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ZE-0053D-80 ~ ~ ~ SP4KA,NE COUNTY HEARING Ex:AMINER RE: Change of Conditions to a Prior Zone } Reclassification, in the Neighborhood } ~XNDINGS OF FACT, Business ~B- Zone; ) CONCLUSI4NS OF LAVV, Ap~lican.t: Cantu Investments, LLC ) AND DECISION ~ File No. ZE-53D-80 ) ~ } Th~s matter coming on for public hearing on February 26, 2003, the Hearing Examiner, after ~eview of the change of conditions application and the entire record, and finding good cause therefore, hereby makes the following findings of fact, conclusions of ~aw and decision: FINDINGS OF FACT 1. The applicat~on requests a change of condit~ons to a prior zone reclassification to the ~ Neighbozhood Business (B-1) zone, to allow the review and approval of a site development plan, . for the development of offices. 2. The site is genera~ly located north of and adjacen.t to Sinto Avenue, east of and adjacent to Mullan Road, in the NUV 1/4 of Section 17, Township 25 North, Range 44 EWM, Spokan.e ~ County, Washington. The site address is 1410 N. Mullan Road, Spokane, Washington. 3. The site is currently designated as County Assessor's tax parcel no. 45172.0751. 4. The applican.t for the proposal and the site owner is Cantu Investments, LLC, c/o Dan Cantu,1410 N. Mullan Rd. Suite 207, Spokane, ~VA 99206. 5. The Examinez conducted a site visit on March 17, 2003 and held a publ~c hearing on the proposed change of conditzons on February 26, 2003. The requirements for notice of publ~c hearing were met. 6. The following persons testif~ed at the public hearing: .Tames Richaxdson, Division of Planxiing Scott E~.gelhaxd, Division of Engineering & Roads 1026 West Broadway 1026 West Bxoadway Spokane, WA 99260 Spokane, WA 99206 Dan W~a.ittaker ponald Fissette 2702 W. Sunset B~vd. 9304 E. S~nto Spokane, V~A 99224 Spokane, WA 99206 ~illiam F. Larrabee Nan.cy Eldridge 4522 E. Longfellow 9310 E. Sinto Spokane, WA 99217 Spokane, WA 99206 HE Findings, Conclus~ons and Decision ZE-53D-80 Page 1 v ~ Dan Can~tu Cantu Investments, LLC 1410 N. Mullan Rd. Ste. 207 Spokane, ~NA 99207 7. Th~e County Division of Plann~ng issued a Determination of Nonsignificance for the proposal on February 1 l, 2003. S. The Hearing Examiner heard the application pursuant to the Cou.nty Hearing Examiner Ordinance (County Resolution No. 96-0171) and the County Hearing Examiner Rules of Procedure (County Resolution No. 96-0294). 9. The Hearing ~xaminer takes notice of th.e County GMA Comprehensive Plan and Capital Facilities Plan, Phase ~ Developm.ent Regulations, County official zoning maps, County Zoning Code, County Code, other applicable development regulations, and prior land use decisions for . the site az~d in the vicinity. 10. The xecord includes the documents in the proj ect file at the time of the public hearing, the documents and testir~ony submitted at the public hearing, and the items taken notice of by the Hearing Examiner. The Examiner also includes the site plan of records, staff reports and decisions in. File Nos. ZE-53A-80, ZE-53B-SO and ZE-53C-80. 1~. T11e subject site is appzoximately 1.14 acres in s~ze, relatively flat in topogzaphy, and undeveloped. The parcel represents Parcel "B" of final Binding Site Plan BSP-59-97. 12. The site plan of record, submitted on January 7, 2003, illustrates construction of a 2-story, 10,474-square foot office building, with a total of 89 parking spaces distributed on the east, west an.d south sides of the building. The site plan illustrates 27 feet of Type ~II landscaping and a 20- foot tall pole sign along the frontage of the site with Mullan Road, and 10 feet of Type 11I la~ldscaping along the east boundary of the site. 13. Primary access for the site would be provided by a single approach to Mullan Road illustrated along th.e west boundary of the property. The site plan illustrates czoss access to the property l~ing south of the site, at the southwest and southeast corners of the subject property. 14. In 1980, 5.1 acres of ~and inc~uding the site and adjoining ~and to the south, east and southeast were rezoned from the Agricultural Suburban (AS) zone to the Local Business (LB} zone, under the ~ow expired Spokane County Zoning Ordinance. See final decision in File No. ZE-53-80. ~'he rezone was conditioned on subm~ttal of a site development plan for review at a , ~ future public hearing, and th.e restriction of vehicular access along Sinto Avenue to the parcel's ~ : frontage lyi.ng within 190 feet east of Mullan Road, except for emergency vehicle access at po~nts approved by the County Fi~e Marshall. ~ ~ 6 15. Effective January 1,1991, the zonin.g of the site and adjace~t land rezoned in File No. ZE- 53-80 was reclassified to the Neighborhood Business (B-1} zone, pursuant to the Program to HE Findings, Conclusions and Decision ZE-53D-80 Page 2 0 ~ , ~ Implement the Spokane County Zoning Code, ~'he Program to ~nplernent retained the conditions o~approval for the 1980 rezone as a cond~tion of such B-1 zoning. See County Resolution No. 85-0900, Program to Implement, Zon.e Classification Transition Guide; and Donwood, Incorporated v. Spokane Coun~y, 90 Wn. App. 389, 957 P.2d 775 (1998}.. 16. On No~e~nber ~ 2,1997, the Hearing Examiner approved a change of conditions application for the easterly 2.83 aczes of the land rezoned in File No. ZE-53-80. See decision. in File No. ZE- 53A-80. This included approval of a site development plan illustrating a large office building on the westerly 2.34 acres of the 2.83-acre parcel, and a small office structure on the easter~y .49 acres of such pa~cel. The site plan il~ustrated a private driveway extending westerly from the 2.34-acre parcel through the eastezly half of the land lying south of and adjacent to the site, and accessing Sinto Avenue directly across from its "T" intersection with Stout Road. The s~te plan a~so illustzated an emergency fize access driveway to Sinto Avenue at the southea~t corner of the westerly 2.34 acres, closed off by a chain and padlock. The Examiner's decision specificaily lim.ited development of the change of cond~tions area to the concept presented in the approved site plan. 17. 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 Binding Site Plan No. BSP-59-97. The binding site pla~a. divided such acreage into three (3} parcels, consisting of the current site, a 1.14-acre parcel located dizectly south of the current site, and the westerly 2.34 acres of the 2.83-acre ~ parcel involved in File No. ZE-53A-80. ~he binding site plan illustrated a 34-foot wide driveway easement extending alon.g the entixe south boundary of the 1.14-acre parcel ~ying south of the s~te to Mullan Road. 18. On Septer~ber 1~,1998, the Examiner denied an application to change the conditions im.posed in File No. ZE-53A-80 for the easterly 2.$3 acres involved in File No. ZE-53A-80. See decision in File No. ZE-53B-80. Such application sought to revise ~he s~te plan of record in File No. ZE-53A-80 to make the emergency access located at the southeast corner of such land a full c~riveway access, move the wester~y driveway access along Sinto Avenue to t~1e southwest corner of such. land, and delete the driveway access through the cu~rent site. See Hearing Examiner decis~on in File No. ZE-53B-80. 19. Qn March 6, 2001, the Examiner approved an application submitted by t~e current applicant to change the conditions imposed in the 1980 rezone for the 1.14-acre parce~ located directly south of the site. See decision in File No. ZE-53C-80. The site pla~ of record for such projec~, submitted on February 19, 2001, illustrated development of an 8,031-square foot, 2-story office building in the north central portion of such pazcel, along with approximately 76 paved off street parking spaces. The site plan illustrated a d~iveway access to Mullan Avenue in t~~e northwest corner of such parcel. The site plan also illustrated the ~reviously established driveway easement along t~.e south. boundary of such parcel site, subject to certain modifications to allow joint access. See letter dated 2-22-O1 from Ron Mackie of Architectural Ventures (and attachment) in F~le No. ZE-53C-S0. 20. The Examiner's decision in File No. ZE-53C-80 imposed the following condition: HE Findings, Conclusions and Decision ZE-53D-80 Page 3 , "Site development shall not materially in~pair the adequacy of the driveway along the south boundary of the site to serve the adjacent properties to the east, provided the use of the driveway by such adjacent properties is within the scope o~the driveway easement possessed by such adjacent properties. Such driveway shall be preserved within the southeYly 30 feet of the site, subject to existing easement rights, unless relocated with the agreement of the owners of such adjacent pYOperties and approved by the County Engineer. The driveway entrance along Sinto Avenue shall remain oY be placed entirely within 190 feet of ~Iullan Road. " 21. A 2-story, 23,300-square foot office complex (Dakota Direct) has been constructed on the 2.34-acre pazcel of land located east and southeast of the site, alo~g wit~ associated parking and landscaping, Access to the office complex is provided by an approach to S~nto Avenue, located opposite Stout Road. A driveway exten.ds east from such approach, alon.g the south boundary of the 1.14-acre parcel lying south of the site, and continues east to the office complex, for a total driveway length of approximately 170 feet 22. The applicant recently developed an office complex (Mullan Centre) on the 1.14-acre parcel ~ocated directly south. of the site, substantially as proposed in File No. ZE-53C-80. The site plan of record for th.e current proposa~ illustrates the footprint of such co~nplex, a new access to N~ullan Road in the northwest corner of such adj acent parcel, the proposed cross access with the current site, and 60 off street parking spaces, 23 . Effective January ~ S, 2002, the County implemented a new Comprehensive Plan ("GMA Comprehensive Plan"), County Urban Growth Area (UGA) boundaries, and Phase I Development Regu~ations; pursuant to the State Growth Management Act. The County also repealed the interim development regulations previously adopted by the County under the State Growth Management Act. See County Resolution Nos. 2-0037 and 2-0470. 24. The si~e and immediately surrounding land are designated in the Mixed Use category of the GMA Cornprehensive Plan. The Low De~sity Residential category is found east of the Dakota Direct parcel located to the east, and east of the parcels fronting along Mullan Road south of the site. The Phase I Development Rebulations retained the zo~ing of the site and neighboring proper~ies, including preservation of conditions attached to previous rezones of such land. 25. The land fronti~g along Argonne and Mullan Roads in the vicinity is developed with commerciai uses on land zoned B-l, Commu~nity Business (B-2), Regiona~ Business (B-3) or Urban Residential-22 (UR-22}. The land lyin.g d~rectly north of the site is zoned B-3 and developed with a multi-stor~ hotel. ~ ~ 26. The Arterial Road Plan adopted in the GMA Compzehensive Plan designates Argonne ~ Road and 1V~ullan Road are Urban Principal Axteria~s, and designates Miss~on Avenue to the nor~h as an Urban Minor Arterial. Sinto Avenue, Stout Road and Locust Road in the vicinity are ~ Local Access roads. Interstate 901ies at varying d~stance north of Mission Avenue in the ; vicinity. The I-90lArgonne freeway interchange is located a short distance north of Mission ' ; Avenue. . HE F~ndings, Conclusions and Decision ZE-53D-SO Page 4 0 Y ~ ~ ~ 27. Implementing zones for the ~Vlixed Use category of the GMA Com~rehensive Plan, under the Phase I Development Regulations, include the B-1, ~-2, Urban Residential-12 (UR-12}, UR- 22 and Industrial Park (I-1). Implementing zon.es for the Low Density Residential category include UR-3.5 and Urban Residential-7 (IJR-7). 28. The Mixed Use category of the GMA Comprehensive Plan is ~ntended to enhance ~ravel options, and encourage development of locally serving commercial uses, medium-density apartments and offices along designated transportation corridors. Low-intensity, auto-dependent uses are d~scouraged I in such areas, which focus on aesthetics and design. 29. A change of conditions application was required for the proj ect under the conditions of the 19 8 0 rezone atfiached to the current zoning o f the site, and pursuant to S ection 14. S 04. 040 of the Cou~ty Zoning Code. 30. The Staff Repor~ sets forth the policies of the Mixed Use category. The County has not yet implemen~ed subazea plar~ning or zoning controls to implement the various policies of the Mixed Use category. The policies of Neighbozhood Commercial category stated in the Staff Report do not apply to the proposal. 31. The existing B-1 zoning of the site implements the Mixed Use category. The proj ect is designed to be compatible with the applicant's similar office complex to the south. Offices uses of a local serving nature have been developed in the office comp~ex to the south, and are being planned for the offices on the current site. While the proposed building on the site is primarily oriented toward the south parking axea on the site, a parking area is located aiong Mul~an Road. ~arking along N~ullan Road is not available. The office bu~lding located to the south has been attractively developed, and the same can be expected for the current proj ect. 32. Certa~n owners of prope~ty residing south of the project and Sinto Avenue expressed concern regarditlg the cross access between the site and the adjoining property to the south, because it would allow additional access along Sinto Avenue. Such owners cited various adverse irr~.pacts associated with access to Sin.to Avenue and Locust Road by the Dakota Dizect deve~op~.ent to the east, including insufficient off street parking, con.gested traffic movements at the approach to Sinto Avenue on the parcel located south of the s~te, racing of cars illegal use of a~re access at the southeast corner of the Dakota Direct property, loss of privacy, property deva~uati.on, use of the Sinto Avenue access ~nstead of the Mullan Road access for the parcel located south of the s~te, and other concerns. 33. Vehicles from the Dakota Direct development to the east aze improperly us~z~g the fire access on such site for general access to Sinto Avenue, with the chain blocking such access not being kept up and maintained by Dakota. The fire access was not chained at the time of the Examiner's recent site visit. Such access is prohibited by the conditions of approval in File No. ZE-53A-80. 34. The office uses located on the parce~ lying south of the site are t~pical daytune business hours, and the office uses on the current site will likely have similar hours of operation. Such uses implement the purpose and intent of the B-1 zone. HE Findings, Conclusions and Decision ZE-53D-80 Page 5 ~ ~ 1 35. While the cross access betvveen the site and the parcel to the south would allow access from the site to Sinto Avenue, it would also provide the s~te additional access to Nlullan Road through such adj acent land; and allow the parcels lying south and east of the site additional access to Mul~an Road through the site. Policies T.4a.10 and T.4a.l 1 of the Transportation section of the GMA Comprehen.sive Plan encourage cross access and combining driveways for commercial pxoperties, in order to reduce the number of access points on Principal Arterials. 36. County Eng~neering found that the proposal met the concurrency requirements of th.e Phase I Development Regulations, and did not require a traffic study for the proposal. There is no . competent engineering evidence in the record to indicate that the project would have any significant adverse impact on levels of service on the road network serv~ng the site. 37. Provided traffic associated wifih the uses developed on the site does not access Sinto Avenue through the un-pennitted fire access on the Dakota Direct property, the proposed cross access between the site and the adj oin.ing land to the south should improve traffic circulation and not have any significant adverse impact a~ong Sinto Avenue or the drivev~ay approach opposite the intersection of Sinto Avenue and Stout Road. The Examiner has added a condition of approval prohibiting access to Sinto Avenue east of the existing app~oach on the property ~ocated south of the site. 38. The site is located with~n the boundaries of the City of Spokane Valley, which city will be incorporated on March 3 l, 2003. Enforcement regarding the improper use of the fire access on the Dakota Direct prope~ty lies with the County until March 31, 2003, after which date the City of Spokane Valley will assume jurisdiction over zoning matters in the vicinity of the site. 39. The pxoposal meets the sewer, water and traffic concurrency requirements of the Phase I Development Regulations. 40. The proposal has been conditioned for compliance with the B-1 zone and ot~~er relevant provisions of the County Zoning Code. 41. No public agencies opposed the proj ect. The proposal, as conditioned, will not have a significant adverse impact on the environment or neighboring properties. Based o~. the above findings of fact, the Hear~ng Examiner enters the following: ~ II. CONCLUSIONS OF LAW 1. The proposed change of conditions, as conditioned, conforms to the GMA Comprehensive Plan. 2. The ro osal bears a substantial re~ationshi to and/or will not be detrimental to the ublic { p p p ~ , p . health, safety or welfare. ~ ► ~ , I , t 4~ HE Findings, Conc~usions and Decision ZE-53D-80 Page 6 D ~ 1 ~ v 3. The procedural requirements of the State Environmental Policy Act and the County's Local Environmental Ordinance have been met. 4. ~'he proposal, as conditioned, comp~ies with the Neighborhood Bus~ness (B-1} zone, other re~evant provisions of the County Zoning Code, and other applicable development regulations. 5. The pzoposed change of cond~tions meets th.e criteria established in Section 14.504.040 of the County Zoning Code for a change of conditions application. 6. Approval of the land use application is appropriate under the criteria established for the approval of Iand use applications in Section 11 of the County Hearing Examiner Ordinance, adopted by County Resolution No. 96-0171. III. DECISION Based on the Find~ngs of Fact and Conclus~ons of Law above, the above application for a change of conditions application, to allow the development of offices, is hereby approved, subj ect to the conditions of the various public agencies specified below. Any chan.ges to pub~ic agency conditions added or s~gn.a.ficant~y altered by the Exam~ner are ~ italicized. ~ Fa~lure to comply with the cond.itions of th~s approval m.ay result in revocation of this approval by tk~e Hearing Examiner. This approval does n.ot wa~ve the applicant's obligation to comply with all other requirements of other agencies with jurisdiction over land development. SPOKANE COUNTY DIVISION OF PLANNZNG 1. A~~ condition.s imposed by tk~e Hearing Examiner sha~l be bindi~g on the "Applicant," which term shall include the owner(s), developez(s}, and user(s} of the property, and their heirs, . ass~gns ar~d successors. 2. The Cha~zge of Conditions applies to the proper~y currently referenced as Count~ Assessor's tax parcel no.45172.0751, as more particularly described in the title notice condition below. : 3. The proposal shall comply with the Neighborhood Business {B-1) zone, the Aquifer Sensi.tive Overlay zone, the Airport Overlay zone, and all other applicable provisions of the Spokane County Zon~ng Code, as amended. 4. Th.e applicant shall develop the subject property in substantial conformance with the site development plan of record submitted on ~Ianuary 7, 2003, subject to compliance with conditions of approval and development regulations. The County Division of Planning may administratively approve minor variations, consistent wi~h conditions of approval and development standards, in accordance with Section 14.504.040 of the Coun~y Zoning Code, as HE Findings, Conclusions and Decision ZE-53D-80 Page 7 w ~ amended. All other revisions require the submittal of a change of conditions application, and its review and approval by the Hearing Examiner after a public hearing. 5. Traffic associated with the proposal is prohibited from directly accessing Sinto Avenue through the fiYe access located on the Dakota Direct property lying east/southeast of the site, or ~hrough adjacent property from any point along Sinto Avenue lying more than 190 feet east of Nfullan Road. The applicant shall ac~ively discourage its employees and customers from using the fire access. If this condition is substantially obseYVed, County Planning may prohibit cross access between the site and the adjacent property lying south of the site. b. The applicant shall contact the Division of Building and Code Enforcement at the earliest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Design/development concerns include addressing, fire apparatus access roads, f~re hydrant flow, approved water systems, building accessibility, con.struction type, occupancy classification, existing exterior wall protect~on and energy code requirements. 7. An avigat~on easement acceptable to the Felts Field Airport Board shall be prepared and filed for record with the Spokane County Auditor prior to the issuance of building permits. 8. The Division of Planning shall prepare and record with the Spokan.e Coun~y Auditor a Title Notice, noting that th.e property in question is subject to a variety of special conditions imposed as a result of approval of a land use action, This Title Noti.ce shall serWe as public notice of the conditions of a~proval affecting the property in question. The Title Notice should be recozded wit~in the same time frame as allowed ~or an appeal and shall only be xeleased, in full or in part, by the Div~sion of Planning. The Title Notice shall generally provide' as follows: "The parce~ of property legally described as "Parcel `B' of Binding Site Plan No. BSP-59- 97, as recorded at 3:07 p.m. on Jun.e 12, 1998, in Book 2, Page b of Binding Site Plans, records of Spokane County Auditor", is the subject of a land use action by the Spokane County Hearing Examiner on March 18, 2003, approving a change of condxtions application for such parcel and imposing a variety of specia~ development conditions. File No. ZE-53D-80 is available for inspection and copying in the Spokane County Division of Planning." SPOKA,NE COUNTY D~VISION OF ENGINEERING Prior to release of a building permit, grading permit, or use of the property as proposed: 1. Approach Permits are required for any access to the Spokane County road system. 2. A Professional Engineer (P.E.}, licensed in the State of Washington, shall submit storm ~ drainage construction. plans and a drainage report that con~orm to the versions of the Spokane ~ County Standards for Road and Sewer construction, the guidelines for Stormwater Management, an.d all applicab~e federa~, state, and local regulations and laws that are in effect afi the time of the ' , plan submittal or at the time of the development permit application(s}. The final storm drainage i ~ HE Findings, Conclusions and Decision ZE-53D-80 Page 8 0 i i ~ ' ✓ plans and dra~nage report shall receive the County Engineer's acceptance prior to release of any associated Grading, Building, or R~ght-of Way Permit. 3. A parking plan and traffic circulation plan sh.all be submitted and approved by the Spokane County Eng~neez. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. 4. The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineez. 5. No im.provements are required for Mullan Road because CRP 2853 and Sanitary Sewer Proj ect #0 ~ 2 constructed these improvements. Note; A S-year moratorium on pavem.ent cuts is in effect for this segm.ent of Mul~an Road due to the recent ~ aving by CRP 2 8 5 3. 6. All requ~red improvements shall conform to the current State of ~Vashin.gton Standard Specifications for Road and Bridge construction and other applicab~e count~ standards andlor adopted resolution.s pertaining to Road Standazds and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. ~ 7. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane County Resolution No, l-0298 as amended and are applicable to this proposal. 8. No construction work is to be perfonmed within the existing or proposed right of way until the County Engineer has issued a perm~t. All work within the public road right of way is subj ect to inspection and appzoval by the County Engineer. 9. All required construct~on within the existing or proposed public right of way shall be comp~eted p~ior to the release of a building permit or a bond in an amount estimated by the County Engi~leer to cover the cost of construction or improvements shall be fi~ed with the County Engineer. 10. The applicant is advised that there may exist utilities either underground or overhead affec~ing the a~plicant's property, i~lcluding property to be dedicated or set aside future aCqU1S1t1011. Spokane County will assume no financial obligation for adjustme~lts or relocat~on regarding these utilities, The applicant should contact the applicable utilit~es regarding responsibility ~or adjustment or relocatioz~ costs and to make arrangements for any necessary work." 1~. The applicant shall grant applicable border easements adj acent to Spokane Coun.ty Right of Way per Spokane County Standazds. 12. The Spokane County Engineez will issue a Transportation Concurrency Certificate for thirty-one (31) PM peak hour trips for a 21,000 square foot office building. HE Findings, Conclusions and Decision ZE-53D-80 Page 9 0 ~ ti 13. This proposed zone change has been rev~ewed according to the site plan of record. Any modifications to this site plan of record that would result in changes to site drainage and/or traffic ~mpacts shall require additional review by the County Engineer. At such time as a revised szte plan is submitted for review, the applicant shall submit detailed drainage andlor traffic information for review by the County Engineer to determine what traffic impacts, if any, that the development would ~ave on surrounding infrastructure. T~.e applicant is advised that mitigation m.ay be required for off site improvements. SPOKANE COUNTY DIVISION OF UTILITIES l. A wet (~ive) sewer connection to th.e area-wide Pub~ic Sewer System sha~l be constructed. A sewer connection permit is required. Commercial developments shall submit historical and or estimated water usage prior to the issuance of the connection permit, in order to establish sewer fees. 2. The applicant shall submit expressly to the Spokane County Div~sion of Utilities, "under separate cover," only those plan sheets showin.g sewer plans and specification.s for the public sewer conr~ections and faci~ities for review and approval. Commercial developments shall submit historical and or estimated water usage as part of the sewer plan submittal. 3. Arrange~~nents for payment of applicable se~ver charges must be made prior to issuance of sewer connection permit. Sewer charges may include special connection charges and general ~acilities charges. Charges may be substantial depending upon the nature of the develop~nent. 4. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. SPOKANE COUNTY 1tEGI0NAL ~EALTH DISTRICT 1, The sewage disposal method shall be as authorized by the D~rector of Utilities, Spokane County. 2. V~ater service shall be coordin.ated through the Di~ector of Utilities, Spokane County. 3. Watier service shall be by an existing public water supply when appro~ed by the Regional Engineer (Spokane), State Department of Health. 4. A public sewer system. will be made available for the project and individual service will be provided to the tract. The use of an individua~ on-site sewage disposal system shal~ not be authorized. 5. The use of private wells and water systems is prohibited. , i HE Findings, Conclusions and Decisio~ ZE-53D-SO Page 10 ' 0 i ~ r .r i SPOK.ANE CUUNTY AIR POLLUTION CONTROL AUTHORITY l. All applicable a~r pollution regulations must be met. See memorandum to County Planning dated January 15, 2003, from Ron Edgar of SCAPCA. DATED this 18th day of March, 2003. SPOKANE COUNTY HEARING EX:A,MINER / Micha~l C. Dempsey, WSBA #823 NOTICE OF FINAL DECISIDN A,ND NOT~CE OF RIGHT TO APPEA~L ~ Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner on an application for a cha~.ge of conditions is f~nal and con.clusive un~ess within twenty-one (21) calendar days from the issuance of t~e Examiner's decision, a party with standing files a land use ~ petition in superioz cour~ pursuant to ch.apter 36.70C RCW. Pursuant to chapter 36.70C RCW, the date of issuance of the Hearing Examiner's decision is three (3) days after it is mailed. This Decision was no.ailed by Certi,fied Mail to the Applicant, and by first class mail to othez parties of record, on ~arch 18, 2003. The date of issuance of th.e Hearing Examiner's dec~sion is therefoze March 21, 2003, counting to the next bus~ness day when the last day for mailing falls on a weekend or holiday. THE LAST DA.Y F~R APPEAL OF TH~S DECISION TO SUPERI4~t COURT BY LAND USE PETITI4N IS APRIL 11, 2003. The complete record in this matter, including this decision, is on file during the appeal period with the Office of the Hearing Examiner, Third Floor, Public Works Building,1026 West Broadway Avenue, Spokane, VVashington, 99260-0245, (509) 477-7490. The file may be inspected Monday - Friday of each week, except holidays, between. the hours of 8:30 a.m. and 5.00 p.m. Copies of the documents in the record w~ll be made available at the cost set by Spokane County. Pursuant to RCW 36.70B.130, affected property owners may request a change in valuation for property tax purposes notwithstanding any pzogram of revaluation. HE Findings, Conclusions and Decision ZE-53D-SO Page 11 . ENGINEER'S ~:~~~~.~~V SHEE'I` Project St~tus Actir•e As Built Plans Rcceived Rezone File ~E-~053D'O~ '$Q R~ad Plans Approved Companion Files: New Road Siandards 5-15-95 Mylar Related Files: BSP-0059 ZE-~053-~U Fleariug: 02/26/Z003 9:00 II~iilding Dept: Technical Rc~-iew: ~~arvard Rd Plan ~ f ng Special Fecs Preliminary Revicw: 01/23/2003 '('ype: Scheduled Far ~~rge Lut ~ldg. Square Feet Date Rcceivcd; 01/09/2003 Nc~. Lots: No. Acres: 1.14 Project Name B-1 CHG OF COND SITE PLAN AMENDED MULLA.N CTR II Sitc Address W. LOCUST, S. i~1ISS(~N, E, titULLAN, N. S1NT0, (~IULLAN N. l4Za Applicant Conditiuns hiailed: Flood ~one Phane Dist School Dist Dun R Cantu f~ ire Dist Rang~-To«~nship-Section: 44 - 25 7 PARC:EL(S): (first ?U) CANTU INVESTI~~EN~['S LLC Water Source d5172•0151 1410 N. Mullan Rd , Z07 Sewer Source SP4KANC, WA 9920G-~O~G Phane ~509) 777-1111 Fa~ (~09) 777-1111 Eng ~3illing Uan R Cantu ('ANTU fNVESTMLNTS LLC 141Q N. Mullan Rd , 207 Ownrr Dan R Gantu SPOKANE, WA 9920b-4046 CANTU INVESTMCNTS LLC ~'hone (509) 771-1 I 11 14t0 N. Mullan Rd , 207 Fax (509) 777-1 l 1? SP~I~NE, wA 99206-40ab Signed Name: ~'hon~ (~09) 771-1111 QAN R CANTU Fax (SG9) 777-1 l Il Buildin~ ~77-3675 ~Piannin~ 477-7?00 /En~ine~r 477-3600 Cantact 13/P 1AMES RICI~.ARDSON Contact En~ GREG QALDWIN Da~~ Subn ~tted ri i ni ia! Eng N~ed 'fechnically Completc Eng Need Harvard Rd Miti~ation Cn~ Need Drainage Plans En~ Need Traf~ic Analysis Eng Need Other O 1/0612403 Eng Agree Pay Fees Received Eng final Plat Fees Completed Eng Agree Priority ~ees Received 01/0712003 Eng Prelim Plat Fees Completed Copy to Accounling / / Notice to Public 1 Nutice tu Public # 1 3 4 6 Completed - or Needs to be signed Design Dcviatian Dates (In-Out) i 1 - I I I I l i l - I ! I 1 ~ ~ ~ ~ ~ ~ond quanties calculatcd Hearing Date Decisian App ~ Dcn Cond Appld BCC Appealcd to 8CC Decisian App Dcn Gand ~pp(d Court Appealed to Cnurt Decision App Den Cond Appld / / Stamped Mylars to Secrctary (Sandy) _ / j Stamped 2Q8 Loi Plans to Sccretary (Sandy) _ • . e ~ G . ~ STAFF REPORT T4 THE HEARING , EXAMINER . ZE-53D-80 SPd~~~ DIVISION ~F PLANNING HEARING DATE: February 26, 2003 at 9:00 a.m. FILE ZE-53D-80 PROJECT PLANNER: James Richardson, Associate Planner PROJECT DESCRIPTION: Site Plan Review for an office building in the Neighborhood Business (B-1) zone as required by the original conditions of approval for Zone Reclassification, ZE-53-80. PROJECT DATA: l Project Location: Generally located north of and adjacent to Sinto Avenue and east of and adjacent to Mullan Road in the NVU %4 of Section 17, Township 25 North, Range 44 EWM. The site address, is 1410 N. Mullan Road. Parcel Number: 45172.0751 Owner: Cantu Investments, LLC c!o Dan Cantu ~ 1410 N. Mullan Rd.; #207 Spokane, WA. 99206 ~ (50~)177-1111 ~ Agent: Dan Whittaker 2702 W. Sunset Blvd. . Spokane, WA. 99224 ~ . . (509~ 456-8218 ~ Comprehensive:: Plan. Desi~nation: Mixed Use (MU) , ~ Existin~ Zonin~:,.. , ~ Neighborhood Business (B-1) ~ . ~ Existin~ Land. Use: Undeveloped Su~rroundin~~~Zonin~ and~Land Uses: ~ ~ ~ ~ • No~rth: The property adjoining the site to the north is zoned Neighborhood 6usiness (B-1) established in 1991 and is ~ ~ . ~ . ~ presently developed as a motel. :~S.outh:~ ~ . , The ~ property adjoining the site to the south is zoned ~ ~ ~ ~ ~ ~ . . ~ ; ~ . , . Neighborhood Business (6-1 ~ and Urban Residential-3.5 : ~ . . ~ . ~ ~ ~ ~ _ . ; ~ - ~ ~ ~ . . , ~ : ~ . (UR•3.5~ established in 1991 and is presently developed : ~ , . . : ~ ~ . ~ . ~ ~ ~ . ; ~ ~ for commercial uses and duplex dwellin~s. - : ~~Ea~st,:::~~ ~ ~ ~ ~ . . ~ ~ _ : . ~ ~ ~ The property adjoining the site to the east is zoned : ~ ~ ~ . ~ . . ~ ~ . ; Neighborhood Business (B-1 } established in 1991 and is : presently developed as a two stor~ office buildin~. ~ West:~~~.. ~ The property located west of the site is zoned ~ ~ ~ ~ ~ ~ Neighborhood Business (6-1 ~ established in 1991 and is ~ . , presently developed as a gas stationlconvenience store . ~ . : ~ . . . ~ ~ ~ and retail store. ; - . ~ ~ ~Cnown.: ~ :~a:n~d; ~Use P~r ~ . . oposal,s .and,.~ • ZE-4-97 • a Zone Reclassification frorn B•1 and UR- , ZE-53D-80 Staff Report - February 26, 2003 Hearing 1 of 9 $ . Recent Pro'ect A rovals in the Area~ 3 5 to Regional 6usiness (B-3) located on the south 1 pp of this Project: side of Sinto Avenue west of Mullan Road and southwest of the project site; • ZE-47-84 - a Zone Reclassification from Agricultural Suburban (AS} to Local Business (now classified 6-1 } Iocated at the southeast corner of Mullan Road and Sinto Avenue and west of the project site. • ZE-47•97 - a Zone Reclassification from Neighborhood Business (B-1 ~ to Regional 6usiness (B-3) located west of and adjacent to Mullan Road. • ZE-536-80, a Change of Conditions request, pertaining to the neighboring eastern parcel was denied in 1997. ~ Land Division Status: The project site is Parcel "B" of BSP-59-57 recorded June 12,1998. ~hore~ine ~esignation: ~ Not Applicable. ~Vater P'urveyor: ~ Modern Electric Water Company. ~ewage ~~ispos~~: Spokane County Sanitary Sewer system. -Fire ~istrict~: ~ Fire District #1. School DistriCt: West Valley School District #363 Nearest Arterial and Distance: ~ The project site fronts on Mullan Road which is designated as a Principal Arterial. Neighborhood Association: ~ None. • This proposal is located inside the Urban Growth Area (UGA). ~ • This proposal is located inside the Public Transportation Benefit Area (PTBA). • This proposal is located outside the 1000' notification boundary of designated Natural Resource Lands. GMAICRITICAL AREAS: ~Aquifer Recharge Area: l Subject property is located inside the Aquifer Sensitive Area (ASA) Overlay Zone. Fish. & Wildlife~Habitat Conservation Areas: ~ None illustrated on the Spokane County Critical , ~ , . . , Area Maps. .~Floodpiain:=~ ~ , ~ None illustrated on the Spokane County Critical ~ ~ , ~ ~ ~ ~ ~ , ~ ~ Area Maps. . Geolo:gically ~Hazardou~s:~ ~ ~ None illustrated on the Spokane County Critical : . ~ ~ : : ~ . : ~ : . . ~ Area Maps. ~ 1Netiands. ~ ~ ~ ~ None illustrated on the Spokane County Critical ~ Area Maps or Wetland Inventory Maps. ~ ~ ~ ~ , ~ S E PA: . • DNS issued on February 11, 2003. • Comment period ended February 25, 2003. NOTICE: Published: The Notice of Hearing and DNS were advertised in the Spokesman Review legal section on February 11, 2403. ZE-53D-80 Staff Repo~t - February 26, 2003 Hearing 2of9 J ~ l y Mailed: Notice of Application and the Notice of Hearing were mailed to taxpayers/owners of property located within 400 feet of the boundaries of the subject site on January 10, 2003 and February 11, 2003, respectively. Site Posted: The deadline for the applicant to post the site was February 11, 2003. 1724 COMPLIANCE DATES: Application Submitted: January 7, 2003 Determination of Completeness issued; January 23, 2003 Date Notice of Decision is Due: May 23, 2003 REVIEWING AGENCIES: A total of 10 agencies were notified of the proposal and comments were solicited. Final comments were due February 25, 2003. . Agencies Notified Response Date Agencies Notified Respons Date Received Received e Received Received Spokane County Yes January S. C. Division of No Division of Engineering 22, 2003 Engineering; Developer and Roads Services Spokane County Yes January Spokane County No Division of Utilities 16, 2003 Division of Utilities, Stormwater Utility Spokane Regional Yes January Spokane County Air Yes January Health District 23, 2003 Pollution Control 15, 2003 Authority West Valley School No S.C. Division of Building No District & Code Enforcement # 363 Spokane County Fire Yes January Modern Electric Water No Protection District No,1 20, 2003 Company RESPONSES FROM AGENCIES OF INTEREST: Responses received from consulting agencies of expertise are in the form of comment and recommended conditions of approval. RESPONSES FROM THE PUBLIC: The Division of Planning has received no letters in response to the Notice of Application for the project. DESCRIPTION OF THE SITE: The site is approximately 1.14 acres in size, relatively flat in topography, and undeveloped. A large office complex was recently constructed on the parcel of land adjacent to and east of the project site along with associated parking and landscaping. Access to said neighboring office complex is provided by a private driveway,~ which begins at the project site opposite Stout Road and extends easterly across the project site frontage with Sinto Avenue for approximately 170 feet to said office complex. The project site was created as a result of the approval and recording of Binding Site Plan BSP-59-97 and is identified as Parcel C. Said BSP was approved by the Division of Planning and divided a 4.62 acre parcel into Parcels A, B and C, The westerly two Parcels 6 and C are each 1.14 acres in size and front on Mullan Road. The project site is bounded on the west ~by Mullan Road, which is designated as a Principal Arterial by the County Arterial Road Plan. BACKGROUND: A Zone Reclassification, ZE-53-80, from Agricultural 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 following condition to this approval: ZE-53D-80 Staff Report - February 2fi, 2003 Hearing 3of9 , J ~ uThe specific development plan wiil be submitted for Hearing Examiner Committee review and approval prior to issuance of building permits." The Local Business (LB) zone crossed over to Neighborhood Business (6-1 } on January 1, 1991, with the implementation of the Spokane County Zoning Code and Crossover Zoning Matrix, As mentioned above, BSP-59-97 created the project site as well as the two neighboring parcels north and east of the project site. WAM Enterprises developed a two story, 23,300 square foot office building on the neighboring eastern Parcel A. The project proponent has purchased the western project site and desires to construct a 10,474 square foot office building with associated parking, landscaping and drainage areas. Essentially, the land use policy issue was settled when the rezone was granted by the Board of Commissioners in 1980. While not stated in the Board's findings it is assumed by the Division of Planning that the purpose for requiring Hearing Examiner Committee Review of the site specific development plan is to assure that the project is developed in a manner that minimizes conflicts with vicinity land uses and to ensure applicant compliance with the applicable ordinances. The public hearing record on the Zone Reclassi~ication (ZE-53- 80) shows that the project was opposed by nearby residents. The applicant has applied for a ~ building permit for the office building. The preceding actions (ZE-53A-80, ZE-536-80, and ZE-53C-80) involved site plan approvals for the adjoining parcels to the south and east and a request for a change in access for the easterly parcel which was denied by the Hearing Examiner, SITE PLAN: The site plan of record illustrates the construction of a two (2} story 10,474 square foot office building. Access to the site will be by a single approach to Mullan Road with secondary access to Sinto Avenue. Approximately 89 paved off-street parking spaces will be provided and approximately 22% of the project site will be landscaped as required by the Zoning Code. Building coverage will be approximately 21% of the project site and paving will cover approximately 57% of the project site. A twenty-seven ~27) foot wide strip of Type III landscaping will be provided adjacent to Mullan Road. A 20 foot tall pole sign is proposed on the western ~ portion of the site adjacent to Mullan Road. COMPREHENSIVE PLAN ANALYSIS: The project site is located in the Mixed Use category of the Comprehensive Plan. Mixed-use areas include "centers" and "corridors." Urban centers and corridors provide focus points to the design of urban areas. Urban centers distributed spatially throughout the urban area provide for retail sales, services, government and business offices, recreation facilities, higher-density residences and other high-intensity uses to serve the needs of surrounding residential areas. The Comprehensive Plan provides for three types of mixed-use centers, Neighborhood, Community and Urban Activity. The three types of centers are distinguished by scale and intensity. Neighborhood Centers are the smallest and least intensive and Urban Activity Centers are the largest, most intensely developed and provide for the widest range of uses. Mixed-use categories include the following: Neighborhood Commercial - The Neighborhood Commercial classification designates areas for smafl-scale, neighborhood-serving retail and office uses. Neighborhood business areas should be located as business clusters rather than art~rial strip commercial development. Neighborhood business centers may be designated through the adoption of the Comprehensive Plan, Comprehensive Plan amendments or through neighborhood plans. Mixed-Use areas Mixed-use areas are intended to enhance travel options, encourage development of commercial uses, higher-density residences, office, recreation and other uses. To be successful, mixed-use areas require detailed professional and community-based planning and quality market research. ZE-53D-80 Staff Report - February. 26, 2003 Hearing 4of9 . ~ r ` Neighborhood and sub-area planning programs that involve design professionals, government service providers, business people and community residents will be necessary to design successful mixed-use areas. Goal UL.12 Encourage the development of mixed-use areas that foster community identity and are designed to support pedestrian, bicycle, and transit transportation. Policies UL.12.1 The specific size and boundaries of mixed-use areas shall be established through comprehensive plan adoption, comprehensive plan amendments andlor future sub- area planning efforts, based on regional and local needs and constraints. UL.12.2 Identify and designate mixed-use areas that support mixed-use, high-density development. Establish mixed-use areas as a land use category in the Comprehensive Plan. Response: These Policies were partially implemented with the adoption of the 2002 Comprehensive Plan and the Phase I Development Regulations. No Mixed Use zoning changes have yet been implemented. UL.12.3 The characteristics of a mixed-use area include: a~ Housing and employment densities to support frequent transit service; b) Public transit connections to other Centers and Corridors; c) Safe, attractive bus stops and pedestrian and bicycle ways; d) Buildings which front on wide sidewalks with attractive landscaping, benches and frequent transit stops; e) Multi-story buildings oriented to the street rather than parking lots; and fl Parking spaces located behind, or to the side of buildings or under/over structures. Response: The site plan of record depicts parking areas on the east, west, and north sides of the building. The structure is primarily oriented toward the north parking lot and has a parking area adjacent to Mullan Road. This design is consistent with the previous phase of the development adjoining to the south. UL.12.4 The mix of land use in a mixed-use area includes: . a) A variety of housing styles-apartments, condominiums, row houses, two-family and single-family houses on small lots; b) There could be a full range of retail goods and services grocery stores serving several neighborhoods, theaters and restaurants, drycleaners, hardware stores and ~specialty shops; c) A mix of residence types in close proximity to commercial uses and business and government offices; . d~ An emphasis on community-serving rather than regional-serving commercial uses. e} Commercial uses that require large land areas but have low employment density and are auto-dependent (lumber yards, nurseries, warehouses, auto dealerships, etc.} are prohibited; and f~ Residential density within a mixed-use area shall range from 6 units per acre to 30 units per acre. . ZE-53D-84 Staff Report - February 26, 2003 Hearing 5of9 ~ ~ Response: Professional offices such as those proposed are a preferred use with the Mixed Use designation. UL.12.5 Implementation of mixed-use areas should only occur after the adoption of a subarea plan that involves design professionals, government service providers, business people and community residents. Response: No sub-area planning is presently contemplated forthis area. Commercial Land Use Neighborhood Commercial The neighborhood commercial classification designates areas for small-scale neighborhood-serving retail and office uses. Neighborhood business areas should be located as business clusters rather than arterial strip commercial development. Neighborhood business centers may be designated through the adoption of the Comprehensive Plan, Comprehensive Plan amendments or through neighborhood plans. Goal UL.13 Provide adequate commercial land within urban growth areas to conveniently serve the local and regional trade areas. Pol icies ~ UL.13.1 Designate a variety of strategically located commercial areas that will be accessible from roadways of major arterial classification or higher, served with utilities and free of major environmental constraints. UL.13.2 Allow incentives to encourage the development of residences in conjunction with commercial districts. UL.13.3 The initia! quantity of commercial land uses within the UGA is based on methodologies established by the. Growth Management Steering Committee of Elected Officials (March 15,1996). Future commercial land quantity analysis shall consider Growth Management Steering Committee methods, but may use other methodologies. UL.13.4 Develop and maintain comprehensive design standards and a design review process to ensure that commercial projects are developed with minimal impact on the environment, are complementary and compatible with related community appearance and design and assure pedestrian as well as vehicular access. UL.13.5 Establish specific development standards relating to setbacks, landscaping, . physical buffers, screening, access, signs, building heights and design review for commercial development. Response: These Policies were partially ~ implemented with the adoption of the 2002 Comprehensive Plan and Phase I DevelopmentRegulations, UL.13.6 Zoning and other land use regulations shall provide the following improvements for commercial development: ~ ~ . . ~ a) Paved streets ~ . b) Sidewalks and bicycle lanes in commercial and retail areas ~ . ZE•53D-80 Staff Report - Fe~ruary 26, 2003 Hearing 6of9 , , w ~i c) Parking, bike racks and transit facilities for employees and customers (some facilities may be communal) d} Landscaping along streets, sidewalks and parking areas to provide an attractive appearance ~ e) Adequate stormwater control, including curbs, gutters and stormwater management facilities ~ Public sewer and water supply g) Controlled traffic access to ~arterials and intersections Response: These Policies were partially implemented with the adoption of the 2002 Comprehensive Plan and Phase I Development Regulations. ZONING ANALYSIS: A Zone Reclassification, ZE-53-80, from Agricultural Suburban (AS} to Local Business (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 resul# of the implementation of the Spokane County Zoning Code and Crossover Matrix on January 1, 1991. The purpose of the B-1 zone is to allow for limited, small-scale neighborhood serving retail and office uses as a means of implementing the Urban, Major Commercial and Suburban categories of the Comprehensive Plan. Section 14.624.100 (B-1 Zone) of the Spokane County Zoning Code specifies that B-1 zones should be in a business cluster no larger than five acres in size, with frontage on a Collector Arterial or higher road classification not exceeding 600 feet, and spaced at least one-half mile from other B-1 zoned areas. When located wholly within the Major Commercial category, 6-1 zones are not subject to the area, frontage and location restrictions or advisements that apply to B-1 zones in the Urban category, although frontage on a Collector Arterial or higher road classification is still a requirement. . Section 14.624.100 specifies that the general characteristics of all 6-1 Zone areas inc(ude paved roads and sidewalks, public sewer and water, and a full line of public services including manned fire protection and public transit. Public sewer and water services are available to the project site as well as mass transit service. Additionally, fire and police protection services, solid waste pickup, telecommunication and power services are also available to the project site. !n 1996, Spokane County replaced the Hearing Examiner Committee system with a Hearing Examiner system, pursuant to the Spokane County Ordinance (County Resolution No. 96-0171). The Hearing Examiner Ordinance vested the County Hearing Examiner with the authority to hear rezone and change of condition applications. Since site plan review by the Hearing Examiner Committee was required in ZE-53-80 as a condition of approval, the Hearing Examiner is the proper body to review the site plan submitted by the applicant in Planning Division File No. ZE- 53D-80. Since the Hearing Examiner Ordinance and Zoning Code 14.504.040 vest the Hearing Examiner with authority to review a site plan only after conducting a public hearing, the Division of Planning properly processed the current application ~ as a Change of Conditions application, subject to a public hearing and review. A public hearing review of a detailed site plan on ZE-53D- 80 is also appropriate considering that the 1980 rezone, ZE-53-80, was opposed by neighboring property owners, and the Board of County Commissioners imposed special conditions to protect neighboring-property owners from the impact of future site development. The Board of County Commissioners attached three (3) conditions to the 1980 approval of Zone Reclassification ZE-53-80. The proposed project is consistent with Conditions 1 and 3. Condition 2 which is the subject of this report reads as follows: 2. The specific development plan will be submitted for Hearing Examiner Committee review and approval prior to issuance of building permits. ZE-53D-80 Staff Report - February 26, 2003 Hearing lof9 nal sis of the ro ~sed ~'ect's com liance with the B-1 Zone minimum The following is an a y p p p ~ p development standards: SITE PLAN DATA: Proposed Required Building Coverage 21% 50% maximum Lot Size 1.14 acres 5Q00 square feet Lot Frontage 159.6 feet 50 feet Building Height 33 feet 35 feet Landscaping West Boundary 21 feet Type III 5 feet Type III South Boundary None ~ None North Boundary None ~ None East Boundary None None Building Setbacks . Front yard ~Mullan Rd.) 95' from lot line 35' from lot line/65' from rd. centerline Side yard (northlsouth) 16'/54' from lot line 0' from lot line Rear Yard (east boundary} 78' from lot line 15' from lot line ~ Parking 89 spaces 60 spaces AIRPORT OVERLAY ZONE: The project site is located in the Felts Field Airport 4verlay Zone. Section 14.702.060 of the Spokane County Zoning Code requires the applicant to grant an avigation easement to Felts Field, and such easement must be recorded in the County Auditor's Office. STAFF SUMMARY: The Change of Conditions application proposes construction of a two (2) story, 10,474 square foot office building. The site plan is submitted for review to the Hearing Examiner pursuant to a condition of approval attached to the original Zone Reclassification, ZE~ 53-80. The site plan is consistent with the Comprehensive Plan and Spokane County Zoning Code provided the applicant demonst~ates compliance with all recommended conditions of approval. ATTACHINENTS: A. Maps , • Vicinity Map ~ . Preliminary Platl PUD Site Plan . . Aerial Photograph - . Comprehensive Plan Map ~ ~ . Zoning Map ~ . B. Conditions of Approval C. 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Q~~~ien* ~~Ar~arh~ uiit~in o~ee ~~~~M~Q Q~~~►iawl DM~s~~~ w~~~~iaw AIDI D. ~~.~i... vuvJvva r 1vFvVar VVIiIIRII W vun. 11 11 11 'I vuaIJvI.t rIV~7vlly VUlalU01'If1L OR DUII09. , ~ ~ ~ ~ ~ Z E-~ 3 D~80 ~ Aerial View S rin 2001 p g 4 ;i~."• A`~ l'~ : 1~ c' ~ 7 t r ~ . ~ ~ _ . ~ - _ ~ _ ~ .y,~l_ ♦ II ~ t ~~:~r I rw r ~ y~ t :~-'~+4. y .t ~ ~ ~~f,~ ;_Fi;~ - ~1< <a~` I ~ ~ P Scale :1 inch - 200 h(rounde~ 01/10%3 Aerial ~ew I , ~ ~ ~ ~ ~~~~~l~~ I • , ~ 1 ~ RECOMMENDED C~NDITI~NS OF APPROVAL FoRZE-53D-80 ~,l DIVISION OF PLANNING .t,.±.± SPo C~ 1, All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which term shall include the owner(s) of the property, heirs, assigns and successors. 2. The Change of Conditions applies to the following real property: "The parcel of property legally described as "Parcel "B" of BSP-59-57 recorded June 12, 1998." 3. The proposal shall comply with the Neighborhood 6usiness ~B-1) zone and all other applicable Chapters of the Spokane County Zoning Code, as amended. 4. The Division of Planning shall prepare and record with the Spokane County Auditor a Title ~ Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Planning. The Title Notice shall generally provide as follows: ~ "The parcel of property legally described as "Parcel "6" of BSP-59-57 recorded June 12, 1998." is the subject of a land use action by a Spokane County Hearing Examiner on [ insert date imposing a variety of special development conditions. File Number ZE-53D-80 is available for inspection and copying in the Spokane County Division of Planning." 5. The applicant shall contact the Division of Building and Code Enforcement at the earliest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Designldevelopment concerns include ~ addressing, fire apparatus access roads, fire hydrant flow, approved water systerns, building accessibility, construction type, . occupancy classification, existing exterior wall protection and energy code requirements. ~ - 6. An avigation easement acceptable to the~ Felts Field Airport Board shall be prepared and filed for record with the Spokane County Auditor prior to the issuance of building permits, ZE-53D-80 , Staff Repo~t - February 26, 2003 Hearing 9of9 . , r , . ~ ~'~~H~~~~~ 4 7 ~ 1 ~ R ~ OFF CE OFTHE SPOKANE COUNTY ENG NEER , 1026 W Broadway Ave ~ Spokane, WA 99260-0170 Sro~r~G~urt,-Y 509) 477-3600 F~x 15091477-2243 "ENGINEER'S CONDITIONS OF APPROVAL" ZONE T0: Spokane County Division of Planning FROM: Division of Engineering & Roads ~ DATE: January 22, 2003 ~ ~ PROJECT: 6-1 CHG OF COND SITE PLAN AMENDED MULLAN CTR II RECElVED FILE ZE-0053D-80 SpqKANE COUNT1r Hearing: ~ AN 2 2 2003 - Planner: JAMES RICHARDSON Review Date: 01123I2003 @~ D~VISIAN AF PLANNIN~ Sponsor/Applicant: DAN R CANTU Section Township Range: 17-25-44 Technical Review Date: ( @ ~ . The Spokane County Division of Engineering and Roads has reviewed the above referenced application. The following "Conditions of Approval" are submitted to the Spokane County Division of Planning for inclusion in the "Findings of Fact, Conclusions and ~rderlDecision" should the request be approved. Prior to release of a building permit or use of property as proposed: 1. Approach Permits are required for any access to the Spokane County road system. 2. A Professional Engineer (P.E.), licensed in the State of Washington, shall submit storm drainage construction plans and a drainage report that conform to the versions of the Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater Management, and alf applicable federal, state, and local regulations and laws that are in effect at the time of the plan submittal or at the time of the development permit application~s}. The final storm drainage plans and drainage report shall receive the County Engineer's acceptance prior to release of any associated Grading, Building, or Right-of-Way Permit. 3, A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. 4, The construction of the roadway improvements stated herein shall be accomplished ~s approved by the Spokane County Engineer. 5. No improvements are required for Mul an Road because CRP 2853 and Sanita Sewer Pro'ect ~Y 1 # 012 constructed these improvements. ~ ~ Note; A 5-year moratorium on pavement cuts is in effect for this segment of Mullan Road due to the recent paving by CRP 2853. ~ CC: Applicant DAN R CANTU . Engineer/Surveyor Planner JAMES RICHARDSON . ~ Page 2 Engineers ~ ~ , ~ Hearing / O1/23/2003 Review / TR ~ ~ ZE-0053D-80 6. All required improvements shall conform to the current State of Washington Standard Specifications for Road and 6ridge 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. l. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to this proposal. . 8. No construction work is to be performed within the existin or ro osed ri ht of wa until a . g p p 9 Y 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. 9. All required construction 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. 10. "The applicant is advised that there may exist utilities either underground or overhead effecting the applicant's property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities." "The applicant should contact the applicable utilities regarding responsibility for adjustment or relocation costs and to make arrangements for any necessary work." 11. The applicant shali grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. 12. If the requested zone change is approved, the Spokane County Engineer will issue a Transportation Concurrency Certificate for Thirty-One (31 } PM peak hour trips for a 21,000 square foot office.building. ~ 13. This proposed zone change has been reviewed according to the site plan of record. Any modifications to this site plan of record which would result in changes to site drainage and/or traffic impacts, shall require additional review by the County Engineer. At such time a revised site plan is submitted for review, the applicant shall submit detailed drainage andlor traffic information for review by the County Engineer to determine what traffic impacts, if any, that the - deve opment would have on surrounding infrastructure. The app icant is advised that mitigation - maybe required for off-site improvements. END ~ ~ vj~ ~v~ v~ iuvl~ 1J .~ta rt~n ~vn onG 41L~ . . JrUl1AiV~ YALLCY r 1x~ lltr~l~ rL.~1vN1NG l~ ~~g ~ ~ p ~ ~ , SP~KANE YALLEY FIRE DEPARTMENT ~ Spokane County Fire District I 10319 EAST SPRAGUE AVE, • SPpKANE, WA 99206-3676 ~(509) 428-1700 ~ FAX (509) 892-4125 Mark 6tovor Chlef January 20, 2003 James Richardson Qepartment of Building & Planning 1026 W, Broadway Spokane, WA 99260 R~: Change o~ Con~itions zE~53D-80 ~ ear Mr. Richardson: The Spokane Valley Fire Depa~tment has no objection to this proposed change of conditions. We will have requirements at building permit time, Sincerely, . / . Kevin Mi er ~ Deputy Fire Marshal , KMldc ' I~ ~ . ~ ~ . ► 'r• To: James Richardson (Division of Planning) CC: From: Jim Red (Division of Utilities) Date: Thursday, January 16, 2003 Subject: ZE-0053-80 Stage: Preliminary Phase: ZE-53D-80 Change of Cond. WAM Enterprises; AS to L6; CHANGE ~F CONDITIONS SS09 As per the Spokane County Zoning Code Phase One Development Regulations, a wet ~live) ~ sewer connection to the area-wide Public Sewer System is to be constructed. Sewer ~ connection permit is required. Commercial developments shall submit historical and or estimated water usage prior to the issuance of the connection permit in order to establish sewer fees. SS12 INACTIVE: Applicant shall submit expressly to Spokane County Division of Utilities "under separate cover", only those plan sheets showing sewer plans and speci~ications for : (1)Public Sewer Connections and Facilities (2}Double Plumbing (3} Private Sewer System Design and Connections (4)Dry Sewer Connections for review and approval prior to the finalization of the project and or the issuance of permit to connect. SS12A Applicant shall submit expressly to Spokane County Division of Utilities "under separate cover", only those plan sheets showing sewer plans and specifications for the public sewer connections and facilities for review and approval. Commercial developments shall submit historical and or estimated water usage as part of the sewer plan submittal. SS15A Arrangements for payment of applicable sewer charges must be made prior to issuance of sewer connection permit. Sewer charges may include special connection charges and general facilities charges. Charges may be substantial depending upon the nature of the development. WS01 Any water service for this project shall be provided in accordance with the Coordinated Water ~ System Plan for Spokane County, as amended. 01-15-03 06:54A~1 FRO~-SCAPCA 5094776828 T-~00 P.O~/OZ F-775 . ~ ~ , , ~ ~ ~ r /ID ~ V ' V SPOKANE COU~~ ~ ' ~ A R POIIU~"ON RECEIV~D ~ CL~~tt~'A~R p SPa~N~ ~ou~~r w P O K A N E C~~QL A~~OII ~ WEST t101 COLLEGE, SUITE 403 • SPOKANE, WA 992ot •(S09) 477~4727 fax (S04) 477~4828 i~~ ~ r~ ~O~ ~ ~J Date; January 15, 2003 ~'~~IS~AN OF PLANNI~l~ To: Carol Frazier, Pro~ect Coordinator Spokane County Division of Planning 1026 W. 8roadway Avenue Spokane} WA 99Z60 From: Ron Edgar, Chief of Technica! SeNices RE: SCAPCA REQUIREMENTS FOR; File No. Z~-S3D~80 Proponent / Project Name: Mu~l i office buildin~'~~0 N. Mullen 0 General Comments by Januar~,23f Z003 The following is a list of concemslissues that may need to be addressed for this project as determined f~om information received by this office. The list is provided as a bnef summary of general requirements and does not relieve the proponent from meecing all local, state, andlor federal regulations. Fo~ addiUonaf information or clarification, contact SCAPCA at t509} 477-4721. Copies of SCAPCA regulations are available for purchase in o~r office or can be viewed and downloaded from http:~~uww.scapce.orq. Constru~tion r+e{ated requirements • Dusc em~ssions during demoli~on, construction and excavation projects must be con~ralled. This may require the use of water sprays, tarps, sprinklers, or 5uspension af acuvity during certain weather conditions. • Measures must be taken to avoid the deposition of dir~ and mud ftom unpaved surfaces onto paved surfaces. If uacking or spills occur on paved su~faces, measures must be taken immediately to clean these surfaces. • Qebris generated as a result of this project must be disposed of by means other tnan burning, • SCAPCA s~ongly ~ecommends that all traveled surfaces ~i.e. ingress, egress, parking areas, access roads, etc.} be paved and kept clean to minimize dust emissio~s, + If objectio~able odors result from this p~oject, effective control apparatus and measures must b~ taken to raduce odors to a minimum. • Special attent~on should be given to proper mainte~a~ce of diesel poweied construction equipment to reduce the impact of diesel exhaust, a suspected ca~cinogen, Additional requi►ements - • A Notice of ~onstruction and Application for Approval is required to be submitted and approved by SCAPCA prio~ to the construc~ion, in5tallation, or establishmenc of an air pollutian so~rce. This inc(udes emergency ~ generators rated at 500 hp (375 kW} or higher, natural gas heating equipment units rated at 4 MMBTU~hr or higner (input}, and heating equipment units f red with ocher fuels (e.g, diesel) rated at 1 MMBYUIhr (inp~t) o~ higher, Contact SCAPCA for a Noxice of Construction applicahon. • A Notice of Intent must be submitted to SCAPCa priorto any demolition projecf or asbestos projec~ An asbestos survey must be done by an AMERA accredited building inspector prior to the demolition or renovacion of buildings to dete~mine ii asbestos-containing matenal is present at the site, Contact SCAPCA for a Notice of Intent application, ~i~niedon RocyclcoPapcr U:~vfa~'sISEPa1GLN~R~L COMNiFN'!'S ~ORNl.do~ t ~ . 'l . ~ ~ ~ ' SPOKANE REGIONAL HEALTH DISTRICT ENVIRONMENTAL HEALTH DIVISION INTEROFFICE MEMO DATE: January 23, 2003 T0: James Richardson, Associate Pla~nner, Spokane County Planning Division FR~M: Donald Copley, EHS II - EHD, SRHD SUBJECT: ZE-53D-80 (Cantu Investments, LLC) All Spokane Regional Health District conditions are still applicable from our inter-off~ce memo dated January 3 0, 2001. MemolZE-53D-80 Cantu Inveshnents/lh ~ ~ ~ r ~i ~ ~ ~ R~~~li~~.~~ . ~ . ~N~ ~p~€~~"~r~ Spo SPOKANE REGIONAL HEALTH DISTRICT ~ ~ F E ENVIRONMENTAL HEALTH DIVISION Inter-office Communication Na~a~~~~~~~~ ~~s DATE: January 30, 2001 T0: Jim Falk, Associate Planner, Spokane County Planning Division 0~ 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 1, 2000, received by this office January 2, 2001. b} Reconnaissance Geolo~ic Map of the ~Vest Half of the Spokane Quadran~le, Washin~ton and Idaho, Allan B. Griggs,1966. c) Soil Survey, Spokane County, ~Uashin~ton, Soil Conservation Service, U.S.D.A., March,1968. d) Spokane County, Washin~ton, En~ineerin~ Interpretations, Soil Conservation Service, U.S.D.A., August,1974. e) Spokane County Rules and Re~ulations for Sewa~e Disposal S~stems, January 19,1995. ~ 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. Findings: a) This project lies ~nside the Spokane-Rathdrum Aquifer Sensitive Area, but not over the Spokane Rathdrum Aquifer: b) The project is within Critical Water Supply S~rvice Area #3 and within the service area of Modern Electric V~ater Company V~ater supply will be a public system.~ c) The proj ect is inside the Spokane County Comprehensive Vi~astewater Management Area, inside 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 d ~ ♦ I r ~I ~ ~ / 4 ~ ~ County, pursuant to County Resolution 80.0418 adopted March 24, 1980. The topography and soils in the area are generally suitable for use of individual on-site sewage disposal systems. The tract is not of the proper dimensions to permit the use of both an individual v~ell and sewage system. d) The proj ect lies in a relatively flat area east of Mullan Road and north of Sinto Avenue. Local drainageways are insignificant. e} Surface soils are classed by the U.S. Soil Conservation Service as Garrison gravelly loam with 0% to 5% slopes. They have a septic tank filter field limitation of slight. There is also possible contamination of groundwater. This soil would be classified as a Type IV. ~ Geologically, the soils are glaciofluvial deposits. These geological structures generally ~ield moderate to very large amounts of water. Data from wells in the area referenced in section 1 f shows they are from 78' to 196' deep and have static water levels varying from 40' to 136' below the surface. The Modern Electric Water Company has indicated that it can supply domestic use water for the proj ect upon completion of agreements with the proponent. 3. Required (rnandatory) Conditions If Approved: a) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. b) ~Uater service shall be coordinated through the Director of Utilities, Spokane County. c) Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. d) A public sewer system will be made available for the project and individual service will be provided to the tract. Use of an individual on-site sewage disposal system shall not be authorized. e) Use of private wells and water systems is prohibited. c: Director of Utilities, Spokane County c: Sponsor: Ron Mackie 9802 E. Mission Ave. Spokane WA 99206 ~ ~ F A ~ I~ 1 r ~ ~ f ~ SPOKANE REGIONAL HEALTH DISTRICT ENVIRONMENTAL HEALTH DIVISION Inter-office Communication DATE: January 30, 2001 T0: Jim Falk, Associate Planner, Spokane County Planning Division FROM: Donald Copley - EHSII, SRHD SUBJECT: Proposed Zone Change: ZE-53C-80 (Cantu Investments, LLC) l. References: a) Map of subj ect, scale 1"= 20', by Architectural Ventures, dated November 1, 2000, received by this office January 2, 200I. b) Reconnaissance Geolo~ic Map of the ~Vest Half of the Spokane Quadran,~le, VVashington and Idaho, Allan B. G~iggs,1966. c) Soil Survey, Spokane County, VVashin~ton, Soil Conservation Service, U.S.D.A., March,19b8. d) Spokane County, VVashin~ton, En~ineerin~ Interpretations, Soil Conservation Service, U.S.D.A., August, I974. e) Spokane County Rules and Re~ulations for Sewa~e Disposal Systems, January 19,1995. ~ 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. Findings: a) This project lies inside the Spokane-Rathdrum Aquifer Sensitive Area, but not over the Spokane Rathdrum Aquifer. b} The project is within Critical Water Supply Service Area #3 and within the service area o~ Modern Electric Water Company Water supply will be a public system. c) The project is inside the Spokane County Comprehensive Wastewater Management Area, inside the General Sewer Service Area, and inside the Priori~y Sewer Service Area recommended in the '201' Study. The method of sewage disposal is subject to approval of the Director of Utilities, Spokane i ~ ♦ . „ V ~ r County, pursuant to Count~ Resolution 80.0418 adopted March 24, 1980. The topography and soils in the area are generall~ suitable for use of individual on-site sewage disposal systems. The tract is not of the proper dimensions to permit the use of both an individual well and sewage system. d) The project lies in a relatively flat area east of Mullan Road and north of Sinto Avenue. Local drainageways are insignificant. e) Surface soils are classed by the U.S. Soil Conservation Service as Garrison gravelly loam with 0% to 5% slopes. They ha~e a septic tank filter field limitation of slight. There is also possible contamination of groundwater. This soil would be classified as a Type I~1. ~ Geologically, the soils are glaciofluvial deposits. These geological structures generally yield moderate to ver~ large amounts of water. Data from wells in the area referenced in section 1 f shows they are from 78' to 196' deep and have static water levels varying from 40' to 13b' below the surface. The Modern Electric ~Vater Company has indicated that it can supply domestic use water for the project upon completion of agreements with the proponent. 3. Required (mandatory) Conditions If Approved: a} Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. b) ~Vater service shall be coordinated through the Director of Utilities, Spokane County. c) Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. d) A public sewer system will be made available for the proj ect and individual service will be provided to the tract. Use of an individual on-site sewage disposal system shall not be authorized. e) Use of private wells and water systems is prohibited. c: Director of Utilities, Spokane County ~ c: Sponsor: Ron Mackie 9802 E. Mission Ave. Spokane WA 99206 . ~ OFF CE OF THE SPOKANE COUNTY ENG NEER ' ~ ' 1026 W Broadway Ave ~ Spokane, WA 99260-0170 SPO~ (50~1477-3600 F~x 509 477-2243 "ENGINEER'S CONDITIONS OF APPROVAL" ZONE T0: Spokane County Division of Planning FROM: Division of Engineering & Roads DATE: January 22, 2003 ~ PROJECT: B-1 CHG OF COND SITE PLAN AMENDED MULLAN CTR II - FILE ZE-0053D-80 Hearing: @ Planner: JAMES RICHARDSON Review Date: 01123/2003 @ SponsorlApplicant: DAN R CANTU Section Township Range: 17-25-44 Technical Review Date: ( @ ) The Spokane County Division of Engineering and Roads has reviewed the above referenced application. The following "Conditions of Approval" are submitted to the Spokane County Division of Planning for inclusion in the "Findings of Fact, Conclusions and OrderlDecision" should the request be approved. Prior to release of a building permit or use of property as proposed: 1. Approach Permits are required for any access to the Spokane County road system. 2. A Professional Engineer (P.E.}, licensed in the State of Washington, shall submit storm drainage construction plans and a drainage report that conform to the versions of the Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater Management, and all applicable federal, state, and local regulations and laws that are in effect at the time of the plan submittal or at the time of the development permit application(s}. The final storm drainage plans and drainage report shall receive the County Engineer's acceptance prior to release of any associated Grading, Building, or Right-of-Way Permit. 3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. 4. The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 5. No improvements are required for Mullan Road because CRP 2853 and Sanitary Sewer Project # 012 constructed these improvements. Note: A 5-year moratorium on pavement cuts is in effect for this segment of Mullan Road due to the recent paving by CRP 2853. CC: Applicant DAN R CANTU Engineer/Surveyor Planner JAMES RICHARDSON Page 2 Engineers , ~ Hearing / O1/23/2003 Review / TR ZE-0053D-80 6. All required improvements shall conform to the current State of UVashington Standard Specifications for Road and Bridge construction and other applicable county standards andlor adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 7. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to this proposal. 8. No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer. All work within the public road right of way is subject to inspection and approval by the County Engineer. 9. All required construction 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. 10. "The applicant is advised that there may exist utilities either underground or overhead effecting the applicant's property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities." "The applicant should contact the applicable utilities regarding responsibility for adjustment or relocation costs and to make arrangements for any necessary work." 11. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. 12. If the requested zone change is approved, the Spokane County Engineer will issue a Transportation Concurrency Certificate for Thirty-One (31) PM peak hour trips for a 21,000 square foot office building, 13. This proposed zone change has been reviewed according to the site plan of record. Any modifications to this site plan of record which would result in changes to site drainage and/or traffic impacts, shall require additional review by the County Engineer. At such time a revised site plan is submitted for review, the applicant shall submit detailed drainage and/or traffic information for review by the County Engineer to determine what traffic impacts, if any, that the development would have on surrounding infrastructure. The applicant is advised that mitigation maybe required for off-site improvements. END Page 3 Engineers r R Hearing / O1/23/2003 Review / TR ZE-0053D-80 Spokane County Public Works Division of Engineering & Roads Certificate of Transportation Concurrency Project Name: B-1 CHG OF COND SITE PLAN AMENDED MULLAN CTR II File Number: ZE-0053D-80 Parcel Number(s): 17-25-44 Project Address: 1420 No~h Mullan Road Specific Land-Use: 21,000 Square Foot Office Building Number of PM Peak Trips Reserved: 31 County Intersections Affected: Mullanl Broadway, BroadwaylArgonne, MullanlMission and ArgonnelMission Expiration Date: The Spokane County Division of Engineering and Roads has reviewed the development described above and has determined that sufficient roadway capacity exists, or is programmed to exist with future road improvements on the County road system to accommodate the uses and densities shown. This Certificate of Transportation Concurrency reserves the number of PM peak hour trips indicated above and is issued only for the development as described above. It shall run with the land and is not transferable to other development projects or properties. The Certificate of Transportation Concurrency is valid upon approval of the development permitlapplication through the expiration date indicated. The owner or owner's authorized agent shall apply to renew/extend the Certificate of Transpor~ation Concurrency prior to the expiration date. Spokane County will not notify a property ownerlagent of an expired or impending certificate expiration. Any questions regarding transportation concurrency should be directed to the Transpo~ation Engineering Section at (509} 471-3600. Approval: , Division of Engineering & Roads Signature Date Copies to: DAN R. CANTU,1410 N. Mullan Rd, #207, Spokane, WA 99206 ; , ' ~ r.,. ~ aeneral 4ff ic~ Buildin ~ r ♦ ~ , wj 71 ~ ~ ~ ~ - . Average Vehicle Trip Ends vs: 100 . Feet Gross Floor Area ~ 4n . , . P.M. Peak Hour ~ Number of Studies: 234 , . Average 1000 Sq. Feet G FA: . 216 l Directional Distribution: 17% enterin , 83% exitin , g g , ~ - . Trip Generation per 1000 Sq. Feet Gross Floor Area , ~ x Y + Averag~Rate Range of Rates Standard Deviation ~ 1.49 0.49 - fi.39 1.37 r , , ~ - , Z ~C . : t~ ~ti( ~!~I ~ - ~ ` '~~i, Data Plot and Equation ~ ~ - - , .~n „ ; ~ r: 4,040 . ~ ~ , , , ~ , , . , , ~ ~ r ~ ac o? . 7 S ~ y ~ f , ~D ~ ~ . ~ f ~ ~ ~ 3 . _ ~ ~ , ,...~r ~ 9 ~ ~ , , ~ , , ' ' ' I~ ~ S~r~~N , , ~ , ~ ~J . , , ~ ~ ~ , i~ ' ~ x ~ I 3,000 ~ ~ , ~ ~ , ~ , ~ • ; ~ , N ~ ~ { , s s. ~r~ ~ , , , ~ w ~ ~ , , , - ~ , i ~ i ~t~ d ~ ' ' , ~ i ~ ~ r L ~ ~ ~ ; ~c ~Ir~ ~ ~ ~ rar ~va 9'.~ ~ , ' ~ ~ ! ~ , . ~ ~ 2,000 ~ . > ' , . , ~ ~ ~i , p} ~ ~ ~ ' i~ ~ ~i, L ~ / , ~ ~ ~ ~ ~ ` ~ i Q ` I ~i / ~ ' II ~ / ~ ~ i ~ ~ ' ' ' X . 1 ' , xX X ; ,,ooo , ...X. . . .,r~'a ~c. ....s . . . x ~ ~ ~ i `u i i ~ • x,. X ~ ' ~ ~ • ~ ~ ~ , ~ x x ' ~ ~ x ~x . ' x ; ~ , • ~ xXX X ; ~ /I~I IN/ tl~G ~S ~ ~ , . , ~ X ' ~ ~ . ~ ; ~ ~ ~ , , . o ~ ~ , i ~ 0 1000 2040 3000 / X=1000 Sq, Feet Gross Floor Area ~ a~ X Actual Data Points ~itted Curve Average Rate Fitted Curve Equation: T=1.121(X) + 79,295 . R2 = 0.82 ~ Trip Generation, 6th Edition 1054 Institute of Transportation Engineers - - . - - . _ - . . . . ~ - . r ~ Kimball, Sandy From: Nyberg, Gary Sent: Tuesday, January 21, 2003 4:12 PM To: Baldwin, Greg Cc: Hohman, John; Kimball, Sandy Subject: ZE-53D-80 The Phase II development will involve expansion of the existing conventional drainage system only. The zone change application is technically complete regarding stormwater. The standard final plan condition is adequate for our staff report. 1 ~ ~ • I S P O K A N E , C O U N T Y ~ A DIVIS[~N UF THE PUBLIC WORKS DEPARTMENT DIVISION OF PLANNING MEMORANDUM T0: Division of Engineering and Roads - Transportation Engineering; Scott Engelhard, c/o Sandy Kimball Division of Engineering and Roads- Development Services; John Hohman Division of Utilities - Information Management; Jim Red D1V1S10I1 Of Ut111t1eS - Stormwater Utility; Brenda Sims ~ Spokane Regional Health District; Steve Holderby Division of Building & Code Enforcement, Ron Hand Spokane County Air Pollution Control Authority, Chuck Studer West Valley School District No. 363 Spokane County Fire District No. l Modern Electric Water District ~ ~ ~R FROM: James Richardson, Associate Planner DATE: January 29, 2003 SUBJECT: Review and comments for the hearing on February 26, 2003 FILE N0: ZE-53D-80 . BRIEF DESCRIPTION; Proposed specific site development plan for review by the County Hearing Examiner as required by the conditions of approval of rezone ZE-53-80. The plan proposes the development of a 10,474 square foot, 2 story office building and associated pa~king area located at the northeast corner of the intersection of Mullan Road and Sinto Avenue PARCEL N0: 45172.07~~~ APPLICANT: Dan Wh'i~taker, 2702 W. Sunset Blvd. Spokane, WA 99224 Note that the application and maps were previously circulated to your agency. Please review and return any comments to me by February 12, 2003 ~ Attachments: Notice of Public Hearing MAIL STOP PWK-1 ~ l l lb W. BROADWAY AvENUE • SPOKANE, WASHINGTON 992b0-0220 PHONE: (509) 477-7200 • FAX: (509) 4771143 • TDD: (509) 477-7133 J 1 NOTICE UF PUBLIC HEARING SPOKANE COUNTY HEARING EXAMINER T0: AlI interested persons, and owners/taxpayers within 400 feet YOU ARE ~EREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE LAND USE APPLICATION LISTED BELOW, AS FOLLOWS: Application: ZE-53D-80; Proposed specific site development plan for review by the County Hearing Examiner as required by the conditions of approval of rezone ZE-53-80. The plan proposes the development of a 10,474 square foot, 2 story office building and associated parking area located at the northeast corner of the intersection of Mullan Road and Sinto Avenue. Parcel No(s): 45172.0752 Hearing Date and Time: February 26, 2003 @ 9:OOam Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building,1026 West Broadway, Spokane, Washington. Owner: Cantu Investments, LLC 15504 N. Chronicle C~t., Mead, WA 99~21 Applicant: Dan Whittaker, 2702 W. Sunset Blvd. Spokane, WA 99224 Location: Generally located north of and adjacent to Sinto Ave. And east of and adjacent to Mullan Rd. in the NW '/4 of Section 17, Township 25N, Range 44 EWM Comprehensive Plan: Mixed Use (MU} Existing Zoning: Neighborhood Commercial (B-1) Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the County Division of Planning as the lead agency on February 11, 2003. The comment period ends February 25, 2003. Related Permits: In order for the project to be developed as proposed, additional permits must be obtained as required by other local, state and federal agencies. Division of Planning Staff: James Richardson, Associate Planner, (509) 477-7168 HEARING EXAMINER PROCEDURES Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in ~ Spokane County Resolution No.1-0700. All interested persons may testify at the public hearing, and may submit written comments and documents before or at the hearing. The Hearing Examiner may limit the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of ~ the Hearing Examiner's decision will be based on the record established before the Hearing Examiner, pursuant to County Resolution Nos. 9b-0171. Environmental appeals will follow the same procedural route as the underiying action, All hearings will be conducted in facilities that are accessible to persons with physical disabilities. - Inspection of File, Copies of Documents: A Staff Report will generally be available for inspection seven days before the hearing. The Staff Report and application file may be inspected at ~he Spokane ~ County Division of Planning, l S` Floor Permit Center, Public 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 Counry ~ Division of Planning,1026 W, Broadway, Spokane, WA 99260-0220, Attn: James Richardson, File No. ZE-53D-80. Motions must be made in writing and submitted to the Spokane County Hearing Examiner, ~ 1026 ~V. Broadway, Spokane, WA 99260-0245. I f~ ~ . DETERMINATI4N OF NONSIGNIFICANCE - "DNS" WAC 197-11-970 and Section 11.10.230(3} SPOKANE ENVIRONMENTAL ORDINANCE FILE NUMBER: ZE-53D-80 DESCRIPTIDN OF PROPOSAL: Proposed specific site development plan for review by the County Hearing Examiner as reyuired by the conditions of approval of rezone ZE-53-80. The plan proposes the development of a 10,474 square foot, 2 story office building and associated parking area located at the northeast corner of the intersection of Mullan Road and Sinto Avenue. PARCEL NU.: 45172.0751 HEARING DATE AND TIME: February 26, 2003 @ 9:00 am APPLICANT: Dan Whittaker, 2702 VV. Sunset Blvd. Spokane, VVA 99224 LOCATION OF PROP4SAL: Generally located north of and adjacent to Sinto Ave. And east of and adjacent to Mullan Rd, in the NW `/a of Section 17, Township 25N, Range 44 EWM. LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING DETERMINATION: The lead agency for this proposal has determined that it does not have a probable ~ significant adverse impact on the environment, This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under VUAC 197-11-340(2); the lead agency will not act on this proposal for at least 14 days from the date issued (below). Comments regarding this DNS must be submitted no later than 5:00 p.m., February 25, 2003, if they are intended to alter the DNS. All comments should be sent to the contact person listed below. RESP4NSIBLE OFFICIAL: By; James Richardson, Associate Planner Spokane County Division of Planning 1026 W. Broadway Avenue Spokane, WA 992b0-0220 (509) 477-71 8 r DATE ISSUED: February 1 l, 2003 SIGNATURE: CQNJ[MII~ITS REGARDING F.NVIRONMII~ITTAi, CONCIIZNS ARE '~~OME AT T~-~ HE~~RING. ~ APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SP4KANE COIJNTY DI~ISION OF PLA~G,1 st Floor,1026 W. Broadway, Spokane, VVA 99260. The appeal deadline is ten (10} 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. Contact the Division of Planning to assist you with the specifics for a SEPA appeal. This DNS was mailed to. 1. WA State Department of Ecology (Olympia} . . . , . 2, ~ i ~ ~ Fs~ 5 c~f E, w~~~~r~ y ~ ; : ~ ~ ~~~~~7 ~ ~ ~ . ~ 3. S okane Coun M-Div "on a"~ tneerin Develo ment S~ervices• ,~o~n ohman P ~Y g~ P ~ 4. Spokane County Division of Utilities; Jim Red 5. Spokane County Stormwater Utility; Brenda Sims 6. Spokane Regional Health District; Steve Holderby 7. Spokane County Division of Building and Code Enforcement, Ron Hand 8. Washington State Department of Transportation; Mark Rohwer 9. Spokane County Fire Protection District No,1 10. Modern Electric Water District . 1 l. West Valley School District No. 3b3 , , ' ' r R ~ M SP4KANE COUNTY ~ DIVISION ~F PLANNING ' _ Change of Conditions ~ to a Prevrousy Approved Zone Change Parcel No. _ S~~Z~a~ ! . ~ Date: ~ Application No.: Name Of Applicant/Representative: ~ ~„('~'"lJ ~ Mailing Address: , j~ 1`,~ ,~''j, L. . S v Z`~ 2 O ~ ~ City: ~ ~v ~ ~ State: ~,~C.( , Zi : ' d C.o ~ p r Phone: (Work) S o~ - ~ ~ ~ ~ ~ l ~ ~ (Home) Existing Zone Classification: ~ Date E~sting Zone Classification Established: ~G - $d ~ Legal Description of Property: ~ ~ ~ ~ J ~ ~ ~ ~C~l,, Z 6~C~ ~ . . ~ Section: Townshi Z S Ran e p ~ ~ ~ g ~ f~ 1/~l~ Source of Legal: PR4POSED CHANGE 4F CONDITI~NS Reference specific "Condition(s)" of original approval. (Cite the applicable condition from the Findings and Order of the Hearing Examiner Committee's public hearing). ~ ~ ~ ~ ~~r~~ ~ r-sac~~~~ - ~3 -8 ~ ~ ~ E . . ~ , R~c~~vE~ ~ .a,~.~ ..S ~'.d A~r ' ~ ~ ~ cOUNr~ ~ ~ 1 ' ~ % 1 ~ '(~n~ ~ t'tlt- DIV151QN a~ PI~A~NI~~ M A P ~ P ~ K A ~ ~ ~ ~ ~ N T , , ~ _ A DIVI5ION OF ~"HE T~UHLIC i~VOR~S D~PARTII+~NT DTVISIDN ~F ~LANNIN~ 'T~: D~V~S10I1 EI1~lI~~E~1I]~ ~]C~ RO~~~, T~'~175~]al~~~l0I1 E~~1ri~~~`1~~, ~cott ~ng~Xhaxd~ clo Sandy ~i~nba~~ ~ivi~ion of Engineering ~nd R~~d~, De~rel~pn~~nt ~e~vice~, Jo~n Hohman ~1~1~~OI1 U~~11~1~5, Informatian ~ervx~e~, J~n~ ~~d ~i~i~ior~ v~ U~ilit~es, ~tor~n~va~~~ ~tility, Brenda ~~m~ Di~i~~or~ Building c~ ~ode ~n~'ar~~ment, Ron Hand ~po~an~ ~egian~ ~~al~h Distri~~, ~~n ~op~~~ Spokan~ Coun~y ~i~ F~Ilut~on ~antr~l Aut~iari~~, ~huck ~~~er ~Vlod~rn ~~ectr~~ Wa~er ~ompany ~pol~ane ~our~~y~ Fir~ Di~trict #1 ~e~t Valley ~ch~o1 District # ~ 4 ~'R~M: James R~char~~an,l~~so~la~e Planner DATE: Janr~a~y 9, RE: ~~-53D-S~ Encl~sed fnd a~ite plan, ~~~iron.mental ch~c~xst, and app~ic~t~or~ for th~ above r~~'exenc~~ ~~ange of ~onditi~r~s ta allaw app~ova~ of an an~e~ded ~tte p~an in the ~Veighborhoad Bu~~ne~s ~ ~B~ 1 } zone. ~`~e ~~te i~ ~enerall~ located nor~~a a~` an~ adj~cent to ~i~ato ~~er~~~ an~ east of and a~ja~ent ~o Mu~~an ~oad in ~i~ N~ 'I~ a~` ~~c~ian 17, ~'own~hip 25 ~arth, Ran~e 44 ~~M. Th~ sit~ ~d~ress is ~ 41 ~ N', ~Vlu~~ar~ ~~ad F~ease r~~ieu~ and f~rv~ard any c~mmen~~ t~ me b~ Jan~ar~ 2~, ~~43. ~ou have ~y ~uestians y~u may ~onta~~ ~e a~ 477-7 ~ , ~~closur~s copy v~lo en~losures: ~a~tu ~n~estn~~nts, ~~~;1 ~ 5 Q4 ~hrani~le ll~~ad, ~A ~9~~ 1 Dar~ ~.~tak~r; Z7~~ W, ~un~~t B1v~.; ~pol~~ne, 99~~~ MAIL ~TQF ~W~-~ • 1~. ~~DA~Y]WAY ~~~I~U~ • ~~'QICAN~~ VI~A5HI11~C=TQIV 9~2~i0-~2~~ ~'H~N~: ~549} 477-7~~0 • F~X: ~~~9} 477-~~43 ~ TDD: ~5~9} 477-~133 ~ ~ ~ ~ 1 ~ ` 'i ! ~ R• ~ CHANGE OF CONDITIONS TO A PREVIOUSLY APPROVED REZONE, PAGE 2 OF 2 , Give detailed explanation of request for change in status of the proposal. . # G : C:~►~,~ 1~0~-f~ ~ 5`T'ar1~~ ~ 5~~G f ~ ~C'~~~'~~~1 ~'L.~~~ Su~~'r~~~ ~ ~ ~ v! ~ ~ _ ~v c, , ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ' 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 submitte ; ~ t . ~ ~gnature of Ap ' ant or Agent Address if different than Applicant Change of Conditions, Rezone, 0123 O 1 wtc ~ . , j ~ ~ ~ ► . ~ r. ~ ~ ~ ~ ~ . J ~ . .+.1 ~ ~ ~ l ` . . ~ VIRONMENTAL ~RDINAN ~ SPOKANE EN CE ION ~~.~~.230 ~ SE CT . ~~cEivED ~P~KANE COUN ~ n~ ~ ~ ~ JAN ~ 1 ~O ON p~ P~NNI~~ ~ F . ~ 1 ~ s ~ ~ t ~ SEPA ErlviRO~rr~r~r~, CxECx~sT ~ WAC 197-11•9b0 Spokane Environmental Ordinance Section 11.10,230~1) PURPOSE QF CHECKLIS?" The State Environmental Policy Act (SEAA), chapter 43.21 C RCW, requires all governmental agencies to consider the environnaental impacts of a proposal before making decisions. ~n environmental impact statement (EIS} must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impact from your proposal (and to reduce or avoid impacts from the proposal, if it can be done~ and to help the agency decide whether an EIS is required. .INS?'~RUC770NS FOR APPLICANT'S ~ This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to deter~mine whether the environmental unpacts or your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise inf ormation known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most ~ cases, you should be able to answer the questions from your own observations or project plans _ without the need to hire experts. If you really do not k.now the answer, or if a question does not apply to your proposal, write "do not knowp or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these question if you can. If you have problems, the governmental agencies can . assist you. ~ The checklist, questions apply to a11 parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional. information that will help describe your proposal or its environmenta~ effects. The agency to which you submit this checklist may ask you to ~ explain your answers or provide additional inf ormation reasonably related to determining if there may be significant adverse impact. USE OFCHECKLIST FOR 1VON-PR~jEC7'PROPOSALS: " Complete this checklist for non-project proposals, even though questions may be ans~vered "does not apply." IN ADDI'TION, complete the SCIPPLEMENTAL SHEET FOR NON-PR~JECT ACTIONS (part D~, Far non-project actions, the references in the checklist to the words "project," "applicant,"' and "property or site" should be read as "proposal," "proposer," and "affected geographic area," . respectively. ~ Spokane Environmental Ordinance Checklist Page 2 of 2l ' . 1~ ~ t 1 ~ t / ~ i A. BACKGROUND ~ FILE/PROJECT N0. 1. Name of proposed project, if applicable: _ U L.~. ~.f G~ ~ n-~C~ v C. ~ ~ ~ ~ ~ 2. Name of applicant: o G~~~ . 3. Address and phone number of applicant and contact person: ~f ~ ~`~f 0 C' 7~ Zo~ ~ ~ ~ I ~ ~ ~ . ~ ~ ~ d~~ . ~ ~ ~ ~ ~ ~a~~~~~-~ . ~ ~r G~ ~ 4. Date checklist prepared: 5. Agency requesting checklist: 5 c~~ ~ Go~ ~C-~ ~C ~ ~ ~ 6. Proposed timing or schedule (includsng phasing, if applicable}: ~ V ~0 ~ ~C C~1~-f' $ ~ ~-~-GD,~P ~ ~ - ~ ~ ~ ~v~ ( C,-~ o_ Z~U~3 ~ . . ~ Spokane Environmental Ordinance Checklist Page 3 of 21 , h ' - ~ ~ ' ~ - ' f' ~ A. BACKGROUND ~continued~: 7, a. Do you have any plans for future additions, expansion, or further activity related to or connected with this - proposal? If yes, explain. ID b. Do you own or have options on land nearby or adjacent to this proposal? If yes, explain. ~~S C~ C L ~ C ~ C~ ~ v G ~ l ~ ~ ~ l~ ~ 7 ~ ~ c~i` ~ ~ G~' . ~ ~ ~ ~ 8, List any environmental inf ormation you know about that has been prepared, or will be prepared, directly related to this proposal. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. - _ ~ 10. List any government approvals or permits that will be needed for your proposal, if known. ~;L 1 ~ ~~C~' ~ ~~~."Co~' ~ f ~ f ~ ~ ~ r ~ Spokane Environmental Ordinance Checklist Page 4 of 21 1` O ~ , , , ' / . ► A►. BACKGROUND ~continued}; ~ 11. Give a brief, complete description o~f your proposa~, including tbe proposed uses and the size of the ro'ect and site. T • . . . . , P l here are several questions later in this checklist that ask you to descr~be certain aspects of your roposal. P You do not need to repeat those answers on this page. 2~ ~~'nIZ p G~ ~~VI C.~~I~~ 0 v . ~ S ~ D ~ ~ ! ~-1 ~ c. ~ ~ ~ 5 ~ ~S G ~ ~e - ~l 8 . ~ r ~ ~~7~ ~g ~ ~ ~.c. Q~ ~P ~ ~ ~ ti~0 S~ ~ ~ ~ ~ ~ ~ ~P ~ ~ ~ ~ r O~r~ ~ `M~ ~ 12. Location of the proposal. Give sufficient informauon for a person to~understand the precise location af your proposed project, including a street address, if any, and section, township and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal d~scription, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans subnutted with any permit application related to this checklist. ! ~o ~~~r ~ ~ ~ ~ o~ ~c~,~ ~s ~ ~ ~ ~ 5'~' 13. Does the proposed action lie within the Aquifer Sensitive Area (ASA)? The General Sewer Semce Area? The Priority Sewer Service Area? The Ciry of Spokane? (See: Spokane County's ASA Overlay Zone Atlas for . oundaries}. 5 ~ ~ `C~5 C-~~~P• ~~t~~~ ~~er~c~- - ~ S ~ l G ~ S ~'a~~~,~-~ L.. ~ Y ~ ~ Spokane Environmenta~ Ordinance Checklist Page 5 of 21 ~ ~ , , , . 1 . ~ Evaluation For ~ ~ ' Agency Use Only TO BE COMPLETED BY APPLICANT B. E1WIR~NMEN'I'AL E;LEMENTS: " 1. EARTH a. General description of the site ~circle one): flat, rolling, hilly, steep slopes, mountainous, other: ~j' ~ _ b. What is the steepest slope on the site ~approxirnate percent slope~? b V c. ~hat general types of soils are fowad on the site (for example, clay, sand, gravel, peat, muck)? If ~you know the classi~cation of agricultural soils, specify them and note any ~ prime f arrnland. ti~ d. Are there surf ace ind~cations or history of unstable soils in the immediate vicinity? If so, describe. ~ . e. Describe the purpose, type and appro~mate quantities of any f' ' g or grading . ~ pro osed. Indicate source of f ill. t C~ C.,C,, , . o ~ fa l ~ , ~ ~Q ~ ~ ~ C.~~ ~ o~~~ ~ ~~7~~ P.,~ ~ ~ ~ o ~ ~ ~ ! c ~ v ~ ~ ~ ~.~.~s ~~o r c~(~ ~ 2 ~ S . ~ f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. ~ ~ ~ . Spokane Environmental ~rdinance Checklist Page 6 of 2l ~ ~ 1 . . Evatuation For . , ~ Agency Use Only B. ENVIRONMENTAL ELF.MENTS (Continued): ~ g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings}? _ o 8 0 h. Pro osed measures to reduce or control erosion, or other impacts to the earth, if any: ~~~G ~V ~~~C..~ L'~~~ ~ ~ SL~~ ~ G~1~1 ~C.~~~P ~ d~ ~C~ oJ~~~' 2. AIR ~ . a. What type of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial, wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities, if known. ~ ~ ~ ~ C ~.l~ ~ G~ ~1~ ~L.~ G L ~ S ~ ~ o~ ~ S 5 a~t ~ ~~l ~ G~ ~ C'~ ~ ~ b. Are there any off site sources of emissions or odor that may affect your proposal? If so, generally describe. . ~ c. Proposed measures to reduce or control emissions or other impacts to air, if any: Spokane Environmental Qrdinance Check~ist Page 7 of 21 ~ ~ , . . ' ~ i Evaluation For a ~ ' Agency Use Only - 8. ENVIRQNMENTAL ELEMENTS (Continued): 3. 'VDATER ~ a. Surf ace: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands~? If yes, describe type and provide names. If appropriate, state wbat stream or river it flows into. ~ ~ .2~ Will the project require any work over, in, or adjacent to ~within 200 feet) the described waters? If yes, please describe and attach available plans. ~d . 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site ~hat would be affected. Indicate the source of fiU material. 1~ . 4) Will the proposal require surface water withdrawals or diversions? Give a general descri tion, purpose, and approximate quantities if known. . ~ 5) Does the proposal lie within a 100•year floodplain? If so, note location on the site - plan. Spokane Environmental Qrdinance Checklist Page 8 of 21 , - , . ~ , , ~ Evaluation For ~ Agency Use 4nly B. ENVIROrfMENTAL ELEMENTS (Continued): ~ 6) Does the proposal involve any discharges -of waste materials to surf ace waters? If so, . describe the type of waste and anticipated volume of discharge. . b. Ground: 1) Will groundwater be withdrawn, or wiU water be discharged to ground water? Give eneral descri tion, urpose, and approximate quantities if known. ~ ~ ~ ! ~ ~o~~ 2~ ~ 8 ~ c~g , ~ ~ ~ ~ ~ ~ ~ 2) Describe waste material that will be discharged into the ground from septic tanks or other sanitary waste treatment fac' 'ty. Describe the general size of the system, the number of houses to be served (if applicable}, or the . ~ number of persons~ the systenz(s) are expected to serve. J • . 3) Describe any systems, other than those designed f or the disposal of sanitary waste, installed for the purpose of discharging fluids below the ground surface (including systems such as those for the disposal of storm water or drainage from floor drains}. ~ Describe the type of system, the amount of material to be disposed of through the system and the types of materials likely to be disposed of (including materials which _ may enter the system inadvertently through spills or as a result of f ire f ighting activities). ~~S ~v Sl~L ~ ~ ~ ~ ul~~~ ~ ~-~7` o 20 ~ ~ C~ ~~~`~C~ 5~~~ ~ ~ Spokane Environmental Ordinance Checklist Page 9 of 21 \ ' ~ . ~ . i ~ ' ~ , Evaluation For ~ Agency Use Only ~ B. ENYIRONMENTAL ELF.MENT'S {Coatinued): 4} Will any chemicals (especially organic solvents or petroleum fuels) be stored in above• ~ ground or underground storage tanks? If so, what types and quantities of materials will be stored~ ~ 5) What protective measures will be taken to ensure that leaks or spills of any chemicals stored or used on site will not be allowed to percolate to groundwater (this includes measures keep chemicals out of disposal systems described in 3b(2~ and 3b(3~? c. Water Runoff (including storm water) ~ 1} Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. ~ d ~ ~ c~~ ~ ~ ~h b - ~ ~ ~ fi C~LL. l~.~"0 2 s~~- C.~S. C~ ~ ~c~P ~5 ~c.~,~~ ~ s . ~ 2} Will any chemicals be stored, handled or used on the site in a location where a spill or leak will drain to surface or groundwater or to a storm water disposal system discharging to surface or groundwater? _ ,~o 3) Could waste materials enter ground or surface waters? If so, generally describe. Spokane Environmental Ordinance Checklist Page 10 of 21 . ~ ` ♦ . ~ ~ ~ I ~ . ~ ~ Evaluation For A~ency Use Only B. ENVIRONMENTAL E~LEMEN'I'S (Coadnued): d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any (if the proposed action lies within the Aquifer Sen~itive Area be especially clear on explanations relating to facilities concerning Sections 3b(4), 3b(5), and 3c(2) of this checklist). ~ ~ ~~r f2 cc 1 ~ ~ ~ c r' ~ ~ 2 o S . ~ . oo~ ~ ~ E ~ ~ ~ .~~~~~Z~ ~ ~ ~'t~ ~-s ~ 4. Pt~rrrs ~ a. Check or circle types of vegetation found on the site: . deciduous tree: alder, maple, aspen, other ~ evergreen tree: ~r, cedar, pine, other shrubs ~ grass pasture . crop or graul wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milf oil, other . other types of vegetation `,rl~~ fOs , b. What kind and amount of vegetation ~c~ll be removed or altered.~ ~.~c~ ~ L ~ " ~'~~t~S ~~c~v~ p. c. . List threatened or endangered species known to be on or near the site. I~~~C~ ~ - d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if an : ~.1~~.-- ~,~C,f 5 ~ ~~i~~ ~ C..~. ~ ~~,~c...~ ~ ~ ~-.,,t c~ p ~ ~ ,~1~~~~ ~ ~ . Spokane Environmental Ordinance Checklist Page i 1 of ? 1 ~ , , . ~ . , 1 ~ ~ ~ ~ Evaluation For Agency Use Only B: EIWIRONMENTAL ELEMENTS (Continued): 5. ANIMALS ~ a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle songbirds, ther: mammals: deer, bear, elk, eaver, other: ~i ~-C~, _ fish: bass, salmon, trout, herring, shellfish, other: ~CG6~ _ b. List any threatened or endangered species known to be on or near the site. ~ c. Is the site part of a inigration route? If so, explain. '~~~f ~C d. Proposed measures to preserve or enhance wildlife, if any: . J~'~,(,~~ , - 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar} will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manuf acturing, etc. ~-L~~~` C~ C~~-~ . ~ ~ . a~ ~~~~PG~ ~ . b. Would your praject affect the potential use of solar energy by adjacent properties? If so, generally describe. ~d Spokane Environmental Qrdinance Checklist Page 12 of 21 ~ ' \ ~ ~ ~ . i , ' ~ ~ , , Evaluation For Agency Use Only B. EIWIR4NMENTAL ELEMENTS (Continued): ~ c. What kinds of energy conservation features are-included in the plans of this proposal? List other pro osed measures to reduce or control energy impacts, if any; b ~ ~d.-r~~ ~ ~ , ~ 7. ENVIRONMENTAL HF.ALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, tbat could occur as a result of this proposal? If so, describe. ~ ~ 1} Describe special emergency services that might be required. ~o ~ ~ , 2) Proposed measures to reduce or control environmental ~ health hazards, ~f ~y: b. Noise 1) What types of noise exist in the area which may af fect your project (f or example: traffic, equipment, operation, other)? ~ ~ c~ ~ c~~~ G' ~ ~ ~Q ~ ~ ~ ~o~S~ ~ c~c,-~~~ 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other ? Indicate what hours noise ~vould come from the site. ~ ~ ~ ~ Gv~--~ ~ C C~ . ~ 1 ~ ~ol , ~ ~ ~ ~G ~ ~ ~ ~C,G(~G ~j cs ~ L~I,C.,P~ 6 GGU~~~.~C. , S ~ Spokane Environmental Ordinance Checklist Page 13 of 21 \ . . ~ • ro ~ Evaluation For , ~ ~ ~ ~ Agency Use Only B. . ENVIRONMENTAL ELEMENTS (Continued): 3) Proposed measure to reduce or control noise impacts, if any: ~ , 8, LAND AND SHORELIN~ USE - a. What is the current use of the site and adjacent properties? ~G ~ ~~.,t~ . ~r ~ ~ ~ ~ o ~ ~~~~~~5 ~ ~v ~ ~ ~ ~ ~ ~ L ~ ~ ~ Q.~~ b. Has the site been used f or a ricul~ure? If so, describe. g ~rd , c. Describe any structures on the site. ~ G L~ . ~ f 5 ~ ~ ~-~~,u~~ • ~ , d. Will any structures be demolished? If so, which? ~ e. ~hat is the current zoning classification of the site? ~ ~ S okane Environmental ~rdinance Checklist Page 14 of 21 P , , . ~ ~ s Evaluation For Agency Use Only B. ENVIRONMENTAL ELEMENTS (Cont~nurd}; - f. What is the current Comprehensive Plan designation of the site? U _ g. If applicable, what is the current shoreline master program designation of the site? ~ ~ . h. Has any part of the site been classified as an "environmentally sensitive" area.~ ~ If so, specif y. ~ d i. Ap roximately how many people would reside or work in the completed project? fQdXt~A~L ~'~d~~~ Go~~~ . ~ ~C.~ ~.-Q . ~l~' ~ G~. C~ ~16~! ~ ~ ~ ~ ~ ~ j. Approximately how many people would the completed project displace? ~d~~ . C k. Proposed measures to avoid or reduce disp~acement impacts, if any: ~ ~ l. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: ~ C~~ ~ UJ t c~~. G~~-r ~G ~l~'~ QL~c~ `3' . GOv I-.t-~ v( f~ ~a ~ Z~ C~~f CG~ C. ~ ? ~"J V C ~-C ~ ~ Spokane Environmental Ordinance Checklist Page 1~ of 21 , ~ . ' ' 1 . ~ ~ Evaluation For Agency Use Only B. ~ ENVIRONMENTAL ELEMENTS (Cantinued): 9. HousnvG a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. ~ ~ ~ T ` ~ o ~ ~ t~ l ~ ~ . - ~ ~ b. Approximately how many u~its, if any, would be e''nated? Ind.icate whether high, middle, or low-income housing. c. Proposed measures to reduce or control housing impacts, if any: . 10. AESTHETICS a. What is the tallest height of any proposed structure~s), not including antennas; what is the principal e~cterior building material(s) proposed? ~ . , ~ 3 b. What views in the immediate vicinity would be altered or obstructed? f~b ~ . c. Proposed rneasuxes to reduce or control aesthetic impac~s, if any: L g~-~ ~ Sc ~ ~ Spokane Environmental Qrdinance Checklist Page l6 of 21 J , 1 . 4 I , ; , Evaluation For Agency Use On y B, ENVIROI~IMENTA►L ELF.MENTS (ConNnued): 11. LIGHT AND GLARE a. What e of li ht or glare will the proposal produce? What time of day would it ~'P g , ma~n occur? ~ o C,c ~ ~C.,~~ ~ ~ ~ V s ~ ~ ~ ~ ~ ~ ~ ~o~L ~ ~v1G.h~~°~ ~ C. ~ l ~ ? ~ ~ ~ . ~ Gn ~ 1~~~~C~.~ ~ C~ ~ ~ ~ b. Could light or glare from the finished project be a safety hazard or interfere with views? b ~ ( c. C ~ ~C~ c., ~ , ~ ~ . f~ ~ L c. e ~ D ~ ~ ~~i~ ~ c, What existing off site sources of light ar glare may affect your proposal? ~ U 6~-~C ~ ~ P ~ ~ ~ ~ ~ o,~~ 5~ d. Proposed measures to reduce or control light and glare impacts, if any: ,G.. C ~ b~ C~G ! C. ~ C'~C~~ ~ ~ . C~~ ~ f ~ ~ .C~ C ~b~~ ~ ~ ~ ~2. REC~~ort a. What desi nated and inf orma~ recreational opportunities are in the irnmediate vicuuty? g b. Would the ro osed roject displace any existing recreational uses? If so, describe, P P P a ~ - Spokane Environmental Ordinance Checklist Page 17 of 21 ~ ~ 4 ~ ~ % Evaluation For ~ ` ~ Agency Use Only B. EIWIRONMENTAL ELEMENTS (CoaNnu~d): c, Proposed measures to reduce or control impacts on recreation, including recreation - oppot~tunities to be provided by the project or applicant, if any: ~ . ~ 13. HYSTQRIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national, state, or local ~ preservation registers, known to be on or next to the site? If so, generally describe. . b. Generally describe any landmarks or evidence of h~storic, archaeological, scientific or cultural importance known to be on or next to the site. ~0~~ c. Proposed measures to reduce or control impacts, if any: . ~ 14. TRANSP~RTATION ~ , a. Identify public streets and highways serving the site and describe proposed access to the existing street system. Show on site plans, if any. L.~I-{ C~ d~~J A~''~ G~ 5~~~ ~ 1~' ~'D ~o~~f ~ ~ w~ ' ~~~5 S ~ 1~~~~. ~3~. ~ ~~~C~ ~'~t~C,~~ ~ 5~~ 5~ ~ b. Is site currently served by public transit? If not, wbat is the approx~mate distance . to t e nearest trans~t sto ? ~ ~ f~ ~ ~1~.~~ ~ ~:~~5 ~ L b ~ ~ ~ ~G ~ ~U~ Spokane Environmental ~rdinance Checklist Page 18 of 21 i ~ • ~ . • ' ! ~ , , , ~ Evaluation For Agency Use Only B. EIWIRONMENTAL E~[.EMENTS {Coatinued): ~ c. How many parking spaces would the completed project have? How many would the pro'ect eli~a.inate? - a ~ S ~~1~ S. ,~x c~~ ~ _ . ~ ~~~c ~ ~ ~ ~ d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public . or private . . . e. Will the project use (or occur in the immediate vicinity o~ water, rail, or air transportation? If so, generally describe. f. How many vehicular trips per day would be generated by the completed project? If known, indi~cate when peak volumes would occur. ~ l~o l~~ ~C,~ ~ g, Proposed measures to reduce or control transportation impacts, if any: ~ Q C.GG '~,.l~~s f'~~~'~J - ~Utc, ac~ r~ . ~ 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other}? If so, generally describe. ~.~C~ Spokane Environmental Ordinance Checklist Page 19 of 21 , ~ . ~ h ~ A / . , , ~ Evaluation For Ag~ncy Usa Only B• ENVIRONMENTAL ELEMENT'S (Continued): b. Proposed measures to reduce or control direct impacts on public services, if an . Y ~ l~b~~ - 16. UTILITIES - , ~ a. Circle utilities currently available at the site electrici natural g ater refuse ~ . servi~ telephone sanitary sewe~ sepuc systern, ot er. b. Describe the ut' 'ties that are,proposed for the project, the ut' 'ty providing the service, and the general construction activities on the site or in the irnrnediate vicinity which might be needed. w~C~ ~C.~c-~'/ZGC, ~ ~'~~~7~f~ ~ 1.~~~~ C~ L~S - ~ ~ ~~t~ ~ ~ g ~ w Gvu l~'t ~ O~ 5~~~~ ~ ~ ~ ~CTt~ ~ ~ ~ V ~ D ~ c~ 2au ►~D ! ~ , 7~-~ Q~.~ , ~ C. SIGNAT'URE - I, the undersigned, swear under the penalty of perjury that the above responses are made truthfully and to the best of my knowledge. I a~so understand tl~at, should there be any willful misrepresentation or willful lack of full disclosure on my part, the ~e~cv may withdraw any determination of non-significance that it might issue in reliance upon this checklist. ~ . ~ Date: , N u , , \ Proponent: ~ ~..~'7'(,~ Proponent: ~ - ~Please type or print) _ ~Signature) Address: ~ V , Ci State Zi : 5 v~ ~ ~ > > ~ ~ ~ ~ p ~ ~ I~I , ~ ~ ~ ~ ~ , c~ . . ~ ~~Zo C~ Phone. cJ ~ ~ _ ~ ~ ~ Person completing the form: ~~~~u Date: Phone: ~7 ~ ` ~j ~ ' 8 ~ ~ ~ ~ . Spokane Environmental Ordinance Checklist Page 20 of 21 , • ~ ! ^ ~ ~ , i j F4R STAFF USE ONLY ~ Staf f Member(s} Reviewing Checklist: ~ Based on this staff review of the environmental checklist and other pertinent information, the staff: A. Concludes that there are no probable significant adverse impacts and recommends a . determination of nonsignificance (DNS). B. Concludes that probable significant adverse environmental~impacts do exist for the current proposal and recommends a mitigated determination of nonsignificance with conditions (MDNS). C. Concludes that there are probable significant adverse environmental impacts and recommends a determ,ination of significance (DS). REFER TO FEE SCHEDULE F4R FILING FEE Spokane Environrnental Ordinance Checklist Page 2I of 21 .a • . ~ . ; , ~ ~ . ~ ~t, A! . , r ~ J _R~ , ~ f ~ ~ ~ ~ . ~ T T , - ~ . i ~ ~ ~ DIVISION OF ENGINEERING AND ROADS A DIVISION OF THE PUBLIC WORKS DEPARTMENT _ ~ ENGINEER' S AGREEMENT NUMBER ~r : This a reement between S okane Counry and , g P e person) whose interest in the project is ~ , i.e. o r, agen , is entered into this C.~ day of V~ , 20 d 3.This agreement is applicable to the project ~ known as: Z C~ ~~Z l~~G . ro~ec Gss or ename or p at aame p e or e rnim~er~ That the individuals and parties named herein as having an interest in the above described property or project a~ree to the following: 1. Reimburse Spokane County for project review and inspection fees as specified in Chapter 9.14 of the Spokane County Code. The fees will be based on actual salary costs incurred by Spokane County for project reviews and / or inspections plus a ten percent administrative charge, and will be billed monthly as accrued. Any billing amounts due, including any expenses incurred in the collection of an overdue account, must be paid prior to the County's acceptance of the project for filing. If a project is approved and/or filed with a balance still owing, the unpaid balance shall be paid within 30 days of the invoice date. 2. The undersigned agrees that these fees are due and payable upon receipt of the billing as specified above. 3. Any invoices not paid within 30 days of the invoice date will be considered delinquent. If any outstanding balance on the account for this project is not paid within 30 days of the invoice date, no further reviews of the project documents will be conducted until the entire account balance is paid. Any balance on the account for this project not paid within 65 days of the invoice date may result in legal action or the initiation of other collection procedures, including referral to a collection agency. The Sponsor will be liable for any and all expenses incurred by the County for the collection of overdue accounts. 4. The monthly billing should be sent to: NAME / ATTENTI~N: I~-~ ~ GA ~rV COMPANY: C ~fi`'~ ~'~.~C~C~~AL ~ ~i~~~~S ADDRESS: ~ ~ ~ d ~ ~ ~ ~ ~ ~ 5 C~ l~ ~d ~ CITY, STATE; ~ C~ ~ ~ ~1 ~ ~ , a 0~-~b ~ ZIP CODE. ~ Z PHONE ~ b`~' I~, PHONE # 2: FAX ~ ' T ~ ~ 1 C Z ~ E-Mail ~ I understand that failure to pay these fees may result in delay in completion or approval of the project or other possibie sanctions. 0 If this fee agreement is completed by someone other thaqthe Sponsor (i.e., the project owner or a principal in the firm sponsoripg- roject), such as th ,~Engineer designing the project, then written authorization from the Sponsor ecifically au~thQr' the Agent to execute this Fee Agreement is ittached to this Fee Agree t-: \ RECEIVEa SIGNATURE B : ~ t y ~ ~ . OUNTY (PRINT NAME) JB 7 2003 RETURN YELLOW COPY T4: SPOKANE COiJNTY ENGINEERS DMSION OF PLANNIHC- PWK-2 1026 W Broadway (Location) 1116 W Broadway Ave (Mail) Spokane WA 99260-0170 (509) 477-3600 - FAX: (309) 477-2243 - TDD: (509) 3243166 kltlagreefee.doc 512002 ~ T~ • . . POKANE OtJ1~T ~~~~I~IVISION F . ~ BUILDIN . G ~ ~ AND ODE ENFORCEME T ~ - ~ ~ ~ , ~ ~ . 102b WEST BROADWAY AVENUE • SPOx~~, ~VA 99260-Q~5~ ~ ~ ~ , - . S~c~~C~~~ ~ - , , . . ~ - ~ - . . ~ . , , Site Information Project Information Site Address: 1420 N MULLAN RD Project Number: 02007764 Inv: 1 Issue Date: 1/7/03 SPOKANE, WA 00000 . Permit Use, ZE-53C-$0 CHANGE OF C4NDITIONS Parcel Number: 45172.0751 Subdivision: UNKNOVVN Applicant: CANTU, DAN Block: Lot: 15504 N CHRONICLE CT Zoning: B-3 Regional Business MEAD WA 99021 Phone: (509) 777-1111 Owner: CANTU INVESTMENTS, LLC Contact: CANTU, DAN 15504 N CHROlVICLE CT Address: 1410 N MULLAN ST STE 207 ~A 99021 Phone: 509 777-1111 SPOKANE WA 99206 ~ ~ ' Setbacks - ~ant: Left: Right: Rear: Building Inspector: DAN HOWAR,D Water Dist: ~ Group Name: Project Name: • Permits _ . ~ . _ _ ~ Zone Chan~e Contractor: License - . ENGINEERS MISC REVIEW $50.00 ENVIRONMENTAL REVIEW $75.00 CHANGE OF CONDITIONS $1,548.00 PRE-APP CONF CHG OF COND ~39.00 UTILITIES REVIEVV $100.00 Total Perntit Fee: $1,812.00 Payment Summary Total Fees A.mountPaid AmountOwin~ '~ran Date ,Receipt # pavment Amt $1,812.00 $1,812.00 $0.00 ~ 1/7103 89 $1,812.00 , , Processed By; Ramey, Kathleen Mjj,L~~~j} Printed By: WENDEL, GLORI~ Page 1 of 1 ~ NoTicE ; It is the responsibility of the applicant/permittee, not Spakane Coun t~ ~~e~to it that the use described on the front of this permit complies with applicable codes and requirements and that required inspections are requested. Failure to request required inspections and obtain the necessary approvals prior to progressing beyond the point where inspections are required may necessitate removal of certain parts of the construction at the applicant's/permittee's or property owner's expense. At a minimum, the following inspections ARE REQUIRED by County Code: 1. FOOTING - when forms and reinforcement are in place and prior to placement of concrete-all structures, including manufactured homes. NOTE; This inspection includes review of the structure's setbacks from property lines. Minimum setbacks are established by County zoning regulations. Typically, side and rear yard setbacks are measured from property lines, while setbacks for yards abutting streets are measured from the property line or the center line of the roadway right-of-way, whichever provides the greater setback from the center line of the roadway right-of- way. Curb (ines and fence lines are not necessarily indicative of property lines. In some residential areas, the County can own as much as 20 feet of right-of-way between your property and the actual improved streedcurb. The responsibility to comply with applicable setback provisions lies solely with the permittee-neither Spakane County nor its authorized representatives assume any responsibility for the verification or location of your property lines. Please verify their location prior to locating your structure. Failure to properly locate the structure may require its relocation at the owner'slpermittee's expense, 2. FOUNOATION - when forms and reinforcement are in place and prior to placement of concrete, 3. FRAMING - after all framing, bracing and blocking is in place, and prior to concealing. 4. INSULATION - prior to the installation of drywall. 5. PLUMBING - after rough-in, before covering, and final. 6. MECHANICAL - rough-in of piping, before covering, metal chimneys before concealment, and final. 7. FINAL - when complete and prior to occupancy and/or use. Please provide 24 hours notice. All permits require final inspection. NOTE: In addition to inspection of the structure, this inspection includes review of site improvements (typically depicted on the approved site plan) required by ordinance or as a condition of approval of this permit. Items such as the installation of fire hydrants, fire department access, on-site drainage ~"208 swales"), road improvements, parking, and landscaping are common requirements of a permidsite plan which must be com- pleted prior to final approval of a building or issuance of a Certificate of Occupancy. 8. MANUFACTURED HOMES - Final inspection required when complete, stairs, handrails, skirting, etc. installed, and prior to occupancy; completed inspection record card must be available on site. 9. SEWERS - prior to cover 10. RIGHT•OF-WAY/APPROACH - prior to placement of concrete, or, if gravel approach, after completion. In addition to the above, any plumbing or mechanical systems or material which would be concealed by framing, drywall, concrete, etc., must be inspected prior to cover. Check with the department for "special inspections" in conjunction with commercial projects. FOR INSPECTIONS: T~ INSURE PROMPT SERVICE, PLEASE GIVE ONE WORKING DAY/24 HOUR N4TICE . PARTS OF YDUR PROJECT MAY REQUIRE PERMITS AND INSPECTIONS FROM MORE THAN 4NE AGENCY, • Building, plumbing, mechaniGal and fire inspections, Division • Road cuts for utilities or driveways, Division of Engineering & of Building and Code Enforcement Roads - 48•HOUR NOTICE REQUIRED 477•3675 477-3600 or State Department of Transportation . ' Construction in a flood plain, Division of Engineering & Roads 456-3000 477-3600 • Sewer connectfon, Division of Utilities ' Electrical wiring, State Department of Labor and Industries 477-3604 324•2640 or City Public Works Department ~ ~ 625-6300 - • On•site waste disposal system, Spokane Reglonal Health District 324• 1 b60 ~ , PERMIT EXPIRATION AND REFUNDS Unless otherwise noted, this permit will be considered null and void by limitation if the work authorized by the permit is not commenced or is stopped for ~ a period of 180 days, unless a written request for an extension of the permit is received and approved by the Building Official prior to expiration, At a minimum an inspection should be requested at least once every 180 days to assure the validity of the permit. A permit may be renewed within one year of the date of expiration for one•half the original fee, subject to certain limitations-please call us if you have any questions. All refund requests must be made in writing by the applicandpermittee (shown on the reverse) no later than 180 days after the date of tee p~yment, Refunds of not more than 84% of the permit fee paid may be authorized when no work has been done under the permit. No refunds may be authorized more than 180 days after fee payment. , . MISTAKE? If you think we've made an error in processing this permit or in conducting inspections pertaining to it, or find erroneous information in the permit, please bring it to our attention immediately-by filing a written request for correction within 10 working days of discavery, All such requests should be directed to the Division of Building and Code Enforcement at the below address, Spokane County Division of Buiiding & Code Enforeement . 1026 West Broadway Avenue ~ Spokane, WA 99260 . Phone: (509) 477-3675 Fc~. (509) 477-4703 TDD: (509) 477-7133 ' 1 J ' ~s, ~t , S okane Coun ~ 1'ublic Wo~ks De artmen~ p Division o Buildin ~ Code ~n o~cernent g Recei t Receipt Number: gg Customer Number Pro~ects Full ~ro~ect Nbr Inv Nbr Fee Amt ~ Inv .A~mt ~.~„Owin~ PAID Pmt 02007764 1 $1;8.12:00. ~ $1,812:00 ~ $,1~;8,12:.0~0 $1,812.00 ~ Total: $1;812:00 $1;8~12:00 ~$~1;8~1~2:~~ $1,812.00 Miscellaneous Items Total PAID: $1, 812 . 00 Tender ~ . . . ~~e : ~ ~ , Check , , Acct ~ Balance, ~.:CC,:1Vbr . ; , Ex~;~1 ate TENDERED : . Ch~e:ck~1:..+ ..1256:~.~_~ . , ~ ~ ~ : ~ ~ . . ~ ~ . 1,812.00 Payer: CANTU ~NVESTMEN~TS;,~,LLC ~ Total TEIVDERED: 1,812.00 Over / (Short) $0.00 Change $0.00 Notes: ~ Tran Date / Time: 117/03 2:57:56 PM By: GV1lendel . Logon User: gwendel Station: GWENDEL - ~ , Override By: ~ Printed; 1/7/03 2:57.57 PM ~ Page 1 of X , a ~ t' Parcel: 45172.0751 Owner: CANTU INVESTMENTS, LLC CoOwner: r ~ I l l ~1 . Owner Address 1410 N MULLAN ST STE 207 SPOKANE WA 99206 ~ . , _ , ♦ _ . ~ Site Address ~ ~ 1420 N MULLAN RD SPOKANE ~ ~ ~ ' _ ~ . ' ' ,J . ~ ~ (D _ _ , , . . ~ - . i . ~ ~ Legal Descri tion -r , ~ p OPPORTUNITY TR B OF BSP97-59 AUDITORS #4231719 BK 2 ~ ~ PG 6 BEING A PTN I OF . - ~1 ~ ~ y , - ! S1 2 BLK 19& , ~ , l 20 - . l ~ _ ~ ~ ~ . , . ~ . i ~~l - ~ ~ ~ ~ ~ f 1 ` ~ r'h ~ ^ ~ ~ , , _ - y--~ . CD . ~.r--~-. , , ~ , k . , ~ 1 ~ ~ . ~ r ~ ~ ~ ~ , , ~ ~ ~ ~ . ~ ~ ~ , , ~ , ~ , 'l~ ~ ~ - ~ 1 ~ ~ ~ - - ~ i. ' I. J ~ ~ I ~ l~-~ ~--~r`~~ . ~ - ` ~ ~ ~I . , i _ Notice: This is not a le al document. Data de icted on this map is general & sub'ect to constant revision. It is intended 9 P 1 for reference use onl . Le al documents should be obtained from the a ro riate a enc . Y g pp P 9 Y . ~ ~ O ' ~ I ~ ~ ' ~ 0 o ` . 0 0 i z ~n o~ . ti ee e ai ~ ~ J ~ .a - i ~ ~ (D ~ I f ~ ~ ~ ~ ~ F'ound I/2 rebar ~ a ~ , ~ 4.8 I 1' , _ . - 7 , ~ , 3 ' Found I/2 rebar o er Easement 8 Sewer 4~ Eosemenl 2~ Future Ac uisitlvn Area ~ , q b ~i , Utllitv ~aaernent 1 II ~ I ? _ oD ~ 01 i r ii i~ ~ , . I - 1.14 ACRES - . r- ~ r J l I ~ ~ d` 0 - ca s ~ r~ _ 2.34 A E ~ o i ir ~ • ~ ~ ~ ' 0 : ~ 0 0 _ ~ Z , II II _ ; ~ ~ . 0 0 isement 2t , , o~ Z , Z ib k Buildln Se ac 9 ~ lo . ~ ement _ , rac n 1.14ACRES o~ p ~ , quisition L 15 ' M 8ulidin Setback I 0 ~ • ~ -Drivewa Eosement r 'n sement Y D ai Ea ~ ~ - O 13 , , , - • Border Easement Z o 0 ~ 10 Ut ~ i i t Easemenl ~ 0 _ ~ . y ~ o _ - ~ - Futur Acqu~sition - . _ ~ _ _ ~ , - , ~ . • - 67.18 . ~ ~ ` ~ - ~ + ~ ~ . ~ , ~ o w ~ ~y . - - - 642.50 642. 50 Fd,Sim son Ca s P P ~ . . ~ ~ ~ ~ , ~ l ~ , ~ -----1 ~ ~ ~ j F ~ ~ ~ I 2IN ~ „ ~ , 2 s' p - 9 PARCEL C I s~dec~~~ 3 S 1 , , ~ fa,e.n~eft ~ ~.s I. zo c } . ~t ~ I W 3~ ~ ` ~ VARIES ~0;? H ~ o pAKOTA o~. 0 . ~ ,~Q . S'~ .5 ~ ' ai • DIREGT 0 A~~~~.,~r,,,,,,~, ~2~0 ~.Sqo ~XISZING ,ASPHA~' p i: . m , ; . _ . I ' ~J ~ N 1 Q ~ 0 „ L1NG ASPHALT ~ = 2 ASPNALT CoN( „ . ~ ' . P CLASS A COMPAC , ARCEL A , ,,~..zo A s PNq~r c orvT~Nr HALT CoNCRF "A" COMPACT T G oNTENT 5 : ~ E; ~ i ~ . ;oS ~0~ F ~ ~ 6.5 lvrDE caNCRETE cURB ; , „ ~ I~ ~ d. ~ AND SIDEWALK (TYPlCAL) 7 CRUSHED SURFA~ Y ~ SPOKA NE ca S7aNDAR D C oMPACre D DEP1 ~ uI 1 iHED _ SURFAC IN- J •espons;nie ~ ~ W/TYPE "8" GURB - PARCEL ~-i ~ B ~ ~~a~ ~f m1;E v , „ e I: SI1J9LE- er•ar, ,r_ j~aY~vF'.,.1. TYPE A . Q ~ d, yJr M~TAL P'PAME ~ GP.P7'~ TY~ ~ I G~ ~ ~ I¢ 0 r'JP7K~►Ir ~r.7'.~ ~t/"JDKW,Z15 I Q T T TuP of G~W-~ f9'1'_.O I 1 N A S ECT 0 ~i,~ ~oh • Exis~in Curb SE: SiTE PildJ ~"OP, li G~ ~ II ! S~de 9 1K v~yw~.u. ~o:h ~oN SG'O' s i ~ Drivewo.y Eaxrr+enk . , ~ ~ Floor Ar+~a 3Z~rT ~ ~ ,ION 5' _'.t :5,40 ~ Sm~n Cu~b In~e~,T e. 2 7 s - -T r~/ewalK ~ocv ~9~7Z_ , i y S.L VE. NT q p~ - - un ~ :wnrerecl. I ~ ~ I S~ , O-• CURRENT PROJECT ~IMI7S ECLS2R1PiA~ .r ~ Sp~kO`"~ Co ~ s~'rt;ce. ~ ~ -ti ~ r Ni sh ~ 1~+84.22~ Fle~. 1973f 3 S~a.~/Ot23-• ~ , Q, s~ Bar.~ mi 6C~o,~tn ~~,I 1w8 ~ p• ~ a 17+10 ~ Q. I ~ 3 0 9. 1 ~ .t o'-,+ ~ ~ 5~ d a w a. I K 3 Z 0. 1 8 f ~ 8 1 ~ Z e~ l ` _ ~ _ ~ _ . . •.i . . . . . . . . . . ~ . . . . . . ' . . , . . , - „ - - - (s~'b~rua~~ n~ N. TS~ ~ xn dze _ . . _ - - = -~$:i~r' , , ~ , , . . . ~ . i . ~,i , .ti I. p~i . ~y SP~CG ~ 73 ~ OFFI( • - \ a•>t~c~x ~ 7~ F~c~sLns r~N ~-r------- - ~„~.o.~~ ~ DAl ~C. ~ ~n E~~Pa~~mr! So'a.sphnl~~aPer~~2 ~ (3 ~ n~ 1~~ ---------17--- ~Q ~ , l . _ , . , i ~ ^ ~ _ _ ~ ~-ACi i CC ; PfiOJE , • ~ ~ '~PR( 'ail the „ ~ ~ ~ ~ ~d r~ S1NY~ ~1v~NV~ x~~i.~- g PA( Cons~rut~T c A Whccichair rom N ~~y ~p ~ • CON P.x. Na~i rP P o. ~ DATE A( ./-ACCEPT `-PFiOJEC ~a s~ ~ O „ 3 aEC~ ~ ~i ~ i ~ ' ' ~ . ~ ' . , ~ , . . 'C7 C .and t~ ,~v 4 a , , , ~r +w: , aoa o ~1 . . PROJ EC CONSTAt~ RECORD C ~ n'; ceme;~; , ; ~ ' ~ , ~ ~ ' ~ ~ ~ ~ ,......~.e~. em_. , E ~ ~.y - - 0 t-~_ ~r.~ ~ . _G_~- -i . . ~~O~E$SIOiI:I~'~ ' _..._L._'p ...e~_ - ~-~Ek~stin i i_ I i a ' .._.__~~..._<.I~~ 9-e ~ Q Q ! ! I~_._ _ .e, _..s . ~ T - J.A _ ~ ^,o _ I~ ~ ' _ I v ~ . , - o I _ ~ - . - .o___,.__. I_~p , ~ ~ i _ ~ ~o.~ .~.~-'R. , - ~ ~ _ _ °i i ~ ` - , ~ y O'COUNI ROApS AN P , --•---~--~A -._._l~a. o e,.__ i_ °a._.._ _ __.sa.' W-__ z..._~__ ' . . .---_o.J . J~_ ~ i ~ . L i • ' , i . i i ° , , i - ~ ~ ~ ~ ~ ~ ~ ~ , . - . ; - - 9 ~ ~ . , • . ~ , ' . . - _ . ,~o_ .._~.@1,.~._~_..,7~0._. .I _ a. .1 ~ _e _ , i . ~ i • ~l_ 1' ~ ~ ~ , ._...v....._._~.~ v ~ ~ ~ ~ ~ ~E _ ! ' , . . .i I .e~.l 1 I . ~Q - ~ -..e~....'-_ aa ....sc. ' .eo --_..o . . _ m I N I ! t : ~ _ ~ ' _ . _.i I' _ ~ _ I ' ~ • . _ _.....o oC - m~~o - ..e ~ ~ l~ ~ , - I ' ~ ' ~ ~ _ ~ ' ~ ~ =ic____.~ c .o~ ---,..De~__.~,...._,. . ,y u ~ i _ f_ ' i i i • ~ , . ° , ~ . - . . - - , , ° ~ ~ , - _ , ...o~ . 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I I r w MN[1~hul~~.rv{oRlntlw~dwt~mR+~rulMnrlw.rwtMn~, 'widW.!ZH.mal:d~pEryrw.nswi^Idk9 8 ~ ~ + E y~~ b UtW il M1 e1/tr~ MM.a/l a~V1LLlw Klt Atr1n . ~ M' ~d ~d 1M'kIR wrwal~I ncY.~rR k+~~ pM' Ywt~b V ` ~ N N JV a r k r I ~ ~O~DI MM VS EY+iM [~p~ MM ~ 1► ~fp~Eh O IN 1~'b lt4~1 b~ WG OtlV1~4 Yd ~In Ah)160I}de~'M Co~ly ~ I ~ G Z ` : a~ : - p m 4 p a c w p V i m w p~ ~ m e ~ I g= u S P O K A M1 E C I) U N 1 Y D I V 1 S I O N C I F l 0' 1' I L I 7 7 E S . • ` '"y ~ I I I ~ W E x a m i ro i l n n d t p p r o v h i s ~ 7 I d ry o f f, J _ 1 9 9 9 1998 1M N~:w[rX4nl PnetbhWv{M S yPd 6~~ s r M~ 1FlpMOVl~f! l v ~ w 1N~ITdWl ~ U~ 4f ~ d w e~ A 1' F~ ~ ~ : f H ~ l ~r n.~ a P~sw .e cr.~ w m..e~ P.~.~. n+ a~w~.a wm a.. t~ny vi. ~.~a e. , r.~ p„N. a. ~.M+,~ ~ t 1' . I ~ I oia - I 7~i~ ~l' 1 7~~/l.r. /1 5 ic Count ihtits ::..arw~k.r..~.wena.u~mm~n[wP~prmrdrenhrtMwd~Nme~wr.ad.nifq~w~r.~w.emP.,r ~ J, I~ Y ~-oJ,~- • iMwWpr.e..w.~,r.r.rew,rnp+++wq pETAIL m~ r r l SPflKAyF; Ri;GIq~AI. HF,AI T bISTRI~f ~0 Ezunirnd and ep~rtrved iNs ~~y of !~8 I ~ ~ ~ ! w8 Oriqiml Troc1 Un~ ~ FewapNMdl I . I Yra~erio.~i+mw•~~M«.~.~~. ~ __aa eir.a~.~~a - -°u+zs~k'~r~-- ~ _ -~~~r- , - - ~ . lI1301Neasl _ e - - - - - / aao+i ;t.~ 'pnkene 0.e~ioml HaItA O(fwa - ~ - , - -~sea•aa~3s"w ij2g.zz-- - `,~o~~.~~ ~ SHU„c~~c ~ eoavr Av~~u~ anaiuuu ° '~a~.Irn.~K•~c,npwwwGld+ G~ fwr;0 I': Nall t~y a a~N~. wix ~ ^ C~:i(w f6~,~ SMBU G LH1 c0yr.'n IN SroKUY wiµ~nar-u.na~+swwo~+ QpCNOWIED(~AENT .«,c...,,_~,,,,,,~,,,~A~~ CUll~ll'UIVISIUNUFBUIL~yN(:ANDTIANti\C r,w.~,nwc-sueia„~yn,a~o~+ SsnlEr~w+f+w;i(r+~ ` Euminedanclep~ruvedihia~~~~dayul' f998 1998 ACKNOWLEDGMEM1JT cowna srou,ra ~.c«....-~....,~..~ti~% ODunrtp srau~ WrNiru I eruErcwaoN;t~ra~ Ap(NOWLFOG~h1EM c•.~, . r....~ ..w rAro~ m a.~a~ a ~~ra a~on mc ac~as n~.. sy~. ~a w va .nba .ro.~uf o...r~ sa roa~v mw~vfr ~a~ . . . ~++~,.~..~e . . e~eumO~MRweUwlnte~ymsdMMbOru~+dPR~Mrtlinrla~d O~ 11~~~?tlry tl ,19!~ hM~ n~ .~1 J~M Gnqn 5cn. ~ M ~ PRSaV~ C~Yr M SircM1 r Mr 6I61E CF WAFIfUilHrtl vm~'I.lir~n~veram,.n«.prs.~.. ~.,wirvi~.wwuMmArydf~~.. ;~.p.p~p.Hu~h..eur~arn.r a"'Nry ~ wvntrr'!t1vMA.tr,~nw. m,.arcyn.de+fe~uea~no~fc~d.dm.drmdrsMxKae - ~P~'~ Q~ M _Mf d... 1(R'M. Mne nr qi+~ad JMh frnK~ Ci~A. lera~n C fbem~ sn B~a~an hr Mbm. 4~v,~f m b K S C t Diretlnr o'Idi uu! Vlonni yw~ Re ~e.arc. e hMe. ■ rw • ra.rr. . u. m.aw wn d.o.~ m..dr~.+o ,..s~.~.s nf n+ror.W n,. p~ r.rn era ~rxeF nars~urM3 a uw u~/ad►~M.mbd vr ~+n., rd iangoiq nm,~nn m x+,u~ me eme m M l' RB rncGaPShxerddiwysisdhdb tlhlr~dprywrhrdfiwi4awrl r ws Aym ~ epref~ O~ PrkamAv;l.IwyeGt~:d~Mlh~~enmOprpawMMf . ...1 NvATJk~iNlBfff~l esnprr.f•ErMEnNdYYlrrMhy~.MArkf~OOw.Ua~ NNITN:UNft.(~J.1.1 wlmlASOeAMIU~rtA'oD.iYrdM~etlNrMSltwwu~n ^ ryR~ AA dVAwington A g~o ~"'M"" SYOICA\ECY1U\IYASSES$0 M. '•~`a~16 ~ w~m~.~rmw~++. pl nvai~:t;NnWn.iro~emr.,m.w Mairaen~mn ..snw.~"J d i~ fumnal~ndwp~ovedihis~~yof ~~I!t~t. 1998 °7 ^ - Pnna slu - ' - • tberyN4 MnL~eUa/Vh/upm Nxe~ ~!I dVMK~jd~ SHULA 4lEid NwsVet _ vlr+q~n R - ~OM' rClurMlK•Sf.RO~wAWwiW 1998 _ / ~ NNAfN;$1NfFf f I IM~ Mnro M IT v 1. MdrdMUd sdee ~ t~a i~m BPENTE (W+ as~OMnf _ R7 ~^1 _JM ~ NVAl1EE8N1FiflT~IMwMnrforlmyMdsr;df~7n OW~EeId I Al f I w c...~~•> ~w~ u, ra~ S~wkase Caunry As a~ . ~ • ' . _ . ACI(NOWLEDGM~NT - ~ WNEM~ E sIWKIN PAl11LE ~~tEaFw~g~°~' i.tN,.ts FRAN SS~O Lt€ IW~EOIX~TTI JOHN ~CO a~'~~w~"'"~~ ~ ~ sro~n~v.CO~mrv'I'NF:ASIORER ~,w~( 0~ w~ ar d~AiKJA~ iP39 Mm ~n qfweC Etnwn M~~. Mde1R r IM Mdifd..M ewa~rl d. wdd~ rb IuwV~V ~ ~ ~AVrMetlK4in~~Itluwn4MMMaddd~Mr)a.t~d~wlb OrVHNOiPwrM+iri I I, 1'iopire of S ~uku~e Counr Wi~Mn on, do here6 certi ihit ill tdc ' h .c ~j~~~ ~p~ ~/I~ I Y~ M Y ea whrc h 6een N M.-e 6een , ~~'1'~^~• ..J~/V~.IK~s NNATM. N11ikD 1 «,~r n~a~n.e~ air~wm. «a asm~+wae, levied md bec~me eJeagdrle ~g~inst the land shox•n +wltin ihis m~y ud deanbad in Ihc ~ " ~3 . . mr r br w U14N►u ~t SRlOD rt r~ sT~av o~wNA avs , ~ m ~ 4 dodi~ai ion o( hi~ due, hae ban f y p~iQ utisfied, end dirchugod !0 a omcw sw - ~ ~ Ihic ihie _ dnp of 194A er~~cc wn~~«ma~x+ _ _ snoucu8c pprm Fgt~ ' ++arin~ u~[+,~no nlmd in Ihc 1998 Q~~Ea•7M~ ~~07r,nIwK-4AtIG~wAw+GfON Lhtlue.,~'Md 199~.~MOrtmt WYmrOMIr~Iru.nmP~wM~idWNIFNfQiY4SRCmvri~iwlM LV• _ w~+W^ _ ~~A~A BI61E 0' W 'R'N~'i COLNfT Of S10bvY Mr+~ rt~dam3, wd+~ entl V hemnwt m0 aro m~a I+~ Iti sd ri N.! bxrl lv vr u~e~ rd puV~ ^Y ~N W[e.J~~rlos«VrIA1CO1 N1MM:3iWMfH{i,IM~Anwbul hn1~N~~0 WU~.~r dld / dICWL.1l~ .N11Vf°" ~ , ~ 1~ QI.MIY . (tiu~.~Q ez_'~ i~~e.a.~.~.r.i~.~w~.~,+•.waw.µ«.er.~d.cwonb,.v.rn~m. Nw~rr+~vnr7~Ir.in,,.~w.~,~rneRnnwa.mew.a~amvra+meMro~ev~du..~~, SN4AGlElef tnixGwpyl«~wrcr w~ ~ 1sMtelMbWUlrlCr~tN1r.lMepsB.., lnd. ~ ~~.B~~~GD~MfhNSdduYryKNIkqIOfYnuw~.l fY1YrMliC-47~~iC~•~t~~7~7N \ a'~"'""'"' w.. ~~.f l 91EVEN IMTTFf w~m,r a~ ~i t ~l F c.~-~ , r,o~ , NYNtI~$NRf3'fLF.I tertnyf~d~dnlb~ln'1oOr.Je~'ynA7rhR~0aw.~VOI 1l41`IRL n hr . d'~'aNym ~ro•- Q~.-W^~^'a^ ACKNOWLED(~vMENT ' ~ ac ~„~~„,~,,~,,~N,n SURVEYDR S CERTIFICA7"E NwiN~zww3~.in~..~..,a.a _ ~w .F~ a~~r+rrcc;rtkur ~ ~N ~ fnw=_~nra .+w,yy,n..~.,... ,,,,,a,,,n~. iM~ nqp correctly ra;neea~~t~ o sunty ero0e Oy mc ar un0et trr~ ` ' nPr~nhry..n~a+..alnn[~.l~np ~ „u•y~w~..~;~y.sHrnmun~wfrraeanre7ew.a.~rak..~pr~ direttion in conlorMOnee rith the ~equiremen~~ o) Iht $pOk3nC _r _ OpKW fl'd tMme'cndRtnLM~fl~xitl~~rml!!h~ ' Inhaou'd.dnu ►Y NVAi/f~Nt(NLF.IMrIlwvrintrryMMoJdifinlm~N/tlJ~~~~~ i~~~ - ~ W~ A~R ~~G~ hW ry ~niaoedM.a.urr.fi~.~n~wna.n i Comty SuDdiv~s~on Grabren;e. rarN,wwc-a~na.xr~.wra NNnut;~;vr~irici remri~w~s~bnanyd~.+~am.ey~.~apxMxa., . Nu - omcw uu , courtr a sKMNw (~I ^ N ,dNCWYN ~ bCr.lu..4ww/VMIA1~101 ~ ~4a9 fb _ _ ~ Q ~ ~ AIF SMEiAG181( MOfurMlK-SitinOrw~WntNu ~ ~ ~ I ' rC1u~MK.OMCrww9w'tOn, ~~Y ~ K .NkN~ f y_.(/, ~ I~I a S~O~I I ~y Q~~E~ oou+navoc.~w t~' ,~,~,,,,,,,~,,,..~,~~,ra, Ny,~IN96Y~Rt:F,llrwlr.wrmw[n~ ~rn~m.mm~w+m.~~d 11`~~" _.imn ~hytoa E Simpson P,f, d.5 }4967 ~ - Q~OIesAOnal ~re inpor ond lnnd Sunt~ r ~ STAI~CrWA9W)Ib~Rf ° c~~~ ACICIVOWIEDC~fY~NT 9' !a aLN1Y 4fNAlk ~ Oi oro~ ~ p 1V9d hbn m~ ~qorel L - F, iM~af ~ MiV W.e• N NmnM' br 6~n J~ra 9nu6a1 SI/7F, ff 0. . e~ Md'JIY u1 M wprem P~mpMVM1 m iN ~A~fA M'0 ~roG1 M wth~ ~1 Mr~/iq ~ Nd . tlM rm e E~ hw Irw ~M C1LMY . ul~enry utrd diad M tla isr rd Iw~n l D~ ~i~~ _Jry d 1998, hM~ a~ qkend. IoH .kw~.M M+pS. r~ ut MN d Wn ~.entN V~ vdn ml Mpyy ~ • :uinn..~e~e ~ m...r.r ma nh va ev ~Mrtsv ~ttnd aw mr nM ue~.~a . . n•.h m~nur.n &n1 d ' Waebnd Tnne eid S.~inps Aswf.t4q/Ssl'rt lLnk PlVAIPE~MAESF[T.I Anvortnql~d~Ork~dmlAkelWtlrh~rd~r4~~Eowwh~i ~mi~[t W/h/.~ h N1MtN:RiVAfNSF~I wireslnryMi0~w1eMM~NoAidadlMUSi'mA'/e~Yf[e~owMOn ~~C~~.. tpmm4tlm~4j'p r Ip~ambwn~Nro 0~, ' - _ fourrJca 18~0 1 ~1 ~ryKH-hK rw.!Le.tiwan,~in A P N ~ s . _w.,,,,,~,,, LAT 1N TH.E am san. ~'n tir~e~s t~n,c, r~ ~ - P y ~ wNSrK;atwe~:u.u,ina.nd.~m.amrti••~•e~.~~v~.+n+~~a _ .tit+n~ NM411kEVAFiYA1',IIw~Mwrfie,cnry .a~~~a v~~aa_ { CIVII ENCINEERS ~C lANO SURVEYORS IVW1/4 OF THC NW1/4 U~ SECTION l7 T. 25N., R. 44 ~.W.M. N s a~coNN P ao s~oK~w w z,z-vas . 90 E 0, E A., 99 ~ IAWRFN~E AETfI Y ~ ,~;p~pEpEryj - - - ~7PVI~t1NL` ~V VN~Y, WASH1NGTON PMONE (50~} ~J;y~ti}2Z Ghx (59g) 9yB-132J - 2789 32J ~ 6 ~ ~ r . . • • ~ . • We 0 U v ~ ~ ~ ~ b ~ . , ~4 0 ~ r t ~~N r V ~ ti~ 0 . o ~ ~ N . ~ ~ w~ J Q M~. q ~ ~ 0 t , . p ~ ~ ~ a ~ r~ ~ v No. 6i ~A N ~ U E 3 1~► v_ M13S1~ . . . ' .f /V, /•~~~'N ~ ~ i i ~ ~ ' ~ ~ ~ • ~ ~ • ^ ' , r"~'-,.~, - .I ~ . , ~ ~ ~ a ~ ~ 3 ~ ~ ~ ~ ' K ~ ~ ~ x~ , ~ T 1' ; ~J litaN~ir~t 2 G , ~ , • Q ~ ~ Ln ~ ' ~ , T X . r~ i 1~ 14 ~17 1~ 1~ ~ 1 ~ i 0 ~ ~ ~ ~ ~ ~ ~ , z ~a ~ ~ ~ _ ~ . ~ * - ~.s ~ ~ ~ i , , s _ -2i ta ~ ~ I a ' 1 c ¢,P o s - . i ~ . 2 2s r 14 I ~ ~ ~ r ~ r . , , A , r . ~ ~ . ti. ' ~ ; .~I. , 4~ 'S . ~ ~ C ~ ~ . , f, 1 2~ 24 i`r t~ ~ . . ~ . . , w~.C ~ ~ , , ~ T a u , • - . 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