80 Page 11
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Objective 61 d Encourage adequate circulation patterns and
commercial areas and provide planned access to public transat
Deccsion Gurdeline 615 Before commercial proposals are approved
they must
a) conform to plans, policies and regulations of County water, sewer,
storm sewer,
utality and special servrce dzstrtcts, and
b) identify and take steps to resolve adverse impacts upon exastang
water, sewer, storm sewer, utilaty, avarlable and future energy
resources, and special service district systems
Decisron Guidelzne 61 6 Before approvtng proposed commercial
developments, it should be determaned that
a) the proposal has adequate on sate areas for extshng and potential
parking and
storm dratnage control and
b) the proposal considers the Ympact upon exi.snng or planned
transportahon facalzties and conforns to County transportation
plarr.s and polacaes,
and
c) the proposal considers access to existing and planned publzc transat
and routes
Objective 6 I f Encourage multiple-use centers
Objecttve 61 g Encourage the clusterzng of commerctal uses that are
ortented toward the urban or regzonal market
Deci.sion Guideline 61 1 7. Multiple-use clustering proposals
complementary to exrshng and✓or proposed commercial development will
be poszhvely considered when such proposals accomplish the intent of
establi.shed County poltcies, standards and crateraa Some examples
anclude
a) shanng physical factlities such as angress and egress, parking
facalrtaes, sidewalks, signs, buffertng and landseaping facjlahes, or
b) providang cooperatave amenities zn landscaping and/or annovatzve
design features
Decision Guideline 61 9 Clusterang of uses, when it ancreases cost
effectzveness of utilttzes and/or transportatton will be the preferred
commercial development pattern
Objectave 61 j Consider small-scale convenaence stores and commercial
enterpreses adjacent to residential necghborhoods
Dectsaon Guzdeline 61 11 Residentaal communaty shoppang centers
should be based to serve between S and 10 resrdential nerghborhoods or
25, 000 and 50, 000 people
HE Findings, Conclusions and Decision ZE-53C-80 Page 12
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Deci.sion Guadeline 61 12 Regconal shoppang centers should be located
to serve between 4 and 8 restdentzal communrties, or 100, 000 to 200, 000
people
Decision Guideline 61 13 Stores and commerctal services establtshed
to serve resadents wzthin a few blocks' radius may be conszdered
compatrble, and therefore approprzate, when they are adjacent to
resadential land-use categories
Decision Gurdeline 61.14 Maantenance of any small-town tax base and
economic vatality should be a high przonty when malcang a land use
decrsion
d Transuortahon Section nohcies
The Transportahon section of the Comprehensive Plan contains the Artenal Road Plan
(ARP), wluch descnbes county artenals and divides them into the classes of Pnncipal Artenals,
Minor Artenals and Collector Artenals All other county roads are considered Loca1 Access
roads, under the Artenal Road Plan See Comprehensive Plan, Secrion 21
The ARP charactenzes a Pnncipal Artenal (without controlled access) as a 4 or more lane
(mcluding tunung lane), moderately fast facihty designed to pernut relatively urumpeded tra.ffic
flow between major traffic generators, such as the central business distnct, major shopping
centers, major employment d.istricts, etc Pnncipal Artenals are considered the framework road
system for the urbaruzed porhon of the county, and aze to be located on commwuty and
neighborhood boundanes The ARP indicates that rt is to be implemented through adopted
artenal road plan maps, adopted road standards, and the County's Six-Year Caprtal Improvement
Plan. Comprehensive Plan, p. 261
The Transportahon secnon encourages an adequate, efficient, safe, econonucal and energy-
conserving arterial system; one wluch provides convement access to homes, employment,
shopping, personal busmess and recreahon Decision Guideluie 214 2. Decision Guideluies
21.4.5 and 21.5 7 of the Transportarion sechon recommend that the function of existing and
future artenals be preserved by controlling land uses, parlang and direct access along the
artenals. Decision Guideluie 21.5.3 encourages land use planrung that mimmizes the need for
lugh capacity transportahon comdors, and encourages land uses in azeas that can take advantage
of the available capacrty af existYng artenal streets
Decision Guideluie 21 5.11 recommends pedestnan facihties that enhance the safety and
convemence of pedestnan travel and to provide access to neighborhood facilities Decision
Guideline 21 15 states that sidewalks should at a muumum be provided along all artenal roads
and all local access roads wluch lead to schools, parks and shoppuig distncts
The Artenal Road Plan recommends the early acquisihon of tlie prescnbed nght of width
for Pnncipal Artenals, though actual road construcrion within such nght of way may be
accomphshed in phases over time. Comprehensive Plan, p. 253 Decision Guidelme 21 13
states that the review of land use proposals should contain provisions for extensions, ahgnments
and adequate nght of way acquisihon for designated County Artenals.
HE Findings, Conclusions and Decision ZE-53C-80 Page 13
~
Objective 21 1.6 recommends that long-range widening requirements be considered in
developments adj acent to arterials and anticipated artenals, to allow for increased ttaffic volumes
caused by future developments Decision Guideluie 21 1 13 states that in selechng long-range
artenal improvements, consideration should be given to long-range unprovements at significant
locations where such unprovements will delay or e1iminate future lugh cost reconstruction The
policies of the Transportahon section further state that proposed development may be reqiured to
dedicate needed nght of way, or to wnden, or assist vn undening, existing transportation facilities,
all in accordance with estabhshed road design cntena and official maps Decision Guideline
21 17
The pnmary function of Local Access roads is to provide access to adjacent property and
dehver traffic to artenals Such roads are to be designed and located to provide converuent
access to residential lots, discourage flows of traffic through a neighborhood, and encourage
conhnuous or unobstructed flow of traffic from a neighborhood to a neighborhood Collector
Artenal Comprehensive Plan, p 247 and 260, and Decision Guzdeline 213 3.
Decision Guidelme 215.10 discourages "through" traffic from usin.g residential access
streets, and encourages malang residential neighborhoods more ariracrive to fanuly residents
The ahgnment and traffic control should encourage a slow, safe speed Tlus may be
accomphshed by uhlizing physical and traffic management techiuques such as offset
intersections, circle dnves, curviluiear street design and cul-de-sacs
3. Consistencv of nroiect with Comprehensive Plan, Countv Zomng Code and decision
cntena
The proposal is zoned Neighborhood Business (B-1) The purpose of the B-1 zone is to
allow for limited, small-scale neighborhood servuig retail and office uses as a means of
unplementing the Urban, Major Commercial and Suburban categones of the Comprehensive
Plan. Zomng Code 14 624.100
Within the Urban category, the size, number and locafaon of B-1 zones are luYUted so as to
meet neighborhood needs. Zomng Code 14 624.100. Such B-1 zones should be located in a
business cluster no larger than five acres in size, must have frontage on a Collector Artenal or
higher road classification not exceecimg 600 feet, and must be spaced at least one-half mile from
other B-1 zoned azeas. When located wholly within the Major Commerclal category, B-1 zones
are not subject to the area, frontage and location restnchons or recommendations that apply to
B-1 zones m the Urban category, although frontage on a Collector Arterial is stlll a requirement
See Zomng Code Chapter 16.624
The applicant seeks to develop professional offices, which is a pernutted use in the B-1
zone Since the zoning of the srte has already crossed over to B-1, the proposal is not subject to
the separation and location requuements for the B- i zone The srte nevertheless has direct access
along a Pruicipal Artenal, more than meeting the artenal road requirement of the B-3 zone
The transition policy of the Comprehensive Plan also favors approval of the proposed use
of the site B-1 zones wrtlun the Major Commercial category are intended to provide transition
between the Major Commercial category and less intense land use categones, and are usually
located within and on the fnnges of a Major Commercial category The Regional Business (B-3)
HE Finduigs, Conclusions and Decision ZE-53C-80 Page 14
/
zone and four-story hotel located north of the site penetrates much farther east than the current
site, and the proposal provides needed transition between such use and the single-family uses
located south of the site
The proposal, in conjunction wnth the offlce use to the east, also provides transition
between the Argonne Road/Mullan Road commercial comdor and the single-fanuly homes
further to the east While the proposed use of the site is not necessanly "neighborhood sernng",
its unpacts aze relatively small in scale relative to other uses that could be developed on the site
under the B-1 zone, or if the site were rezoned to a more intense commercial zone.
The proposal will be served by a high level of public services, includuig modern uhhtles,
public sewer and water, and public transit The site meets the cnteria for "fill-in development"
These features implement the Urban and Major Commercial categones
Area residents did not comment on the project The only concern expressed with regard to
the proposal was voiced by Dakotah Direct II, L L C("Dakotah Direct"), the lessee of the
property zoned B-1 located directly east of the site
The site plan of record dated November 1, 2000 illustrates relocation of tlie existang
dnveway that currently serves the office use on the Dakotah Duect parcel located to the east
The relocation would move the dnveway directly north of rts exisnng locarion on the site,
remove the curbs along the driveway's north and south borders, and move the dnveway's
entrance to Smto Avenue a short distance to the east, to a pomt just east of Stout Road The site
plan of record illustrates parking spaces on both sides of the relocated access The site plan
would allow parked cars and other traffic on the site to access the dnveway, along wrth the
property to the east.
Dakotah Duect mdicated that the driveway access is already congested, and expressed
concern that the site plan proposed by the current apphcant would worsen the problem Dakotah
Duect contended tha.t it has a 30-foot vvide driveway easement along the entire length of the
south boundary of the current srte, pursuant to the final binding site plan. Such party offered to
remove the north curb of the dnveway and share the dnveway with future traffic from the current
site, provided the dnveway access was widened to 43 feet at its current locarion opposite Stout
Road, a center dzvider was installed, and other related changes made Dakota Direct also agreed
to entertain shght vanahon to such modificahon wrth the County's approval. See letter dated
2-22-01 from Donald Beres, and attached revised access plan
The applicant offered to revise the site plan of record by leaving the dnveway and easement
access in its existmg location, includuig the location of the dnveway entrance to Sinto Avenue
duectly opposite Stout Road, eliminating the 9 parking stalls that would occupy the dnveway
between the entrance on Sinto Avenue and the east boundary of the site, and only removing a
portion of the north curb line to allow traffic from the current site to use the dnveway The
appucant subnutted a revised site plan dated 2-19-01, showing such revision. See letter dated
February 22, 2001 from Ron Maclae, and attached revised site plan dated 2-19-01
The applicant also offered to accept the shared dnveway proposal offered by Dakota Duect,
provided there was no delay to the current project or cost incurred by the applicant The
apphcant contended that Dakota Direct had recently mcreased the number of call center
HE Findmgs, Conclusions and Decision ZE-53C-80 Page 15
♦
employees since they first opened, and that Dakota Duect should be responsible for any traffic
congestion resulting from such increase The apphcant submitted a copy of a dnveway easement
recorded on September 9, 1997, grannng the owner of the adjacent land to the east an easement
for velucular and pedestnan traffic, and drauiage, over the east 152 feet of the current srte See
letter dated 2-25-01 from Dan Cantu, with attachments
The County Engineering conditions of approval for the current project requues the
applicant to subnut a parkmg plan and traffic cuculahon plan for the revlew and approval of
County Engineenng, obtain an approach pernut for any approaches to the County road system,
and submit road and access plans to the County Engineer for approva.l The County Road
Standards for Road and Sewer Constructron give the County Enguieer broad discretion over
access issues such as are presented, wnthul the scope of legai nghts that the applicant and Dakota
Duect have over the disputed dnveway In addition, the policies of the Comprehensive Plan
allow the Examiner to impose provnsions to ensure proper access for commercial properkies, both
in.temal and external
It is clear from the record that Dakota Duect has a dnveway easement for vehicular and
pedestnan access over at least the easterly 152 feet of the southerly 30 feet of the site The
current site plan would move the exishng dnveway and easement further to the north The
applicant has no legai nght to move the dnveway access sernng the Dakota Direct property
north of the 30-foot wide easement area, wrthout the approval of Dakota Duect
The current site plan would also move the existulg dnveway entrance further to the east,
placing most of the dnveway entrance farther than 190 feet east of Mullan Road This violates
the condihons of approval of the 1980 rezone, wluch required that access to Sinto Avenue from
the onginal rezone srte be hmrted to the frontage within 190 feet of Mullan Road The locahon
of the access dlrectly across from Stout Road, as rt currently exists, also reduces conflicts wnth
traffic tunung left at the mtersechon of Stout Road and Sinto Avenue
Neither the 1997 easement document nor the binding site plan approved m 1998 descnbe
the dnveway easement illustrated or discussed m such documents as exclusive At the same
tune, such documents do not place any limitations on the intensity of use of the respechve
dnveway easements by the property to the east for dnveway access Under Washuigton case
law, the applicant would be able to use the easement area as long as rt does not matenally unpalr
the function of the driveway as a means of access to serve the property to the east.
The dnveway provides the only means of general access for the property to the east to the
county road system. Placing parlcing stalls in the dnveway access obviously matenally unpairs
the existing easement. The apphcant's project can access the county road system via Mullan
Road, although a secondary access via Sinto Avenue may also be desirable
Whether the alleged intensificahon of use on the Dakota Direct property results in an
increase in traffic using the driveway easement, beyond the scope of the onginal grant of
easement, presents a legal issue which the Examiner declines to decide At first blush, this
contenhon by the applicant does not appear particularly persuasive to the Exanuner
HE Findings, Conclusions and Decision ZE-53C-80 Page 16
Y
The Examiner has requued that the site plan provide adequate access to the adjoining
parcels to the east through the 30-foot dnveway access located along the south boundary of the
current site, unless the parties otherwise agree to a different design The design of such access is
subject to the revlew and approval of the County Engineer, and the dnveway entrance must be
located entirely vvithin 190 feet of Mullan Road The applicant is prolubited from matenally
unpamng the adequacy of the dnveway access to serve the uses developed on the properties
located east of the site, subject to any deternunation by a court that the use of the dnveway
easement by such properhes exceeds its scope.
As condirioned, the proposal wdl not have any sigruficant land use unpacts on surrouncung
properhes and provides buffenug of the adjacent single-family uses from more intense uses The
proposal unplements the Comprehensive Plan, wluch is evidence of consistency with the pubhc
health, safety and welfare The proposal w11I likely provide employment opporturunes in the
area As condlboned, the proposal incorporates and implements the condihons of approval from
the 1980 rezone, and mEets or exceeds the development standards of the B-I zone No
deficiencies with apphcable land use regulattons were identified dunng the public hearuig
process
The procedural reqiurements of chapter 43 21C RCW and chapter 11 10 of the Spokane
County Code have been met The Heanng Examiner concurs with the Detennination of
Nonsigruficance (DNS) issuad by the Division of Builchng and Planning No comments were
received from pubhc agencies requestuig wnthdrawal of the DNS. The proposal as condihoned
will not have more than a moderate effect on the quahty of the environment
The Examuner sees no need for the applicahon to demonstrate changed condihons in
support of the a.pplication, since the 1980 rezone provided for site plan review at a pubhc
hearmg Changed conditions nevertheless support the proposed use of the srte, including the
extension of public sewer to the area, the creation of a one-way couplet for Argonne/Mullan
Roads, the increase in txaffic and commercial zoning and land uses along such comdor, the
approval of the change of condrtions to the east, and the designahon of the srte in the County's
intenm urban growth area boundanes
IV. DECISION
Based on the Findings of Fact and Conclusions of Law above, the above applicahon for a
change of condrtions apphcanon is hereby approved, subject to the condihons of the vanous
pubhc agencies specified below
Any changes to pubic agency condihons added or significantly altered by the Examiner are
italzcized
Failure to comply with the condihons of this approval may result in revocatton of this
approval by the Heanng Exanuner This approval does not waive the apphcant's obligation to
comply with all other requirements of other agencies wrthj unsdichon over land development
HE Findings, Conclusions and Decision ZE-53C-80 Page 17
♦
SPOKANE COUNTY DIVISION OF PLANNING
1. All conditions irrtposed by the Hearing Examiner shall be binding on the "Applrcant, "
which term shall include the owner(s), developer(s), and user(s) of the property, and thetr heirs,
asstgns and successors
2 The proposal shall comply with the Neighborhood Business (B-1) zone, the Aquifer
Sensihve Overlay zone, and other applicable provisions of the Spokane County Zoning Code, as
amended
3. The apphcant shall develop the subject property in substantial conformance with the
revrsed szte development ptarc dated February 19, 2001, sub,Ject to complaance with conditions of
approval and development regulattons Muior vanations, consistent with conditions of approval
and development standards, may be pernutted admmistratively by the County Division of
Planrung in accordance vvith Sechon 14.504 040 of the County Zorung Code All other revlsions
must be approved by the Heanxig Examiner, pursuant to a public heanng on a change of
conditions apphcation
4. Sate development shall not materaally impair the adequacy of the draveway along the south
boundary of the szte to serve the adjacent properttes to the east, provided the use of the driveway
by such adjacent properhes is within the scope of the draveway easement possessed by such
adjacent properties Such dreveway shall be preserved within the southerly 30 feet of the site,
subject to exrsting easement rights, unless relocated wath the agreement of the owners of such
adjacent properhes and approved by the County Engineer The drrveway entrance along Sinto
Avenue shall remain or be placed enttrely withan 190 feet of Mullan Road
5 A specific landscape plan, planting schedule and provisions for maintenance acceptable to
Planning Duector/designee sha11 be submitted with a suitable mstallation guarantee for the
project pnor to release of building permits Landscaping shall be installed and maintauied so
that sight distance at access pouits is not obscured or unpaired
6. Approval is required by the Division of Planrung Duector/designee of a specific lightuig
and sigrung plan for the descnbed property prior to the release of any buildmg pernuts. Lightuig
shall comply with Section 14 810 180 (Illummanon)
7 The Division of Planrung shall prepare and record with the Spokane County Audrtor a Title
Notice, notmg that the property in question is subject to a vanety of special conditions unposed
as a result of approval of a land use achon Tlus Trtle Nohce shall serve as pubhc notice of the
conditions of approval affechng the property in question The Title Notice should be recorded
wnthin the same time frame as allowed for an appeal and shall only be released, in full or in part,
by the Division of PlanYUng The Trtle Nohce shall generally provide as follows
"The parcel of property legally descnbed as [legal descnprion] is the subject of a land use
acrion by the Spokane County Heanng Examiner on March 6, 2001, imposing a vanety of
special development conditions File No ZE-53C-80 is available for inspechon and copying in
the Spokane County Division of Planning "
HE Findirigs, Conclusions and Decision ZE-53C-80 Page 18
I
8 The Division of Planning shall file with the Spokane County Audrtor, witlun the same time
frame as allowed for an appeal &om the final d.isposihon, includmg lapsulg of appeal penod, a
Title Notice, wluch shall generally provide as follows
"Pnor to the issuance of any builduig permrt for any builduig or any use on the properiy
described herein, the apphcant shall be responsible for complying with the provisions of the
Zonuig Code for Spokane County, Sechon 14 706 (Aquifer Sensitive Area Overlay Zone). The
property which is the subject of this nobce is more particularly descnbed as follows (insert legal
descnphon) "
10 A filed avigahon easement satisfactory to the Manager of Felts Field shall be provided
pnor to issuance of any bwlding pernuts.
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to release of a bnilding permit or use of property as proposed:
1. Access permits for approaches to the County Road System shall be obtauned from the
County Engineer.
2 The apphcant shall submit road, drainage and access plans for approval by the Spokane
County Engineer
3. A Professlonal Enguieer, hcensed in the State of Washington, shall submlt final drainage
plans, a drauiage report and calculations that conform to the 1999 Spokane County Standards for
Road and Sewer Construction, the current edition of the Spokane County Guidelules for
Stormwater Management, and a11 other standards and laws that are apphcable. Final drainage
plans and a dralnage report shall receive the County Enguieer's acceptance, pnor to release of a
construction or builduig pernut.
4. A pazki.ng plan and traffic cuculahon plan shall be subnutted and approved by the Spokane
County Engineer. The design, location and arrangement of pazking stalls shall be m accordance
with standazd engineering practices. Paving or surfacmg as approved by the County Engineer
will be reqtured for any porhon of the project wluch is to be occupied or traveled by vehicles
5. The construction of the roadway unprovements stated hereul shall be accomphshed as
approved by the Spokane County Engmeer
6 The County Engmeer has designated a Local Access Roadway Section for the unprovement
of Sinto Avenue which is adjacent to the proposed development This will require the
installation of asphalt equal to 20 feet from the centerhne along the frontage of the development
Curbing and sidewalk must also be constructed
7. All reqtured improvements shall conform to the current State of Washuigton Standard
Specificahons for Road and Bndge construction and other apphcable county standards andJor
adopted resolutions perta.irung to Road Standards and Stormwater Management m effect at the
date of constructzon, unless otherwise approved by the County Engmeer
HE Finduigs, Conclusions and Decision ZE-53C-80 Page 19
t
8 Roadway standards, typical roadway sechons and drainage plan reqturements are found m
Spokane County Resolution No 99-0265, as amended, and are applicable to this proposal
9 No construction work is to be performed witlun the existing or proposed nght of way unhl
a permit has been issued by the County Engineer All work wrthin the public road nght of way is
subject to uispection and approval by the County Engineer
10 All required construction witlun the exishng or proposed public nght of way is to be
completed pnor to the release of a building pernut or a bond in an amount estimated by the
County Engineer to cover the cost of construchon or unprovements shail be filed with the
County Engineer
11 The applicant is advised that there may exist uhhties either underground or overhead
affecting the apphcants property, includuig property to be dedlcated or set aside future
acquisition Spokane County will assume no financial obhgation for adjustments or relocation
regazding these uhlihes The apphcant should check wrth the applicable utalines and Spokane
County Enguieer to determine whether the apphcant or utility is responsible for adjustrnent or
relocation costs and to make arrangements for any necessary work
12 The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
SPOKANE REGIONAL HEALTH DISTRICT
1 The sewage disposal method shall be as authonzed by the Duector of Urilihes, Spokane
County
2 Water service shall be coordinated through the Duector of Utilihes, Spokane County
3 Water service shall be by an existuig pubhc water supply when approved by the Regional
Enguieer (Spokane), State Department of Health
4 A pubhc sewer system shall be made avallable for the project and individual service vcnll be
provided to the tract. Use of an individual on-site sewage disposal system shall not be
authonzed
5 The use of pnvate wells and water systems is prolubited
SPOKANE COUNTY DIVISION OF UTILITIES
1 A wet (hve) sewer connectton to the area-vvide Pubhc Sewer System shall be constructed
A sewer connechon pernut is required Commercial developments shall subnut lustoncal and or
estunated water usage, pnor to the issuance of the connechon permit in order to estabhsh sewer
fees
2 The applicant shall submrt expressly to Spokane County Division of Utilities, "under
sepazate cover", only those plan sheets showing sewer plans and specificanons for the public
HE Findings, Conclusions and Decision ZE-53C-80 Page 20
sewer connections and facilities for review and approval Commercial developments shall
submrt histoncal and or estunated water usage as part of the sewer plan subnuttal
3 Sewer plans acceptable to the Division of Utilities shall be submitted pnor to the issuance
of the sewer connechon pernut
4 Arrangements for payment of appucable sewer charges must be made pnor to issuance of
sewer connechon pernut. Sewer charges may mclude special connection charges and general
facilrties charges Chazges may be substantial dependuig upon the nature of the development
5 Any water sern.ce for this project shall be provided in accordance with the Coord.inated
Water System Plan for Spokane County, as amended.
DATED tlus 6`" day of March, 2001
SPOKANE COUNTY HEARING EXAMINER
xi' r 2,0p~
Mic el C Dempsey, WSBA #
NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolution No 96-0171, the decision of the Heanng Exarruner
on an apphcahon for a change of conditions is final and conclusive unless wrthin twenty-one (21)
calendar days from the issuance of the ExarYUner's decision, a party with stancung files a land use
pehtion m supenor court pursuant to chapter 36 70C RCW Pursuant to chapter 36 70C RCW, the
date of issuance of the Hearing Exanuner's decision is three (3) days after rt is mailed.
This Decision was malled by Certified Ma11 to the Apphcant, and to other parties of record by
first class mail, on March 6, 2001 The date of issuance of the Heanng Exanuner's decision is
therefore March 9, 2001. THE LAST DAY FOR APPEAL OF THIS DECISION TO
5UPERIUR COURT BY LAND USE PETITION IS MARCH 30. 2001.
The complete record in this matter, includulg this decision, is on file dunrig the appeal penod
with the Office of the Heanng Exanuner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washuigton, 99260-0245, (509) 477-4790 The file may be wspected
during normal working hours, hsted as Monday - Fnday of each week, except hqlidays, 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 Fmdings, Conclusions and Decision ZE-53C-80 Page 21
T ~ .
ProjectStatus Act,vC L1vulNEER'S RE'ViE«' SHEr- .
As Built Plans Rcceived Rezone I' Ile ZE-0053 C- 8V
Road Plans Approved Companion Files:
New Road Standards 5-15-95 Mylar
Related Files:
ticaring: 02/14/2001 9:04 Building Dept
'Cechnical Review: 01/11/2001 2:15 ~
I Har~ L,i L: i:.! I'I.:.
Preliminarv Review: 1'ype: -
_i Large Lot Bid :,L{L:J:
Datc Received: 12/29/2400
No. i.iits: No. .
Project Name B-1 CHG OF COND SITE PLAN APPRON'AI. 2 STORl' nFF1C'E RLI)G
Site AdJress W. LOCUST, S. M1SSlON, E. RIULLAN, N. SIN'f(
ApplicAnt Dan Cantu Conditians Mailed: 11 • ~2.- ~ -OL
CAN'tU (NVESTMLNTS LLC Flood Zonc No
15504 N. Chronicle Ct Water Sourcc:
MEAD, WA 99021-
Sewer Source
Phone (509) 755-7j59
School Dist 3, r)
i
Fire Dist I
Phone Dist
Architect
Ron Mackic
ARCHITECCUR:\L VFN I VIZE:S
9802 E. Mission
tiPOK.4NL-. WA 99_00
Phoi1C
[iuilJIMs {'h: 477-1671~ I'lanninL I'il: 477_„0 Contact: II\1 f:1[X
Date Submitted Descriptiun t►~ic~,~l~
Eng Need Technically Complete Eng Necd I larvard Rd Mitigat,
Eng Need Drainage Pians Eng Need TratTic Analysis
Eng Agree Pay Cees Received Eng Final Piat Fees Completed
Eng Agree Priority Fees Received 12/22/2000 Cng I'relim Plat Fees Completc.'
Nutice tu Pul,lic 'Notice to I'uhliC : 1 ? 4 C, ('i;i~iplct.il - nr Ntt:di to~ he
[)c;i2n [kviation DatL; (In-Out)
Hearing Date Decision App Ucn Cond Ar il~ Appealed ta BCC Decision App Uen Cond App';
Appealed to Court Decisinn Stamped Mylars to Secretary (San. i
j ! Stamped 208 Lot Plans to Secretar)
~"k-JINEER'S REVIEW SHELi
Project Status Active
As Built I'lans Reccived Rezone Fite Zi',-0053C-80 'go ~
Road Plans Approved
Companion Files:
New Road Standards 5-15-95 Mylar
Related Eiles: ZE-0053-80
tiearing: Building Dept:
Technical Revicw: 01l11/2401 2:15 -
Harvard Rd Plan
Preliminary Review: Type:
Date Received: 12/29/2000 Large Lot E31dg. Square Feet
No. Lots: No. Acres:
Project Name B-1 CHG OF COND SITE PLAN APPROVAL 2 STORY OFFICE B1.DG
Site Address W. LOC'UST, S. MISSION, E. MULLAN, N. SINTO,
applicant Range-To%timship-Section: 44 - 25 - 17 PARCEL(S): (first 20)
Dan Cantu Conditions Mailed: 45172.0752
CANT'U INVESTMENTS LLC Flaod Zone Nn
15504 N. Chronicle Ct Water Source
MEAD, WA 99021-
f'hone (509) 755-7559 Sewer Source
Schoal Dist 363
E=ire Dist 1
Phone Dist
Architect
Ron Mackie
ARCH17'ECTURAL VENTURES
9802 E. Mission
SYOKANE, 'A'A 99206
Phonc (509) 922-5287
BuilJing Ph: 477-3675 / Planning Ph: 477-2205 Cantact: 11M (=ALK
Date Submitted Description Initials
Eng Need Technicalty Complete Cng Need Harvard Rd Mitigatian
Eng Need Drainage Plans Eng Need Traffic Analysis Lng Need Other
Eng Agree Pay Fees Received Eng Final Plat rees Completed
Capy to Accounting
Eng Agree Priority Fees Received 12/22/2000 Eng Prelim Plat Fees Completed
! j Notice to Public / Notice to Public # 1 3 4 6 Completed - or Needs to be signed
Dcsign Deviation Datcs (In-Out)
l l - l l i i - l ! ! - ' !
Bon-a quantics f-r-
drainage item calculated
Hearing Date Decision App Den Cond Appld BCC
Appealed to BCC Decision App Den Cand Appld Court
Appealed to Court Decision App Den Cond Appld
/ j Stamped Mylars to Secretary (Sandy)
/ / Stamped 208 Lot Plans to Secretary (Sandy)
j ~ . .
• ~
~
STAFF REP4RT TO THE HEARING EXAMINER
i~ ZE-53C-80
DivisioN oF PuAiN
NN G
SPOKAISM COUNTY
HEARING DATE February 14, 2001 at 9 00 a m FILE # ZE-53C-80
PROJECT PLANNER. Jim Falk, AICP
Associate Pianner
PROJECT DESCRIPTION Sde Pian Review for an office buildmg m the Neighborhood
Business (B-1) zone as required by the onginal condilhons of
approval for zone reciassification, ZE-53-80
Project Data
ProJect Location: The project sde address is 1410 N Mullan
Road Generally tocated north of and adjacent
_ to Sinto Avenue and east of and adjacent to
- - Mullan Road m the NV1/ % of Section 17,
_ Township 25 North, Range 44 EWM
Parcei Number - - - ; , _ 45172 0752
Owner: Dan Can#u (Cantu Investments, LLC)
-y 15504 N Chronicle Ct , Mead, WA 99021
Agent: Ron Mackey
9802 E Mission St, Spokane, WA 99206
Gomprehensive Plan Urban
Designation:
Extsting Zanina: ' Neighborhood Busmess (B-1)
Existing- Land Use:= - Undeveloped
Surraunding Zonir~§*rtd-=Land qses: - -t _ ~
- - : _North;, Neighborhood Business (B-1)
f
• South:,-- _-Neighborhood 6usmess (B-1) and Urban
Residential-3 5 (UR-3 5)
East: Neighborhood Business (6-1) and Regional
Busmess (B-3)
• West; Neighborhood Business (B-1)
Known Land Use Proposals and The only recent land use action in the area east
Recent Project Approvals in the of Mullan Road is ZE-53A-80, a site plan review
Area of this Project~, for an office buildmg in the Neighborhood
Business (6-1) Zone as required by the ongmal
conditions of approval for zone reclassfication
The most recent zone reclassification m the area
was ZE4-97, a zone reclassification from B-1
and UR-3 5 to Regional Business (B-3) located
on the south side of Smto across Mullan Road
1 • ~ `
R
~
. - ~ southwest of the project site, ZE-47-84, a rezone from Agricultural Suburban (AS) to Local
Busmess (now classified B-1) located at the
southeast corner of Muilan Road and Smto
Avenue west of the project site Actions west of
Mullan Road mclude ZE-47-97, a zone
reclassification from Neighborhood Business (13-
1) to Regional Business (B-3) located west of
and adjacent to Mullan Road, ZE-5313-80, a
change in conditions request, pertaining to the
neighboring eastem parcel was denied in 1997
Land Division Status; The project site is Parcel "C° of BSP-59-57 recorded June 12, 1998
79horeffne Designation: NofApplicable
-Wa-ter Purveyor: -Wiaern Electnc ater Company
-Sewage Disposai: -Spokane County Sanitary 5ewers
--Nre ~listricf#: -~=ire bistnct-91
Schoo( District: West Valiey School Distnct #363 Nearesta Arterial and Distance: Project site fronts on Mullan Road, a Primary
Arteria!
Neighborhood Association: None
• This proposal is located mside the Intenm Urban Growth Area (IUGA)
• This proposal is located mside the Public Transportation Benefit Area (PTBA)
• This proposal is located outside the 1000' notification boundary of designated Naturai
Resource Lands
GMA/Cntical Areas
Aquifer Recharge Area: --~-Subject property is located mside the
Aquifer Sensdive Area (ASA) Overiay
_ Zone
_Fis1h & Wildlife Habitat Conservation None illustrated on the Spokane County
Areas: Cntical Area Maps.
Floodplain: _ None illustrated on the Spokane County
Crrtical Area Maps
Geolaaicaily Wazardous: None illustrated on the Spokane County
Cnticai Area Maps
Wetlands: None illustrated on the Spokane County
Critical Area Maps or Wetland Inventory
Maps
SEPA
• DNS issued on December 29, 2000
• Comment penod ended January 13, 2001
Noticinq
Published Spokesman Review legal notice section on January 26, 2001
ZE-53C-80
Staff Report - February 14, 2001 Pubhc Heanng
2
~ . . ~ l
Deadime by which notice must be mailed to property owners withm 400 feet of the project site
was January 29, 2001
Deadtine by which notice must be posted on the subJect property was Januarq 29, 2001
1724 Compliance Dates
Application Accepted (Counter Compiete) December 27, 2000
Technically Complete / Determmation of Compieteness issued January 11, 2001
Date Notice of Decision is Due May 10, 2000
Reviewing A encies
11 agencies were notified on 12-29-2000 and 9-18-2001 Comments were due on 1-11-2001 and
1-31-2001
Agencies Notified Response Date Agencies Notified Response Date Received Received
Spokane County Yes 1-12-01 Modern Electnc Water No
Division of Engineenng 1-26-01 Company
and Roads,
Transportation
Spokane County Yes 1-2-01 Fire District No 1 Yes 1-9-01
Division of Engmeenng,
Development Services
Spokane County Yes 1-25-01 Spokane Regional Yes 1-11-01
Division of Utilities- Health Distnct
Sewer
Spokane County No Boundary Review No
Division of Utildies- 8oard
Stormwater
West Valley School No Spokane Transit No
Distnct #363 Authonty
Washington State No Spokane County Air Yes 1-19-01
Dept. of Transportabon Pollution Control Auth
Responses from the Public
No letters were received from nearby property owners or from other members of the pubiic as of
the date of this report
Agency Comments:
Agency comments are in the form of recommended conditions or specify no comment
Description of the Site: The site is approximately 1 14 acres m size, relabvely flat in topography,
and undeveloped A large office complex was recent{y constructed on the parcel of land adjacent
to and east of the proJect site along wdh associated pariang and landscapmg Access to said
neighbonng office complex is provided by a pnvate dnveway, which begins at the project site
opposite Stout Road and extends easteriy across the project site frontage with Smto Avenue for
approximately 170 feet to said office complex The project sde was created as a resuit of the
approval and recordmg of binding sde plan BSP-59-97 and is identified as parcel C Said BSP
was approved by the DNision of Plannmg and divided a 4 62 acre parcel mto Parcels A, B and C
The westedy 2 parcels B and C are each 1 14 acres and front on Mullan Road The project site is
bounded on the west by Mullan Road, which is designated as a Principal Artenal in the County
Artenal Road Plan The project srte is bounded on the south by Sinto Avenue Sinto is
designated as a Local Access street by the County Artenal Road Plan
ze.ssc-so
Staff Repcrt - February 14, 2001 Public Hearing
3
. . ~
i ~
Background: A zone reclassification, ZE-53-80, from Agnculturai Suburban (AS) to Local Business
(LB) for a retail center on this site was approved by the Board of County Commissioners (BOCC) on
December 1, 1980 The BOCC attached the foilowing condition to this approval
"The specific development pfan will be submitted for Heanng Examiner Committee review and
approval prior to issuance of building permds "
The previous zone classification of Local Business (LB) crossed over to Neighborhood Business (B-1)
on January 1, 1991, with the implementation of the Spokane County Zonmg Code and Crossover
Zonmg Matnx As mentioned above, BSP-59-97 created the project sde as well as the 2 neighboring
parcels north and east of the proJect site WAM Enterpnses developed a 2 story, 23,300 square foot
office buildmg on the neighbonng eastem Parcel A The project proponent has purchased the western
project site and desires to construct an 8,031 square foot ofFice building with associated parking,
landscaping and drainage areas Essentiaily, the land use policy issue was settied when the rezone
was granted by the Board of Commissioners m 1980 While not stated in the Board's findings it is
assumed by the Divisron of Planning that the purpose for requiring Heanng Exammer Committee
Review of the site specific development plan is to assure that the project is developed in a manner
that minimizes conflicts with vicmity land uses and to ensure applicant compliance with the applicable
ordiances The public heanng record on the reclassification (ZE-53-80) shows that the project was
opposed by nearby residents The applicant has applied for a buildtng permit for the office building
Surrounding Conditions: The site fronts along Sinto Avenue, and Stout Road terminates along
the south side of Smto Avenue directly across from the project site The Mullan Road/Argonne
Road couplet west of the site compnses a major traffic and commercial corndor through the
Spokane Valley Area Interstate 90 is located a few blocks north of the site, and has an
mterchange at Argonne Road/Mullan Road The land north of the site is zoned Regional
Busmess (B-3), and a large Holiday Inn was recently constructed on such land The land
between Stout Road and Mullan Road, fronting along the south side of Sinto Avenue, is zoned B-
1 The land lymg south of Sinto Avenue, east of Stout Road is zoned Urban Residential-3 5(UR-
3 5) and improved with smgle family residences
Site Plan: The project srte plan proposes the construction of a two (2) story 8,031 square foot
office budding Access to the site will be by the existing access to Smto Avenue A new access to
Mullan Road will be developed Approximately 76 paved off-street parking spaces vinll be
provided and approximateiy 28% of the project sde will be landscaped as required by the County
Zornng Code Bwiding coverage wiil be approximately 16% of the proJect site and paving vnll
cover approximately 46% of the project site A five (5) feet wide stnp of Type III landscaping wili
be provided adjacent to Smto Avenue and Mullan Road A 14 feet high monument type sign is
proposed on the southwest comer of the site near the intersection of Smto Avenue and Mullan
Road Extenor lightmg vinli be provided maintaming I footcandle lighbng to all areas The project
proponent submitted a drainage plan for the project and it has been approved by the County
Engineer's Office
Staff Analysis:
The County Comprehensive Plan: The project site is located in the MaJor Commercial category
of the Comprehensive Plan The MaJor Commercial category is intended to provide the
opportunity for development of commercial uses, specifically community and regionai shoppmg
centers and commercial uses, directly related to major throughways Major Commeraal areas
feature high-intensity uses Heavy automobile traffic and related congestion may create pollution
problems, especially along commercial stnp devetopment Artenal stnp commercial development
wdl usually be made up of busmesses on mdividual parcets clustered along heavily traveled
ZE-53C-80
Staff Report - February 14, 2001 Pubtic Hearing
4
• s
t 4
s#reets or highways, each providmg off-street parking. Shopping is not done by walking from one
store to another but rather is of a singie-purpose nature
Most commercial development mnll be on relatively flat land and bwldings will be of a low profile
Paved parwng, streets and man-made strurxures wili dominate the site with few natural features
to be found Landscaping, screenmg, lighbng, signage and other architectural treatment will
provide for aesthetically pleasmg development The proJect site is located adJacent to a heavily
traveled Pnmary Artenal and is relatively flat The applicant is proposing off-street parking,
landscaping, lighting and signage consistent wrth the requirements of the Spokane County Zoning
Code Also, public sewer and water service will be provided. Stormwater improvements will be
provided consistent with the County Stormwater Management Gwdelines As stated above, the
existing zone and site plan of record is consistent with and implements the Spokane County
Comprehensive Pian
The property is also Iocated within the Interim Urban Growth Area (IUGA) boundary established
by County Resolution 97-0321 The Resolution encourages urban growth and development and
higher intensities of land use in the IUGA The proposal is consistent with the requirements of
said Resolution
Zoning: A zone reclassification, ZE-53-80, ftom Agncultural Suburban (AS) to Local Busmess
(LB) for a retail center on this site was approved by the Board of County Commissioners on
December 1, 1980. The previous LB designation was changed to Neighborhood Business (B-1)
as a result of the implementation of the Spokane County Zonmg Code and Crossover Matrix on
January 1, 1991 The purpose of the B-1 zone is to allow for timited, smali-scale neighborhood
servmg retail and office uses as a means of implementing the Urban, Major Commercial and
Suburban categones of the Comprehensive Plan Section 14 624100 (B-1 Zone) of the Spokane
County Zonmg Code specifies that B-1 zones should be m a business cluster no larger than five
acres in size, with frontage on a Collector Artenal or higher road classifcation not exceeding 600
feet, and spaced at least one-half mile from other B-1 zoned areas. When located wholly mnthin
the Major Commercial category, B-1 zones are not subject to the area, frontage and location
restnctions or advisements that apply to B-1 zones in the Urban category, although frontage on a
Coliector Artenal or higher road ciassffication is stili a requirement
Section 14 624100 specifies that the general charactenstics of ali B-1 Zone areas mciude paved
roads and sidewaiks, public sewer and water, and a full Ime of public services mcluding manned fire
protection and public transd Public sewer and water services are available to the proJect site as well
as mass transit service. Adddionally, fire and police protection services, solid waste pickup,
telecommunrcation and power services are also available to the project sde
In 1996, Spokane County replaced the hearing exammer committee system with a heanng
examiner systern, pursuant to the Spokane County Ordinance (County Resolution No 96-0171).
The Hearing Exammer Ordinance vested the County Heanng Examiner with the authonty to hear
rezone and change of condition applicabons Smce site plan review by the Heanng Examiner
Committee was required in ZE-53-80 as a condition of approval, the Heanng Exammer is the
proper body to review the site plan submitted by the appltcant in Planning Division File No ZE-
53C-80 Since the Heanng Examiner Ordinance and Zornng Code 14 504 040 vest the Heanng
Examiner with authonty to review a site plan only after conducting a public heanng, the Division of
Planrnng propedy processed the cuRent appiication as a change of condition application, subject
to a public hearing and neview. A public heanng review of a detailed srte plan on ZE-53C-80 is
also appropnate considenng that the 1980 nezone, ZE-53-80, was opposed by neighbonng
property owners, and the Board of County Commissioners imposed special conddions to protect
neighbonng property owners from the impact of future site development
ZE-53C-80
Staff Report - February 14, 2001 Public Heanng
5
~ .
The Board of County Commissioners attached 3 conditions to 1980 approval of the reclassification
ZE-53-80 approval The proposed project is consistent with conddions 1 and 3 Condition 2 which is
the subject of this report reads as foilows .
2 The specific development plan will be submitted for Heanng Examiner Committee review and
approval prror to issuance of buiidmg permits
The followng is an analysis of the proposed project's compliance with the B-1 Zone minimum
development standards
Srte Plan Zoninq Compliance Data
Proposed ReQuired
Building Coverage 16% 50% maximum
Lot Size 1 14 acres 5000 square feet
Lot Frontage 159 5 feet 50 feet
6uilding Height 32 feet 35 feet
Landscaping
West Boundary 5 feet Type ill 5 feet Type III
South Boundary 5 feet Type III 5 feet Type I I I
North Boundary None None
East Boundary None None
Budding Setbacks
Front yard (Mullan Rd ) 98 from lot line 25' from lot Ime/65' from rd centerlme
Flanking yard (Sinto Avenue) 77' from lot line 35' from Iot lme/65° from rd centedine
Side yard (north side yard) 12' from lot line 0' from lot Ime
Rear Yard (east boundary) 79' from lot line 15' from lot line
Parlang 76 spaces 38 spaces
The proJect sde is located in the Felts Field Airport Overlay Section 14 702 060 of the Spokane
County Zornng Code requires the applicant to grant an avigation eas6ment to Felts Field, and
such easement must be recorded in the County Auddor's Office The sde plan of record generally
meets and/or exceeds the minimum development standards of the Netghborhood 6usmess (B-1)
Zone
Subdivision The proJec: sde is Parcel C of Binding Sde Plan BSP-59-97 recorded June 12,
1998 The site plan is m compiiance with the Division of Pianning requirements on the recorded
BSP This conclusion assumes that all recommended conditions of approval are met
Staff Summary: The change of conditions application proposes the proJect sde plan for the
constn.tction of a 2 story 8,031 square foot office buildmg The sde pian is submitted for review to the
County Hearing Examiner pursuant to a zone reclassification, ZE-53-80, condition of approval The
site pian is consistent with the County Comprehensive Plan and Spokane County Zoning Code
provided the applicant demonstrates compliance wdh all recommended conditions of approval
ZE-53C-80
Staff Report - February 14. 2001 Public Heanng
6
♦i
1 <<` ~
Attachments
A Maps
• Vicinity Map •l
• Stte Plan Map _
• ComprehensNe,Plan
• Zoning
B Recomrnended Conditions of Approval
C Agency Comments
,
ze=ssc=so
Staff Report - Februaryrl4. 2001 Pubpca Heanng i
7 `
. fATTACHMENT, A
MAPS
'VICINITIf MAP
SITE DEVELOPWIENT PLAN
COMPREHENSII/E PLAN MArP
ZOIVING WIflP
. • e
Z&53C-80
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......N....N. Subject Property wkhM IUOA. -i Subjeat Property within UTA
Sublect Procertv within PS8A. Subjed Properhr within ASA.
Z&53C=80 •
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ATTACHMENT B
CONDITIONS OF APPROVAL.
. ,
~ RECOMMENDED CONDITIONS OF
APPROVAL FOR ZE-53C-80
.
.
DIVISION OF PLANNING
SPOKAbfi coul%uy
I The proposal shall comply wdh the Neighborhood Business (B-1) zone, as amended
2 The applicant shall develop subject property in stnct accordance with the site
development plan presented to the Hearmg Body Mmor vanations, when approved
by the Planning Director/designee, may be permitted, including, but not limited to
buildmg location, landscape plans and general al(owable uses of the peRnitted zone
All vanations must conform to regulations set forth in the Spokane County Zoning
Code, and the original intent of the development plans shall be mamtamed
3 A specific landscape pian, pianting schedule and provisions for mamtenance
acceptable to Planning Director/designee shall be submitted with a sudable
installation guarantee for the project pnor to release of building permds Landscaping
shall be installed and maintamed so that sight distance at access points is not
obscured or impaired
4. Approval is required by the Planning DirectoNdesignee of a specif c lighting
and signing plan for the descnbed property prior to the release of any budding
permds. Lightmg shall comply with Section 14 810 180 (Illumination)
5 The Planning Division shall prepare and record with the Spokane County
Auditor a Title Notice notmg that the property in question is subject to a vanety of
special conditions imposed as a resuft of approval of a land use acbon. This T'iOe
Notice shall serve as public notice of the conditions of approval affecting the property
m question The T'~tle Notice shouid be recorded wrthm the same time frame as
allowed for an appeal and shall only be released, in full or in part, by the Dwision of
Planning The Title Notice shall generally provide as follows
"The parcel of property legally descnbed as (insert legal descnption from fiie
number ZE-53C-80)) is tiie subject of a land use action heard on February 14,
2001 by the Spokane County Hearing Examiner, jmposing a vanety of special
development conditions File No ZE-53C-80 is available for inspection and
copymg in the Spokane County Division of Planning "
6 The Spokane County Division of Planning shali file with the Spokane County Auditor,
wdhin the same time frame as allowed for an appeal from the final disposition,
including lapsing of appeal penod, a Title Notice, which shall generally provide as
follows
• r .
"Pnor to the issuance of any building permit for any building or any use on the
property descnbed herem, the applicant shall be responsible for complying with the
provisions of the Zonmg Code for Spokane County, Section 14 706 (Aquifer
Sensitive Area Overlay Zone) The property which is the subject of this notice is
more particulariy descnbed as follows "(msert legal description from Planning
Division File number ZE-53C-80)"
7 All conditions imposed by the Heanng Examiner shall be bindmg on the "Applicant,"
which term shall mclude the owner or owners of the property, heirs, assigns and
successors
8 A filed avigation easement satisfactory to the Manager of Felts Field shall be
provided pnor to issuance of any building permits
.
` r
r
u
A7TACHMENT C
AGENCY COMMENTS
1
Spokane County Public Work, . . Page 1 of 2
Falk, Jim
From: Baldwin, Greg
Sent: Friday, January 12, 20013 38 PM
To: Faik, Jim
Subject: Z-53C-80-TReview-01-11-01 doc
OFFICE 4F THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax
lawfi _ _ i ~ .L509)477-2243 ~
&O"Caumy "ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO: Spokane County Buiiding and Planning Department
FROM Division of Engineenng & Roads
DATE. January 12, 2001 WAM tL.-.~
PROJECT: Mullan Centre - Office Building JAIN I i2pQ'1
FILE ZE-53C-80
Heanng Date PIUISIQN OF IPUWtVlNG
-
Review Date January 11, 2001
Sponsor/Applicant. Dan Cantu (Cantu Investments, LLC)
Sectian Township Range. 17-25-44
Planner Jim Falk
Technical/Review Date• January 11, 2001 @ 2• 15p
The Spokane County Engineering Department has reviewed the above referenced
appiication. 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 of a building permit or use of properly as proposed:
1. Access permits for approaches to the County Road System shall be obtained from
the County Engineer.
2 Applicant shall submd for approval by the Spokane County Engineer road, drainage
and access plans.
3 A Professionat Engmeer, licensed in the State of Washington, shall submd final
drainage plans, a drainage report and calculations that conform to the 1999 Spokane
County Standards for Road and Sewer Construction, the current edition of the
Spokane County Guidelines for Stormwater Management and all other standards and
laws that are applicable Final drainage plans and a drainage report shall receive the
County Engineers acceptance pnor to release of a construction or building permit
4 A parking plan and traffic circulafion plan shall be submitted and approved by the
Spokane County Engineer The design, location and arrangement of parking stalls
shall be in accordance wdh standard engineenng practces 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 vehrcles
5 The construction of the roadway improvements stated herein shall be accomplished
as approved by the Spokane County Engineer.
O1/17/2001
Spokane County Public Work, Page 2 of 2
6 The County Engineer has designated a Local Access Roadway Section for the
improvement of Sinto Avenue which is adjacent to the proposed development This
will require the instaliation of asphalt equal to 20 feet from the centerline along the
frontage of the development Curbing and sidewalk must also be constructed
7 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other appiicable county standards
and/or adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless otherwise approved by the
County Engineer
8 Roadway standards, typical roadway sections and drainage plan requirements are
found in Spokane Board of County Commissioners resolution 99-0265 as amended
and are appiicable to this proposal
9 No construction worfc is to be performed within the existing or proposed right of way
until a permit has been issued by the County Engineer All work within the public road
right of way is subject to inspection and approval by the County Engineer
10. All required construction wdhin the existing or proposed public nght of way is to be
completed pnor to the refease of a buiiding permit or a bond in an amount estimated
by the County Engineer to cover the cost of construction or improvements shall be
filed wdh the County Engineer.
11. The appiicant shouid 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 regardmg these utilities. The applicant should check with
the applicable uti(ities 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
12 The applicant shall grant applicabte border easements adjacent to Spokane County
Right of Way per Spokane County Standards
END
O1/17/2001
SPOK:ANE REGIONAL HEALTH DISTRICT .
ENVIRONMENTAL HEALTH DIVISION
Inter-office Communication
DATE January 30, 2041
TO• Jim Fallc, Associate Planner, Spokane County Plannmg Division
FROM. Donald Copley - EHSII, SRHD
SUBJECT: Proposed Zone Change• ZE-53C-80 (Cantu Investments, LLC)
1. References:
a) Map of subject, scale 1" = 20', by Architectural Ventures, dated November l, 2000, received by this
office Januaty 2, 2001.
b) Reconnatssance Geologic Map of the West Half of the Spokane Quadrangle, WashuiQton and Idaho,
Allan B. Griggs, 1966.
c) Soil Survey, Spokane Countv, Washington, Soil Conservaton Service, U S D A., March, 1968
d) Spokane Cownty, Washington, Engineerulg Interpretations, Soil Conservation Service, U S D A,
August, 1974.
e) Spokane Couaty Rules and Regulahons for Sewage Disposal Svstems, January 19, 1995.
fl Logs of water wells in Range 44E, Township 25N, Sections 8, 16, 17, 18, and 20.
g) Map: Spokane N E. Quadrangle, U S.G S, 1973, and Spokane N E., U S G S.,1973
2 Find.ings•
a) This project lies uiside the Spokane-Rathdrum Aquifer Sensihve Area, but not over the Spokane
Rathdrum Aquifer.
b) The project is within Critical Water Supply Service Area #3 and vvithui the service area of Modern
Electric Water Company Water supply will be a public system.
c) The project is inside the Spokane County Comprehensive Wastewater Management Area, uiside the
General Sewer Service Area, and inside the Priority Sewer Service Area recommended in the '201'
Study. The method of sewage disposal is subject to approval of the Director of Utilities, Spokane
, . .
County, pursuant to County Resvluhon 80.4418 adopted Ma,rch 24, 1980 The topography and soils .in.
the area are generally suitable for use af individual on-site sewage disposal systems The tract is not of
the proper dunensians to permit the use of both an individual well and sewage system
d) The project lies in a relativel.y flat area east of Mullan Road atnd north of Sinto Avenue Local
drainageways are uisignificant
e} Surface soils aze classed by the U S Soil Conservation Service as Garrison graveily loam vvith Q% tv
5% slopes They have a septic tank filter field Imaitation of slight. There is al.so possible
contamination of grvundwater. This sail vvould be classified as a Type IV
fl Geologicaily, the sotls are giaciafluvlal deposits These geological structures generralllly yield moderate
to very Iarge amounts of water Data from wells m the area referenced in sectian 1 f shows they are
from 78' to 196' deep and have static water leveLs varymg from 40' to 136' below the surface The
Modern Electnc Water Ca►mpany has indicated that zt can supply domestic use water far the project
upon complehon af agreements vvith the proponent
3 Required (mandatary) Condhtions If Approved
a} Sewage disposal method sha11 be as authonzed by the Directvr of Uti1ities, Spokane County.
b) Water semce shatl be coordinated through the Darector of Utilities, Spokane County.
c) Water service shall be by an existing public water supply when appraved by the Regional Enguieer
(Spokane), Sta.te Department of Health
d) A public sewer system vviu be made available fmr the groject and mdividual service will be pravided to
the tract. Use of an intiividuai on-site sewage disposal syste3m sha11 not be authorized
e) Use of pnvate wells snd water systems is prahibited
c Drrector of Utihties, Spo.kaYie County
c Spansor• Ran Mackate
9$02 E Mssxon Ave
Spokane WA 99206
. JAN-16-01 09:42AM FROM-SCAPCA 5094776828 T-783 P 04/04 F-737
SPOKANE COUHTY
~ AlR POIlU110N
s P O K A Na CONTAOLAIriHOR1TYY
1MEST 1101 COLLEGE, SUITE 403 • SP01cANB, WA 99201 •(509) 4774727 Fau (S09) 477-G828
pate Janu,mpl 1972001
To Jin4,FaikT Associate Planner
Spokane CountM Dhrision ot Planninq
1026 W. BroadwsM AveM
Spokane, WA 99260
From. Ron Edgar, Chief of Technieal Servioes
RE SCAPCA REQUIREMENTS FOR
File No ZE-S3040
Proponent / Project Name S 031 sq. R,. 2-stoni otfiee blda. & oaNcina anea. an Mackey
D General Comments an eruarv 14. ?A09 A 8:00 aAL
The following is a list of concems/'rssues rihat may need t,o be addressed for thm project as determined Nom
information reveived by this offioe The fist is pnovided as a bnef summary of general requirements and does not
relieve the proponent from meeting all locat, state, ancUor federal reguMons For additional mfomnanon or
darifiaaon, oontact SCAPCA at (509) 477-4727 Copies of SCAPCA regulaVons are availabte for purchase in
: .scaQc a~,1g.
our ofFive or can be viewed and downloaded from hffg
Cogemcftp related neq,uiremep_ts
• Dust emissions dunng demolmon, consuvc.don and excavelon projeas must be controlled. This may require
the use of water sprays, tarps, sprinklers, or suspension of acdvity during certain weather condfions
• Measures must be taKen to avoid the deposMon of dirt and mud from unpaved surhaces onto paved surfaoes.
tf tracking or spilis occur on paved surFams, mea9unes must be taken immedaeiy to clean these surfaoes.
• Oebrrs generated as a resutt of thrs project must be disposed of by means other than bummg
• SCAPCA stircngty recommends that all aaveled suftces (i.e. ingress, egress, parking areas, access roads,
etc.) be paved and kept clean tio mmimwe dust emissions
• If obJecdonable odofs result from dhis projeot, effiecqve oontrol apparaws end meaeures must be taken to
reduce odors to a mirnmum
Add o al requirements
• A Nouoe of Consttuction and Application for Approval is tequired to be submitted and approved by SCAPCA
prior to the construcdon, installalon, ar establishment of an air pollution sourc,e This mdudes emergency
generators ratied at 500 hp (375 kV1) or higher, natural gas headng equipment urnts rawi at 4 MMBTU/hr or
higher (input), and headng eqwpment units flreo with othet fuels (e g. diesel) rated at 1 MMBTU/hr (input) ot
higher. Con#act SCAPCA f+or a Nohce of Construcdon appluatian
• A Noace of Intent must be submcbd to SCAPGA prror to any denolipon project or asbestos project An
aspestos sunrey muet be done by an AHERA accredited building inspemr pnor to the demolibon or
renovetion of bwldings to detertnine if asbestos-vontaining material is present at the site Contact SCAPCA
for a Nodc:e of Irrtent application
/MEPA%GENERAL QOMMENTS FORM doc
U WW
0AWee on Re&aM,e #WW
\
~ ~ .
REC ~P RECEI~/M
SPOKA[~~ IPKANE COUUW
02 2001
To: Jim Falk (Division of Planrnng) F~R ffB
CC: A
From: Jim Red (Division of Utilities) D1YlSlAIV &V?J1%NOF ~~~~NG
~tIWON
Date: Thursday, January 25, 2001
Subject: ZE-0053-80 Stage: Heanng Exammer Phase:
WAM Enterprises, AS to LB, CHANGE OF CONDlTIONS
SS09 A wet (live) sewer connecbon to the area-wide Public Sewer System is to be constructed
Sewer connection permit is required Commercial developments shall submit histoncal and or
estmated water usage pnor to the issuance of the connection permd m order to establish
sewer fees
SS12A Applicant shall submit expressly to Spokane County Division of Ublities "under separate cover",
oniy those plan sheets showmg sewer plans and specifications for the public sewer
connections and facilities for review and approval Commerciai developments shall submit
histoncal and or estimated water usage as part of the sewer pian submittal
SS12F Sewer plans acceptable to the DNision of Utilities shail be submitted pnor to the issuance of the
sewer connection permit
SS15A Arrangements for payment of applicabte sewer charges must be made pnor to issuance of
sewer connecbon permit Sewer charges may include special connection charges and general
facilities charges Charges may be substantial depending upon the nature of the development
WS01 Any water service for this proJect shall be provided m accordance with the Coordinated Water
System Plan for Spokane County, as amended
RECEIVEG
SPOKANE Cott FEB v 19
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onnsroN OF PLANwiNr,
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UFFdCE OF THE HEARING EXAMINER MTCHAEL C DEMPSEY, CH1EF EXAMMR
February 23, 2001
Ron R Mackie Donald Beres
Architectural Ventures Dakotah Direct II, L L C
9802 East MxssrQn 9317 East Sinto Avenue
Spokanea WA 7No ~ - Spokane, WA 99206
I
RE Fil ZE-53C-80, Dnv ta Issue
Dear Sirs
I am in receipt of a letter dated February 22, 2001 from Donald Beres, on behalf of
Dakota Duect, with an attached 11-mch by 17-uich srte plan. I am also in receipt of a lefiter
dated February 22, 2001 from Ran Mack-ie, on behalf of Cantu Ynvestmen#s, Inc , with an
attached 2-fo4t by 3-faat srte plan Copzes of the above letters and reduced srte plans are
respectively being faxed to yvu alang with this letter
The documents you submitted propose different solution.s to the dnveway access issue.
The letter from Da►nald Beres does sta.te that Dakota Direct is wxlling to share the dnveway with
Cantu Investaments, Inc, and would entertain shght vanatrvns to 1ts dnveway access propasal by
Cantu Investments, Inc with the County's approval Such letter requests that Cantu Investrnents,
Inc zncur all cost associated with the changes proposed by Dakota I)irect
Based on your submittals, it is not elear to me that there has been ameeting of the mulds
between the parties Qn resolubon af the dnveway issue Could you please 1et me know ul
wntuig what you agree and dtsagree on? If there is a disagreement on certain items, how do you
recammend that such disa,greement be resolved?
I will give you each until next VsJ'ednesday to revYew the other's submittal, talk to each
other, and submit further wntten comments Please be advised that any changes to ihe dnveway
access will need to be reviewed by County Engineenng, at least pnor to issuance of a building
pernut
Smcerely,
,,i j~ lc,~!' ~ •--y~ ~
Michael C Dempsey
Hearing Examiner
Enclosure
c Dan Cantu, 15504 North Chraructe Court, Mead, WA 99021
Scott ]Engelhard, Division of Engineenng
Tammy Jones, Diviston of P'Ianning
TI-iMD FIAOR PUBt,IC WQRIC5 iUILUM
1026 WFST BRC7ADWAY AVBNUB, SPt?KANE, WASHrVGTQAT 99260-0245
PHOrE (509) 477-7490 0 Fax (509) 471-7478 • TDD (5M) 477-9133
~ •
RECEIVED
.
SPOKAIVE COUlVYY'
ARCNITECTURAL YENTURES
FEB 2 3 2001
9802 E Missfon ♦ Spokane, WA 99206
Phone 922-5287 # Fax 922-5287 DIVi~~~~ ~~~~IN-t-
2-22-01
Spokane County
Office of the Hearing Examiner
ATTN Michael C Dempsey
RE Mullan Centre Office Building, 1410 N Mullan Rd, Spokane, WA 99206, File #ZE-
53-80
Dear Michael,
Please see the enclosed revised Site P{an for Mullan Centre Office Buiiding showing
changes made to address the concems of the adjacent property owner, Dakotah Direct,
that were brought up at last week's hearing on February 14, 2001 Dakotah Direet's
concerns with the previous plan were that their traffic coufd pose a safety issue with the
penmeter parking we had shown between the existing driveway and the Dakotah Direct
property We addressed this concern by eliminating these rnne stalls and leaving the
existing driveway and easement access in it's present location and by only removing a
portion af the northem curb-line to allow access to our property and parking areas This
plan has been sent to and reviewed by Don Beres of Dakotah Direct He informed us
that this would be a more acceptable so{ution to his concems We would probably
replace the section of removed curb with a painted speed bump to direct their traffic out
through the existing dnveway The existing landscape strip to the south of this existing
driveway access would remain intact This is not quite 5' wide, however, after
discussions vnth Micki Hamois at the Planning Department, this wouid still be
acceptable This changes the provided parking stalls from 76 to 66, still meeting the
requirements of the Zone We are only required to have 38 stalis
if you have any further questions, please call me at 922-5287
Sincerely,
eRaexlz
e
Ron R Mackie
Architectural Ventures
,
,
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S$TUATEP lN 7H~ COUNTY QF $PpkANE, 5'~AIE OF WASNlNC70N. ~ I ~ I $pQN,pl~IE C~ NMY t/a pF TFiE NW I/4 0~ SECTTON ~7T.23N., R. a E ~N.~1. I , ~ ~ sPoK,ar►e couNm
BIHpING SITE PLA~+, BSP-54-97 , ' a ~ = ZU~`V ~ FEB 23 ~ x FEB 23 2091
N pM510N oF P pM51QN OF PLANNIHC
~ ~
DA ok i4
7,
DIRECT 11, L.L.C E C E O V E ~
~
FE8 2 3 2001 J--1
+
y
sPOxaNE couNnr
HEARING EXAMINER
,
Michael Dempsey
Cluef Exatruner
Spokane County Public Works
1026 West Broadway Ave
Spokane, WA 99260-0245
February 22, 2001
Dear, Mr Dempsey
Tlus letter and accompaayuig plans are to address the problems associated with the Buildmg Site
Plan submitted by Cantu Investrnents and the proposed resolve to those issue by Dakotah Du-ect, as
specified by the Cluef Examiner at the pubhc hearing on February 13, 2001
The followwg informahon supports the plan subnutted by Dakotah Duect and theu landowner
MetropoLtan Investment Dakotah Duect is the lessee of Tract A, parcel No 45172 0731 and has legal
easement to the South 30 feet for the full length of Tract C, Parcel No 45172-0752 per the BSP, for the
purpose of a dnveway access to our facility We would agree to a shared dnveway with the developer of
Tract "C" Cantu Investments Cantu Investment shall mcur all cost associated wrth the changes descnbed
below and as reflected on attachment "A"
Our concern of the exishng and revised BSP, by Cantu Inveshneats, is the mcomuig and outgomg
traffic, in respects to flow and volume for both faalihes into a confined 28' space We currently have great
difficulty enteruig and exihng the dnveway, specifically traffic heading West on Smto Ave Removing the
curbing, per the Cantu proposed BSP, would not, m our opuuon alleviate many of the problems Even
though we do not lnow the tenants' occupancy at the proposed site, we strongly believe that rt will only
create more congeshon
Our recommendahon is to wnden the dnveway access (at the curbing) to 43' wrth a laadscape style
divider 21 5' O C dus will help alleviate any mcomuig/outgouig traffic confusion for both sites We agree
that the North curbing of the dnveway easement should be removed The landscapmg at the Northeast end
of the dnveway easement (at the property line) should be moved 5' to the North making the dnveway at the
pomt of the property lme 30' (between Tract "A" and Tract "C" ) A center divider wnth standards at each
end for signage would be uistalled in the dnveway at 15' O C from the pedesftan walkway to the property
line to East to assist traffic flow for incomuig/outgoing velucles to Dakotah Duect Dakotah Direct would
entertain sught vanahon to this proposal by Cantu Investinents with the Counties approval (See Dakotah
Duect Srte Plan attached)
If there are any other matters that need to be addressed in regards to this matter, I wil] make
myself available to help in anyway It is not the intent of Dakotah Duect and Metropolitan Investment to m
anyway stop the development of the Cantu Investement propErty, to the contrary the facility would only
enhance tlus area
.
P
/Donald B Beres
Facility Manager
(Attached Dakotah Direct Proposal)
Dakotah Direct II, L L C 9317 East Sinto Avenue ' Spokane. WA 99206 TEL 509-789-4500 ` FAX 509-789-4703
~
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= BROADWAY _ 99260.(509) . .ri
Memo
Ta: Spnkane Counfiy Planning
Pianner. Jim Falk
From: Scott Engelhard, ~a ct (t
~
Suhjecfi: 2E-0053C-80
Applicant: Dan Cantu
Date: January 26, 2041
RE: Comments for 02-14-2001 Hearing
There are no changes ta the January 11, 2001, comments submitted for this
application.
CC: Applicant DAN CANTU
EngineerlSurveyor RON MACKIE
Planner .7IM FALK
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ER
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E7IVISIC7N OF P1,.ANNING A DNISIQN (?F THE PUBL[C WORKS DEPARTMENT
MICHAEi_ U. NEEDHAM, DIRFCT(7R GARY OfiERG, QfREC'I'[_R
~~~ORANDUM
TO: Spokane County Diwisron of Engineering & Roads; Scott Engelliarci, cIQ Sandy
Kiznball
5pnkane Caunfiy Divisian of Engitieering & Raads; Bill Hemmings
Spokane CQUnty Dirrision of Utilities; ]im lied
Spokane Cotinty Stormwater Utility; BrCetlda StIIlS
Spokaiie Regional Health District; Steve Hopderby
Spokaiie County Divisiora af Building & Gade Enforceinent; Jeff Forry
Spakane Cvunty Air Pollution Control Authority, Chuck Studer
Spokaiie Transit Authority
Spokaiie County Fire Protectivn District No. l
Madern Electric Water Campany
Washing#vn State Department of Transpartation, Greg Figg
FROM: Jim Falk, Associate Planner
DATE: January 18, 2041
SUBJECT: Review and comments fvr the hearing of February 14, 2001 at 9:00 a.m.
FILE NO: zE-53c-80
BRiEF DESCRIPTIQN: The applicatian groposes a specific site develapment
plan for review by the County Hearing Examiner as required by thc canditions
of apprvval of rezane ZE-53--80. The plan proposes the develQpment of an
$,031 square foot, 2,sfiory office building and assQCiated parking area.
S-T-R: 17-25-44
PARCEL NQ.: 45172.0752
APPLICANT: Ran Mackey
Nate that the applica#ian aild maps were previouslv circulated to your agency.
Please review atid return any comnients ta me by January 31, 2001.
wc
Attaclzments: Notice of Public Hearing
1026 W. BR0AL7WAY • SPplCANE, WASHINGTON 99260-0220
PH+QY'VE: (5(}9) 477-7200 • FAX: (509) 477-2243 • TDD: (504) 477-7133
♦ •
• ° •
NOTICE OF PUBLIC HEARING
SPOKANE COUNTY HEARING EXAMINER ^
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS:
Application: File No ZE-53C-80, The application proposes a specific srte developmeat plan for review
by the County Hearing Examiner as requu-ed by the conditions of approval of rezone ZE-53-80 The plan
proposes the development of an 8,031 square foot, 2-story office building and associated parking area.
Parcel No.: 45172 0752
Hearing Date and Time: February 14, 2001 @ 9 00 a.m
Place: Commissioners Assembly Room, Lower Level, Spokane County Pubhc Works Btuldmg, 1026
West Broadway, Spokane, Washuigton.
Owner: Cantu Investments, LLC, 15504 N Chrorucle Ct, Mead, WA 99021; 509/755-7559
Applicant: Ron Mackey, 9802 E. Mission Ave, Spokane, WA 99206, 509/922-5287
Location: Generally located at the northeast corner of the mtersection of Mullan Road and Sinto in the
NW '/a of Section 17, Township 25 N., Range 44 EWM, Spokane County, Washuzgton
Comprehensive Pl$n: Urban (tJ)
Existing Zoning: Neighborhood Commercial (B-1)
Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the County
Division of Builduig and Code Enforcement, as the lead agency on December 29, 2000 There was no
comment period for this DNS.
Related Permits: Building Pernut
Division of Planning Staff: Jun Falk, Associate Planner, (509) 477-7228
HEARING EXANIINER PROCEDURES
Hearing Process and Appeals: The hearmg vrnll be conducted under the rules of procedure adopted in
Spokane County Resolution No. 96-0294. All interested persons may testify at the pubhc hearing, and
may submrt wntten comments and documents before or at the heanng The Hearing Examiner may limit
the time given to speakers. A speaker representing each side of the issue is encouraged Any appeal of
the Heazing Examiner's decision will be based on the record established before the Hearuig Examiner,
pursuant to County Resolution Nos. 96-0171. Environmental appeals will follow the same procedural
route as the underlying achon. All hearings wnll be conducted in facilihes which are accessible to
persons wnth physical disabilrties
Inspection of File, Copies of Documents: A Staff Report will generally be available for inspecrion
seven days before the heanng. The Staff Report and apphcarion file may be inspected at the Spokane
County Division of PlaiuYing, V Floor Permit Center, Pubhc Works Building, 1026 W Broadway,
Spokane, WA 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 Planning, 1026 W Broadway, Spokane, WA 99260, Attn: Jim Falk, File No. ZE-53C-80.
Motions must be made in writing and submitted to the Spokane County Hearing Examiner, 3"dFloor,
Public Works Builcluig, 1026 W. Broadway, Spokane, WA 99260-0245
~ OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~
X" "ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO• Spokane County Building and Planning Departm nt /
FROM• Division of En9ineenn9 & Roads 441 a~ri
DATE January 12, 2001
PROJECT: Mullan Centre - Office Building
FILE ZEr53C-80
Heanng Date.
Review Date January 11, 2001
Sponsor/Applicant Dan Cantu (Cantu investments, LLC)
Section Township Range. 17-25-44
Planner. Jim Falk
TechnicaUReview Date January 11, 2001 @ 2.15p
The Spokane County Engineenng Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inciusion 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 road, drainage and access
plans.
3 A Professional Engineer, licensed in the State of Washington, shall submit final drainage plans,
a drainage report and calculatrons that conform to the 1999 Spokane County Standards for
Road and Sewer Construction, the current edition of the Spokane County Guidelines for
Stormwater Management and all other standards and laws that are applicable Final drainage
plans and a drainage report shall receive the County Engineer's acceptance prior to release of a
construction or building permit
4 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineenng 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
5 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
CC Applicant Dan Cantu, Cantu Investments, LLC
Engineer/Surveyor Ron Mackie, Architectural ventures
Planner Jim Falk
Page 2 & .
01-11-01 Review
ZE-0053-80
6. The County Engineer has designated a Local Access Roadway Section for the improvement of
Sinto Avenue which is adjacent to the proposed development. This wiil require the installation of
asphalt equal to 20 feet from the centerline along the frontage of the development. Curbing and
sidewalk must also be constructed
7. All required improvements shali conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
8 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applrcable to
this proposal
9 No construction work is to be performed withm the exis#ing or proposed right of way until a
permit has been issued by the County Engineer All work within the public road nght of way is
subject to inspection and approval by the County Engineer
10 All required constructcon within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer.
11. 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
acquisdion 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 necessary work.
12 The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
END
- - ~
:
r
:Kimball, Sandy ~
From• Hemmings;, Bill
Sent. Tue'sday. January 02, 2001 1111 AM
ToFalk, Jim 4
Cc: En'g elhar,d, Scott, Kimbail,, Sandy, Parryj, Ed;'Sims, Brenda, Baldwina, Greg, Hohman, John,
Little;'Colleen
Subject• ZE-53C-80 - Dan Cantu
1=2=01
No concepf dramage pian is required for this submittal The applicafion is,techrncally compiete
tl recommend the standard'condition for toads} and dramage
,Bdl Hemmings, PE
,
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S P O K A N E O U N T Y
DNISION OF PLANNING A DNISION OF THE PUBLIC WORKS DEPARTMENT
MICHAEL V. NEEDHAM, DIRECTOR GARY OBERG, DIRECPOR
MEMORANDUM
TO: Spokane County Division of Engineering - Roads; Scott Engelhard, c/o Sandy
Kimball
Spokane County Division of Utilities; Jim Red
Spokane Regional Health District; Steve Holderby
Stormwater Utility; Brenda Sims
Development Engineering Services; Bill Hemmings
Department of Transportation, Greg Figg
Spokane Transit Authority; Christine Fueston
Boundary Review Board; Susan Winchell
West Valley School District No. 363
Fire District No. 1
Modern Electric Water Company '
FROM: Jim Falk, Associate Planner
DATE: December 29, 2000
RE: Change of Conditions to ZE-53C-80
TECHNICAL REVIEW MEETING
JANUARUY 11. 2001, 2:15 PM
DIVISION OF PLANNING 1" FLOOR CONFERENCE ROOM
PUBLIC WORKS BUILDING.1026 W. BROADWAY
SPOKANE WASHINGTON
Please review the above application and use the attached rEcHNicAL REVIEw MEEriNG FoRM for
your comments. The Division of Planning encourages you to attend this meeting. The sponsor
and representative have also been invited to attend this meeting. If you cannot attend, please
forward your review comments on the attached form to me for the meeting. The attached
TEcHNicAL REnEw FowNS will be given to the sponsor at the meeting and included in the Division
of Building and Planning file. Thanks for your cooperation. If you have any questions about the
application, please contact me at 456-3675.
NOTE: The Division of Bullding and Code Enforcement reviewed the SEPA checklist on
this project and, as the Lead Agency, issued a DNS as a part of the building
permit review process. The Division of Planning is circulating the SEPA DNS at
this time. The Division will likely accept the SEPA checklist and DNS for this
project and incorporate them within the project file.
c: Dan Cantu, Cantu Investments LLC, N. 15504 N. Chronicle Court, Mead, WA.
99021
Ron Mackey, Architectural Ventures, E 9802 Mission, Spokane, WA. 99206
Attachments: Technical Review Form, Project Application, Site Plan, SEPA DNS
1026 W. BROADWAY • SPOKANE, WASHINGTON 99260-0220
PHONP: (509) 477-7200 • FAX: (509) 477-2241 • TDD: (5(19) 477-711.1
1 [
Technical Review for January 11, 2001 at 2:15 p.m.
Change of Conditions for ZE-53C-80
Generally located at the Southwest Corner of the property Sinto Avenue,
approximately 300 feet east of Mullan Road in the NW % of Section 17,
Township 25 North, Range 44 EWM, Spokane County, Washington.
COMPREHENSIVE PLAN: Urban and Major Commercial
PROJECT DESCRIPTION: Change of Conditions Requesting the Hearing
Examiner Review and Approve a site development plan for a 2 story office
building
►
PARCEL NUMBERS: 45172.0752
SITE SIZE: Approximately 1.14acres.
APPLICANT: Cantu Investments, LLC, 15504 N. Chronicte Ct., Mead, WA.
99021 ASSIGNED PLANNER: Jim Falk
` ♦ • f
SPOKANE COUNTY PLANNING
RECEIVED
SPOKANE COUNTI
CHANGE OF CONDITIUNS FOR A
, PREVIOUSLY APPROVED ~ZONE CHANGE DE~
Dn►IS10N OF PL.ANNtNG
Date: Application No. "53'gd
Name Of Applicant/Representative: Caw~U _-Tn04-4 Ov„r%+s LLC
~
Mailing Address: C4.
City: MP--,d State: Cc>4. Zip: 9?0z I
Phone: ~5 S - -7559 (Work) (Home)
Existing Zone Classification: -B" I
Date Existing Zone Classification Established: f 9g4
Legal Descriptio of Property:
~,~c
n+~r 5~y I ~'~~~tir' S r 4Z
Section L-7 Township N Range
Source of Legal: 5u-_Ilf_l
Parcel No.: -45 17 2- 0_75Z ~
PROPOSED CHANGE OF CONDITIONS
Reference specific "Condition(s)" of original approval. (Cite the applicable condition from
the Findings and Order of the Hearing Examiner Committee's public hearing).
07~,r 11 F- 'S.~ "3O
t: D
-rL,
2'
s.a~►: _XXJP
Tcr L-ie_ c' nej .F-Ac~ ' • . .
-f
~
Give detailed explanation of request for change in status of the proposal.
AJ3~~'+ lbJa, ac-Q. nu~ wii TT~ i'&OG, ~
If development of the site will be changed substantially by this request, or the property has
boundaries different than originally proposed, a revised development plan must be submitted.
, ~~.r-t ~ d f~~ S ~ t~~►-~
~
Signature of Applicant or Agent Address if different than Applicant
nc~2 . GtJ{a
,
Rev. 8/93; sam
' : .
DETERM.tNA rION OF NON-SIGN11, ICANCE
SPOKANE COUNTY DIVISION OF BUILDING AND CODE ENFORCEMENT
RESPONSIBLE OFFICIAL, JAMES L. MANSON, DIRECTOR
WAC l 97-1 1-970 and Section 11.10.230(3) Spokane Environmental Ordinance
PROJECT 00008440
PROPOSAL: 2 STORY OFFICE BLDG - MULLAN CENTRE OFFICE BLD
OWNER: CANTU, DAN PHONE: (509) 755-7559
CONTACT: RON MACKIE/ARCHITECT VENTURES PHONE: (509) 922-5287
9802 E MISSION
SPOKANE WA 99206
SITE ADDRESS: 1410 N MULLAN R.D
GENERAL LOCATION: Sec 17 Twn 25 Range 44 ,
LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUILDING AND CODE ENFORCEMENT
DETERMINATION: A review of existing development regulations, zoning, and typical recomrnended conditions and
or mitigating measures indicates that the State Envirnmental Policy Act Detemunation will be a Determination of
Nonsignificance (DNS). A final deternunation (wi}}iR/was) made on i ZI 2a (6 v , after review of a
completed environmental checklist and other information on file with the lead agency. This is available to the public on
request.
❑ This DNS is issued pursuant to WAC 197-11-340 (2). There is no comment period for this DNS.
REVIEW AUTHORITY: .Jeff Fprry SEPA Coordinator
DDompier Project Coordinator
James L. Manson, Director
Spokane County Division of Building and Code Enforcement
1026 West Broadway Avenue
Spokane, WA 99260-0050
(509) 477-3675
Date Issued: -1 '2 Signature: v a✓~~ Z~
APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the Spokane County of Division of
Building and Code Enforcement, l st Floor, West 1026 Broadway, Spokane, WA. 99260-0050. The appeal deadline is
ten (l0) calendar days after the signing of the decision to approve or disapprove the project. This appeal must be
written and the appellant should be prepared to make specific factual objections.
. . .
. I` tice of Applicatlon
The Spokane County Division of Building and Code Enforcement (Review Authority) has published this Notice of
Application to provide the opportunity to comment on the described proposal. The comment period ends 14
calendar days from the date issued. During this period written comments may be submitted to the Review Authority.
The file may be examined between the hours of 8:30 a.m. and 5:00 p.m. Monday through Friday (except holidays) at
the Division of Building and Code Enforcement offices in the Public Works Building, 1026 W. Broadway, Spokane,
Washington. Questions may be directed to the Project Coordinator listed below.
PROJkT 00008440
OWNER: CANTU, DAN PHONE: (509) 755-7559
CONTACT: RON MACKIE/ARCHITECT VENTURES PHONE: (509) 922-5287
APPLICATION DATE: 20-Sep-00 DETERMINATION OF COMPLETENESS: 11/1/00
SITE ADDRESS: 1410 N MULLAN R.D
GENERAL LOCATION: Sec 17 Twn 25 Range 44
PARCEL 45172.0752
PROJECT: 2 STORY OFFICE BLDG - MULLAN CENTRE OFFICE BLD
ZONING: B-1
OTHER PERMITS: NA
FURTHER STUDIES: NA
ENVTRONMENTAL REVIEW: The Division of Building and Code Enforcement has reviewed the proposed
project for probable adverse environmental impacts and expects to issue a determination of nonsignificance (DNS) for
chis project. The optional DNS process in WAC 197-11-355 is being used. This may be the only opportunity to
comment on the environmental impacts of the proposed project. Any SEPA appeal is governed by the Spokane
Environmental Ordinance and such appeal shall be filed within fourteen (14) days after the notice that the
determination has been made.
EXISTING ENVIRONEMNTAL DOCUMENTS:
SEPA checklist w/ ZE-53-80A
WRITTEN COMMENTS: Agencies, tribes and the public are encouraged to review and provide written
commencs on the proposed project and its probable environmental impacts. All comments received within 14
calendar days of the date issued below will be considered prior to making a decision on this application.
DEVELOPMENT REGULATIONS: Spokane County Zoning Code, Spokane County Subdivision Ordinance,
Spokane County Standards for Roads and Sewer Construction, Spokane County Guidelines for Stormwater
Manageinent and the regulations of the Spokane Regional Health District are the primary regulations applicable to the
site.
CONSISTANCY: In consideration of the above referenced development regulations and typical conditions and/or
mitigating measures, the proposal is found to be consistent with the "type of land use", " level of development",
"infrastructure", and "character of development".
PUBLIC HEARING: This action is not subject to a future public hearing.
REVIEW AUTHORITY: Jeff Forry Project Coordinator
James L. Manson, Director
Spokane County Division of Building and Code Enforcement
1026 West Broadway Avenue
Spokane, WA 99260-0050
(509)477-3675
Date Issued: 0 Signature:
The comment period closes at 4:00 p.m. on
. • ~ ~ ,
P1iE NO.: 00008440
PROjECT ADDRFSS: 1410 Nonh Mullza
APFIDAVTT OF POSTING ~ AND INSTRUC'I'YONS
. I
STATE OF WASHIIVGTON ) ~
) ss: ~
covrtTY oF sPOxAvE )
~
MA~ , persoaallp assumed che
On the -3 day of 2000,1, SkeflC~l
rcsponsibiliry Lo cnsure that the Public notice sign waa- posLed as per ~structions and in accordance with the Spokar►e
Envuonmentnl Ordiaance at the following locacion(s) in Spokane Counry:
Please note location: ~
S W a rn~ -4~ e~
e-_`,
~r ec..#-I
Posting of Public Noticc sigAs for Environmental Rcview/SEPA must be on or in the imanediate vic.inof the propeny in such
z mwner so thu ic is visible.from a public right•of-way and thzc no information on the sign u obscurt om public view by .
vegetatiou, and/or sLruct'ures. The sign shaU be perpa.ndiculal to, t6e right of w~ay. In no czst vvill the be zttached w a uciliry ~
pole. The sign u io remain up during the 15 day comment period. This affidavit of poscing shall be r ned to the Division of f
Building and Code Enforcement. r
f .
~~.~~'C- /4241.~ ~
Priut Name of Applicant or Agent
'~%~~o-t ~ (L ~
G1~~
Signature of Applic.znt or Agtnc
~
Address: ~ o v~ G• 1 cS `
. ~
kAlyl~
Phone Number:
{R,ETURN TO THE DMSION OP BUILDING & CODE ENFORCE;MEN1~
Jeffrey E_ Forry, Scnior Building Technicizn ~
1026 ~'Jest Brozdway Avenuc
Spokzne Washingtun 99260
Phone Nurriber 477-3675 ~
~
Spokanc Counry Codc 11.10.130 (b) (i)
4
RECEIVEG
SPOKp►NE CQUNYY
, pEC
pMS10N OF PLkNtqlNk.
Spokane County IJivision of Plarming
1026 w. Broadway
Spokane. WA 99260
RE: File No. ZE-53-90
Ta V✓hom it May Concern,
1 Dan Cantu berby authorize Ron Nlackie of Architxtural Ventures to act as my
agent and provide signatures on my behalt for the project known as Mullan Centre,
1410 N. Mullan Road, Spokane, WA 99206_
~
Sincercly,~ .
. ,
~
~ Dan Cantu
;~)0 d filO~ 80 603:131 OOQDYH 31W31A 0:0.1 AMi00.~:?- ;;30
v
~ SPOKANE COUNTY Dl v ISION OIV BUIi.I~ING AND ~;S~DE ENFORCEMENT ~
I
.
1026 WEST BROADWAY AVENUE • SPOKA1vE, WA 99260-0050
~ (509) 477-3675 ~
~ STI'E INFORMATION PROJECT INFOIiMATION ~
Site Address: 1410 N MLJLLAN RD Project Number: 00010908 Inv: 1 Issue Date:
SPOKANE, WA 00000 permit Use: CTIANGE OF CONDITIONS
Parcel Number. 45172.0752
Snbdivision: UNKNOWN Applicant: ('AN1IJ INVES'I`N4ENTS LLC
Block: Lot: 15504 N CHRONICLE CT
Zoning: B-1 Neighborhood Business 1VIEAD, WA 99021 Phone: (509) 755-7559
Contact:
Owner: CANTU INVESTNiENTS LLC
Address: 15504 N CHROIJICLE CT Phone:
MEAD, WA 99021
Inspector: DAN HOWARD Setbacks - Front: Left: Right: Rear:
Water Dist: UNKNOWN
Group Name: uuil:nown
Project Name:
C PExMT(s)
Zone Change Contractor: Ltcense
ENGINEERS MLSC REVIEW S50.00 CHANGE Or CUNDITTONS 1E+05 $1,496.00
PRE-APP CONF CHG OF COND 537.00
'I'otal Pertnit Fee: $1,583.00
~ PAYMENT SI:IMMARY Page 1 of 1 NOTFS )
PERMIT Processed By: WRIGHT, RAE
Printed By: WENDEL, GLORIA
Tran Date Receip.0- Pavment Amt
12122/00 10652 $1,583.00
Total Fees AmountPaid AmonntOwing
$1,583.00 $1,583.00 $0.00
oR'
. ~ tiIL~
Spokane Co unty
Public Works Department
Divison of Building & Code Enforcement
Receipt
Receipt Number: 10652 Customer Number
Projects
Fu1C
Project Nbr Inv Nbr Fee Amt Inv Amt Owinp, PAID Pnrt
00010908 1 $1,583.00 $1,583.00 $1,583.00 $1,583.00
Total: $1,583.00 $1,583.00 $1,583.00 $1,583.00
Miscellaneous Items
Total PAID: $1, 583. 00
Teader
7ie Check Acct Balance CC Nbr E.~n Dale TENDERED
Checkl 1898 1,583.00
Total TENDERED: 1,583.00
Over / (Short) $0.00
Clrange $0.00
Notes:
TranDate/Tin:e: 12/22/00 3:41:59 PM
By: GWendel
Logon User: gwendel
Statlon: GWENDEL
Override By:
Printed: 12112100 3: 42: 00 PM Page 1 oj 1
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8POKANE COUNTY
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I PApCEL NUI~BFR: 45172-0752 1,/L.~ ry ~ x►~R ~ E~~ ~ . PARCEL "C' OF BIt~D1NG SiTE P~,AN. 85~-~9-97. rn W
_ c~/ ING H4T OT'~~~ 1 71151fNG PR SAME S~ E~ N RAL N , I IW+tNC: P E , OP05ED G/\I E ~t ae
)NfRACTOA T6 V€R1FY IOC~T10~+ bF ~~L ExI511NC UT1~ifi~S I lOR iD COt~SI~uC~iQN. ~ USE TQNES ~F AaJACENT LOTS; O CL ~
~1~iRFCTGA Tp I'ROYIaE A~' R.V.C. s~EEvE IO atl LANpSCAP~p I N4RTH: E3-3 RF,AS AS SHO~'N ON GPARI~tCS FOR SPRINKLER SYSTEM. CAP k SOUTN: 9-1 ~ • „ ~ , ~ . ! ~ • ~ - - ~
ARK f1J~5 CGQRGI~+ATE LOCAT90N WITH SP~1NKLfR CONTR - • T ~ ~ - - - EAST' B-~ " ~ ~ ~ ~ 'ROVfOE 2'-8"+AIN RAOfUS Da~ ~LL CU~BS, TYPI~~L U.Nfl WESf: B-1 ~ - - r~ ~
STREEfWORK ~ti BE COOApIMATED W~7H THE COUkTY EnCIMCERS 6FF~CE. ~ K REOIiiRED: I S~~ au I S€TBAC S
t1AGE 0 EA HbHDICAP PARKtMC STA~,L uQUNIEC FRONT YARp: 65~ FROU CENTERLINE STR~ET q~ 35 FROM LOT L[NE I ~ ~RQvlpf 51G Ohr A P' SQUA~E STL PIPE w~ 1/e' EnrD CAP wE~DE~ T6 TOP ~ ~ FLANK[NG STREET 65 FROA1 CENTERLINE SiREET fl~ ~R~~ LOT LINE • ~
~ALV. AFT:R FABRSCA+30k SIGµ Tfl BE 12' ~ t8" wf IHE 516E YARp: 0~-04 I I~T~RNAfIOMAti SrM80~ {1F ACCE55 (W+tiTf 4N BLUE BACKGFOtt~VD) I E FdEqR YARp• 15'-b' a W O
& TMf WORDS "RESERVEQ P,aftKINC~ k`51x1E DfSABIE PARx1NG PERr~1T tEqU]REU ' ~ I 40UNi SSCN i'OP 0 AB~. PROVIUE a0D1110NAL `VAN PARNIN6' SIGN 0 3 I : I , SIGN POST, WHERE ~101ED SETBACKS Pft0Y1DED:
I I fNrERNA7E0NAl SY~kB[1! ~F ACCESS Pa1NiE~ 'TRAFFiC WhYlif' ~ , FR4NT YAR~: 98~-$~i° WES7 7Q PROPERTY L1hiE AT AIULLAN N OC ~ 0[U
?N PA]NfED ~BIUE' BACKCROUNp aN pAV1NG. ~ ~ ~ I fLANKING S~REET. 77'-61h" TO PRpPERTY L1N~ A1 SIMTQ , I Z ~
n" wIDE w~LKwaY STR(Pf's ~ 2~°0~ O C PAINTFp QN PAYINC $~d~ YARp: 11'-q~ NORTM I ~ a n[ r~ r " r a a, F~ t e w r+ I r E" ~ R R~ r a R 7'- 4" E A T , E A D 4 ~ C~
A 5 P H A L T T O 9 E F L U S M ' M I f H C O N C. W A I. K ~ H E A ~ ~ i o I _ O F A C C E S S I B L C S~ A L t S - 5 L O P E ~ 4 l( r a 9 ~ , SfTE AREA: 49,778 S.F.t OA ~,14 ACRES , W W
-F ~ BUILDINC C~YERAGE: 9~63~ S.F. O~t ~6% _ ~ a,~ R K 1 N G t U i 5 7 R I R f r~ G T 4 B[ 4' w J p E S F R I P E S P* i r+ r C p' T a H~ C w r i l i ' I ~ I • ~ U
SEE SSSE GRA~[NG PIAN FOR C~RB CUTS AND CONCREiE AUTFAII LOC+~ IONS ASPHALT 5URFACE AREA: NEw 22,408 SF ~ ~ I ~ - ° x' h' H'1' . P NVERTED U-SHAFEO fNBEt1~fD 3''~1N EXISTSHG 3,944 S,F LL BIKE R►CK 2 a 3tl 1G 5 l [F'E 1 i - u~ I LL
~tiT6 COhCRCiE- CDNFERp ~OCAfION W/ ARCHI~EG1 , I I I 7 ~ , i CONCRETE SuRfACE AREA: ,6 2 S.F. I 0 ~ J
513E LIGHTItvG DN 6UltO1NG AMp Otl l,1Gs~t STAN~,lARpS TO E3E SHIELOE~ TO ~AfNTA~v ` LIGHTING ON SUpJELT AROPERiY. MAINTAfN I FQpTCAMOLE CO ALL ARE~}5. I ~ LANi}SCAPE AREA: 13,723 S.F. OR 27.55 • q ~
QI4fENSiQNS SHOWN ARE T~ FAC£ OF CONCRETE ClIR9. ~ PARIl1NC REQUIRED: OFFICE USE: 15.43d S.F. fEKANT AREA ~ 35D ~ 39.3 SPACES I ~
WALH ftA1tP OH. 1:12 TO FLl95M W A5pHA~T ~ (UNdETERAlINE6 UN7ll LEASEp} s ~ I CQkCRETE SSDE / Q ~ p p, I pFF STREEf ~OAp(NG: 1 SPACE REpU1RED 1T' W1DE x 3p' LONG k 14'-6" N[GH TRACT ~ • PROVIDE DETECrABIf WARNING 53A11PfD fULL EJEPTH U R M ~ ~
~ --I 130D' ~BCRDER "ASfM~t~T I L y'-p° Wgfi~ pETECTAALf W~4RMlNC STAIAPfp IHTO ASPHALi PAYlNG p,r~pK~~ p~y~p(p; f fiE P ~ WHERE TflANS{1ION FRCJuY S10EwALK TO PAVl~G IS GE55 ThAh K' dp' ~ ~TURE ACWdS[I~10N AREA f ~ ~
~p'_p" ; PASSfNGER CAR SPACES: 6S SPAGES OF WNICH 3 ARE H.C. ACCESSIBIE ~ r2'-0' wl4E ~ 14'-0" OECP ~ 4' TNH. CC1NC. SLA9 F"aR Dll1lPSTFR j I ' 1p.Op'-~-UTIL!rtY E~45E~AENi _ ~ L./ ~
WITH 6'-0~ M1CK CNAiN-L3Fi1t FENGE h SLAiS AM~7 PR. 6~-0' CATE5 ~ I , ~ W1TN CANE-9~7L~ EA 1E+~F pl~+Et~SfOHs ~[SFED r~RE CIE.~R 4t~uE~+Siix~S ~ ~
[N5I[]E ENCLDSURE ~5.pp` ~BlfIL01HG SETBACK I ~ , 25'-0" R a: . I ; . K ~ ~ ~ i TNK. CONCREtE SIDE'NAllf W/ CONTROI JOINTS 0 5'-U' 0 C. d ~ 99,7y't SETBA K ,fl' 124,i3' , 14.37' SEIBAC `
CRQSS SLOPE F4 9f uA%. I 4~. ~r , " " I r~ PAVING 5fCTI0r~ i~ BE T' ASPF+~Li PAUNC OvER NEW;ELEC 'AULT~ NO'E€ ~8 ~ f , = V V ~a
♦"GRtivELBaSE ~ _.~,-N 8~~3954 E ,312.06 Q ~r - r -'~q^ , _ _.--v.., - i . . , r _-e ~ ~ r . ~ E%15T1HG PARKING ~ J
PAINTEO ~V1SIlOR' SIGKAGE 0H PAVIMG ° RAlMTfO ~TRl4FFIC wr+ltE". -y- - F- - - - - - - % GRti55 Swa ~ - 5 IBdC+i_ - ~ - _ _ _ - _ ~ ~ - - ~ CRA55 SWAlE ~ ; ~ ~ I ' - - I ~ - 12~E I _ l i~" ~1 j NOTE ~1 - ~ . ~ COQR~[NATE W AYISTA UTI~ITlES F'OR TRfNCtilNG Oi GAS L[HE ~4 a ~ ~ - , - I , O z 0~ ~ E-
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~IISTiNG `I~L:~,RI5E~7 : w EJI1STiNC GRAftES sl•: i ~ ~ _ _ - T ` ~ sr~,~r ExCSf1NG ONtv~whr z w ° ~ EXISSING F[RE HTpRAMT
~ N W T LIR ~ lQEWaLIt 76 REuA1N ~ "es ' E CONCRE E C B 5 W ~v in PtR COUNT`Y STANQARD$ ~ N i /
_ _ _ _ - - - s - ~ - - ~ - - ~ - - - - - - - - _ _ _ ` ~ - NEW ASP4IALT PAVING ~ XGp..y~ NUMKllt. 208M ~ {NiLi
~R rd~Nx~ $rA~oA~os SlNTO AVENUE a V€R1FY fxTENTS ~ ~ ~ . ~
~EGAL dESCRIPTION:. - - - ~ - - o _ , O TN~. $OUTH 1 j2 OF TRkCf 7p (}F OPPORiUN1TY ~S RER P~AT TnEREO~ /Y + _ , ~ - • ~ - - • ° - . - ~ • cor + 2-1~7ro1
RECORDEO 1N VGLUkE 'N' t?~ pLAT$, PACE ~P L~'ING EAST OC AfULLAW ~OAQ. . ~ . _ • . _ _ . ~ _ - r. ~ - • - - - , r• ~ ~ ~ ANp t~0{tTH pF $Ih7p AVENUE, / N
~xCEPT TIiE $pUTra 3pp FEET THEREOF C7EE6L{~ F~R R6A~ fltlGM! ~F W IY: i W R~GEM S1T~ATEfl [N 7KE CQl1HrY OF SP~~iAHE, 5?AEE OF WASHCNCTON. I ~~~~~E~
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