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' ~ , , , ~ ~ . ! : . ; . . , , i~_' . v~ i ' ! i : ~ 1 ' ~ , . . , ~ PLANNING DEPARTMENT ~ , , i;~ ~ ~ BROAOWAY CENTRE BUILOING N 72) JEFFERSON STREET " ~ J „ ~ ? ~ a I ' ~ °d ib~ ~ ~ t , , ~ 'eRS i ~ ` ~ ~ ; i I y ~ ~ PHONE 456-2205 ~1,'2 R' ~ , S b • P 1 d ~ i a ~,p ~ ~l ~ ~ ~ ~;~~~L Q a , SPOKANE, WASHINGTON 99260 . . :r• . . _ -~gs' ' o re ' ' r; ' ' . . ~ ~ ~ . . . , . . . ~ SPOKANE CaUNTY COURT HOUSE ~LANNING RE~ORT , Dat~: NOUEMBER l , 1985 T0: SP OKANE C OU NTY ZON I NG H EARI NG EXAMI NE R C OMhli TTE E S~OKANE COUNTY ZONING ADJUSTOR FRUM: Spokane County Planning Department SUBJ ECT: Cnange of Condi ti ons #ZE-43A-8i , ZE-1A-83; To modi fy two previ ously approved si te pl ans to one overal 1 Devel opment i~l an. Vari ance #VE-130-85; Vari ance to a] 1 ow off-street parki ng area to occupy requi red front yard and fl anki ng street setbacks. I. GENERAL INFORMATION Appl i cant: P ROKEY G. ARGER Owner: Nancy Austin proposal: A request for a Change of Condition in two existing Residential Office Zones for the purpose of a site plan redesign, On tne north portion of the site ~ZE-43-81C), the approved site plan indicates a remodel of the existing older house for office use witn a minimum of site disruption. The requested redesign would have the major portion of this area devoted to parking. On t~e souti~ern portion of the site (ZE-1-83C), the approved site plan shows parlcing and fencing. The requested redesign indicates the addition to the Group Healtl~ facility. A request for a Variance from Section 4.07A.110-(a~ of the Spoicane County Zoning Ordinance which states: "~n off-street parking area shal 1 not occupy a requi red fl anki ng street yard, the front t1~ent;~ ~20 ) feet of a requi red front yard Th~ request i s tn al 10~+~ six (G) par~cing spaces (four within the front yard and two wit~in the flanking yard~ and two (2~ back-out aisles within t~e same yard areas. T~e specific variance request is to develop a portion of tne parking area with a 0-foot front yard setback, w~ereas a 20-foot landscaped setoacic is required to develop the parking area wit~ a 5-foot flan~cing yard setback, whereas a 10-foot landscaped setback is required. ~ ~ t , ZONE CHANGE OF CONDITION N0. ZE-43A-81 and ZE-7A-83 I. GENERAL INFORMATION ~continued) Location: ~ The site is generally located between Valley Way and Main Avenue and west of Willow Road and adjacent to Mullan Corridor in Section 11-25-44. I I. SI TE ANALYSI S Comprehensive Plan: MA~OR ~~M~R~IAI/URBAN Category - Inside General Sewer Service Area ~GSSA) Boundary - Inside ~riority Sewer Service Area ~~'SSA~ Boundary - Inside Urban Impact Area (UTA) Boundary ~ The existing Residential Office zoning is consistent with the Comprehensive Plan Guidelines, and no zone change is requested, The Compref~ensive ~lan recommends adequate buffering to adjacent uses with no specific requirements. Zonin : ~ xisting on SITE: Residential Office festablished 1981 and 1983 ) and wi th i n: Aquifer Sensitive Area Overlay Zone To the NORTH: Residentiai Office ~established 1980~ Two-Family Residential (R-2) (estab. 1972) To the SOUTH: Local Business (established 1983) ~ Residential Office ~esta~lished 1y83) To the EAST: Two-Fami ly Resi denti al ( R-2 estab. 1912 ) To the WEST: Residential Office (established 1914) Local 6usiness ~established 19~2) Past zone changes within the area have been generally higher intensity zoning between Mullan and Argonne, with Local Business and Residential Office zoning as a transition adjacent to the residential areas . Land Use: ~xisting on SITE: Group Health Medical Building and single family residence. (Has had some historical value.~ See letter dated 9-]0-85; no specific actions are requested, however. To the NORTH: Office (Unicume Building), single family and publ i c uti 1 i ty bui 1 di ng To the SOUTN: Office Use To the EASI': Al l si ngl e fami ly east of Wi 11 ow Road To the WEST: Office use (Datafax, Digital, ~~inor Emergency~ Single fa~nily residences border the site to the north and east, while general and medical offices border to the west and south. The reduction in landscape and parking setbacks are proposed adjacent to the residential uses. If the reductions are approved, intensified landscaping along with a fencing screen at t~e edge of the parking area should be provided. 4 ~ ? ZONE CHANGE OF CONDITION N0. ZE-~3A-81 AND ZE-7A-83 II. SiTE ANALYSIS ~continued) Si te Characteri sti cs: Site Size: Approximately 1.11 Acres Existing Buildings: 2 Topography: Flat Agricultural Summary; Commercial and Urban categories not intended to preserve agr~cultural land. Adjoi ni ng Streets: Yal l ey Way to the north of the si te i s a 50-foot County right of way improved with 2 lanes of paving. ~ ~-a.~~~~ ~ Willow Road to the north of the site is a 40-foot County right of way improved with 2 lanes paved and sidewalks next to medical buildin , 9 Mai n to the souti~ of the si te i s a 50-foot County right of way improved wit~ 2 lanes paved and sidewalks. Proposed Si te P 1 an: Use: Group Health Facility Proposed Buildings: Addition to existing building Bui 1 di ng Addi ti on Footpri nt Area: 2,312 Square Feet Site Coverage: 11 ~ Maximum Structure Hei ght: Qne Story 14'+ Total Floor Area: 5,372 Square ~eet ~roposed Buffering Techniques: Site plan shows 5-foot landscaping along west and east property lines, with 0-feet to 20-feet along north property line. Generally, all areas not used for par~cing, building or sidewalks, should be maintained in landscaping. Other Site Plan Considerations: Site plan proposes two access approaches to Willow; one to the parking lot and one next to building ~ for deiiveries. Also, four spaces at north end of parking lot should be deleted; three of which will be backing out to Valley Way and one to provide adequate internal circulation. ~ note: - f~ie si te pl an submi tted for revi ew by the Zoni ng Heari ng Examiner Committee is general in nature. Detailed review to determine compliance with all Ordinance regulations and conditions of approval is recommended to be administrative and to occur at the Building ~ermit stage. ~ t ZONE CHANGE OF CONDITION N0. ZE-43A-81 and ZE-1A-83 > I I I. SI TE DEII ELO~' MENT REC OMMENDATI ON S Design: Due to shape of the subject site and parking lot design, access to WiTlow Road appears to be necessary. Landscaping/Buffering: Dense landscaping and fencing should be required around the parking area to block ~headlights and control litter. General landscaping should be provided adjacent to the building. Si nage: Residential Office sign standards limit identification signs ac~ng each adjoining street not to exceed a total gross surface area o~ thirty (30) square feet and placed flat against the building. Ci rcul ati on/Access: Two access poi nts to Wi 11 ow; one to Va] 1 ey Way. Stormwater Drainage: ASA Standards and '208' stormwater runoff regu~ ati ons w~ i~ apply to project. Sewage Disposal: Double plumbing required. Water Supply: Modern Electric Water Company Fi re ~rotecti on: Di stri ct # 1. Critical Materials/Use Activity: Project over the Aquifer. Detail,ed ~emica~ use an~ storage ana~ysis to be made at the time of issuance of 6uilding Permits. IV . SEpA ENV I RONMENTAL REV I EW An Environmental Checklist was submitted by the sponsor and was reviewed by tf~e County Planning Department. The review considered the specifics of the proposal, other available information, County ordinances, other regulations and laws, possible standard Conditions of Approval, the Generalized Comprehensive Plan, and other County policies and guidelines. The Zoning Administrator has determined that "No probabl e si gni f i cant adverse impacts" woul d resul t from t~e proposal being developed and has issued a Determination of Non-Significance ~"DNS"). The "DNS" was circulated to ten other agencies of jurisdiction and other agencies/departments affected by the future development for review and comrnen~t. The "DNS" comment period ends November 6, 1985, and was advertised 15 calendar days before said date in the newspaper, by ietter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site. Tf~e Hearing Examiner Committee may consider additional environmental related testimony and the "DNS" at tne public hearing. , ~ ~ , ZONE CHANGE OF CONDITION N0. ZE-43A-81 and ZE-7A-83 V. PLANNING SUMMARY The existing zoning is consistent with the Comprehensive Plan Guide~ines and past zoning trends in the area. The site plan . modif~cations will depend on the Zoning Adjustor's decision regarding the proposed Variances; if these were denied, a redesign of the parking lot will be required. It is recommended that future site , plan adjustments be reviewed by the Planning Department to determine compliance with the Zoning Ordinance. The Hearing Examiner Committee has the responsibility reviewing the change in concept; i.e., new building vs. remodel of existing older house for offices. V I. CONDI TI ONS OF AP~ R~VAL ~All Conditions imposed oy the Zoning Hearing Examiner Committee shall be binding on the "Applicant", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) COUNTY PLANNING DE~ARTMENT 1. That a dense landscape screen.~ 42-foot cedar wooden fence be provided along the north, east, and west property lines of the proposed parking lot. Said fence to be located adjacent to tne parking lot with landscaping adjacent to the sidewalk, 2. All landscape areas as indicated on the site plan shall be installed prior to issuance of an Occupancy permit or as weather ~ conditions permit. 3. The Zoning Adrninistrator shall approve a specific exterior 1 i ghti ng pl an for the approved area pri or to i nstal~l ati on of such lighting. ~Such plan shall attempt to confine illumination to the area with full consideration to adjacent properties). 4. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. ~ 5. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. Al1 variations must conform to regulations set forth in the Spokane County Zoning Ordinance, The original intent of the development plans shall be rnaintained, 6. All current standards'of the Residential Office Zone, as amended, shall be complied witn in the development of this site. h t ~ ~ ZONE CHANGE OF C ONDITION N0. ZE-43A-81 AND ZE-1 A-83 a) COUNTY PLANNI NG DEI~ARTMEfVT ~ conti nued ~ 1. That the project is subject to Section 4.16A.050, the Aquifer Sensitive Area Overlay Zone of the Spokane County Zoning Ordinance, whic~ sets forth various measures for Aquifer protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. 8. Tnat the present proposal is not detailed enough to determine whether or not the use of or materials stored on the site are in compliance with Chapter 4.loA (Aquifer Sensitive Area Overlay Zone) of the Spokane County Zoning Ordinance. Accordingly, as a condition of approval, the sponsor/applicant shall be required to file with the Spokane County Auditor, within thirty (30~ days of the signing of Findings and Order of the final decision in this matter, a"Notice to the ~ublic" which s~all provide in material as follows: ~RIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR CERTIFICATE OF OCCU~'ANCY FOR ANY BUILDING OR ANY USE ON THE P ROP ERTY DESC RIBED HEREINAFTER, THE A~~LICANT SHALL BE RESpONSI BLE FOR CON~LYI NG WITH THE ~'ROV I SI ONS OF S~ OKANE COUNTY ZONI NG ORDI NANCE CHAPTER 4.16A (AQUIFER SENSITIVE AREA OVERLAY ZONE Ti~E PR(~'ERTY WHICH IS THE SU~JECT OF THIS NOTICE IS MORE ~ARTICULARLY DESCRIBED AS FOLLOWS:....". , 9, Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff, 10, Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58-17 and the Spokane County Platting Ordinances prior to issuance of building permits. 11. That the provisions of SE~A's NOTICE 0~ ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners' Resolution #11-1392 be initiated by the project appl i cant wi thi n thi rty (30 ~ days of fi nal di sposi ti on of thi s pplication, and prior to any on-site improvernents. Pursuant to the provi si ons of Chapter 43.21 C RCW, the SEPA Guidelines (WAC 197-10) and the Spokane County Environmentai a ~ Ordi nance ~ SCEO a proposed determi nati on of non-si gni fi cance ~ has been issued at least fifteen (15) days prior to tnis date; the official file, written comments and/or public testimony contain information regarding assessment of the proposal's 1 i kely si gni fi cant adverse impacts to the physi cal envi ronment; a finding is hereby made that no probable significant adverse impacts upon the physical environment are anticipated as a resul t of the project; and a fi nal determi nati on of non-significance is hereby to be issued. ry j i r r ZONE CHANGE OF C ONDITION N0. ZE-43A-81 and ZE-1A-83 b~ COUNTY ENGINEERING DEPARTMENT Pri or To The Issuance Of A Bui 1 ding ~ermi t: 1, Access permits for approaches to the County Road System shall be obtained from t~ne Spokane County Engineer, 2. Applicant shall improve Valley Way in a manner consistent with . Spokane County TY~ICAL roadway section No. 1 minimum paving width Access Standard. 3. Applicant shall improve Willow Road in a manner consistent with Spokane TYPICAL roadway section No. 1 minimum paving width Access Standard. 4. Applicant shall submit for approva] by the Spokane County Engineer road, drainage, and access plans prior to tne issuance of a building perrnit on the property. 5, The,applicant shall submit for approval by the Spokane County Engi neer and the Spokane County Heal th Di str~ ct a detai 1 ed combined on-site sewage system plan and surface water disposal plan for the entire project prior to the issuance of any building permit on the property. 6, A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be ~n accordance with standard traffic engineering pract~ces. ~aving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles, , ~ 1. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 8. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer, 9. All required improvements shall conform to the current State of Wasnington Standard Specifications for Road and Bridge Construction, and other applicable County standards and/or adopted resol uti ons pertai ni ng to Road Standards and Stormwater Management in effect a~ the date o~ construction, unless ot~erwise approved by the County Engineer. 10. Roadway standards, typical roadway sections and drainage plan requ~rements are found in Spo~ane Board of County. Commissioners'Resolution No, 80-1592 as amended. ~ ~ ► ZONE CHANGE OF CONDITION N0. ZE-43A-81 and~ ZE-1A-83 c} COUNTY UTILITIES DE~ARTMENT 1. ~ursuant to 8oard of County Commissioners' ~esolution No. 80-0418, the use of on-site sewer disposa] systems is hereby ~ authorized. This authorization is conditioned on compliance with all rules and regulations of the Spokane County Healtn District and is further conditioned and subject to specific application approval and issuance of permits by the Health Di stri ct. 2. The owner(s} or Successor(s) in interest agree to authorize the County to place their namefs} on a petition for the formation of a ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner~s~ property and further not to object by the signing of a protest petition against the formati on of a ULID by resol uti on method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. P ROVIDED, this condition shall not prohibit the Owner~s~ or Successor(s~ from objection to any assessment(s} on the property as a result of improvements called for in conjunction with the formation of a ULID by ei ther peti ti an or resol uti on method under RCW Chapter 36,94. ~ 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended, 4. The project shall be double-plumbed for connection to future areawide collection systems. d) COUNTY NEALTH DISTRICT Please be advised that this agency has reviewed.a proposed change of conditions for the above subject project, and has determined no NEW conditions of approval need be recommended by us. We request, however, all recommended conditions of approvai as listed in our previous response to you dated February 26, 1983, be continued as fol l ows: 1. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Health District prior to the issuance of any building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on-site sewage system may be authorized. - ; 4. Water service must be r\~~fn~Qd`nOt, b~~a coordinated throu h the ~ ~ ~ , , 9 ~ Di rector of Uti 1 i ti es, Spokane County.~ ! ~ • w ZONE CHANGE OF CONDITION N0. ZE-43A-81 and ZE-7A-83 d~ COUNTY HEALTH DI STRICT ( conti nued ) 5. Water service shall be by an existing public water supply when approved by the Regional Engineer ~Spokane), State Department of Social and Health Servicese 6. Use of pri vate wel l s and water systems i s prohi bi ted. 1. ~isposal of sewage effluent beneath paved surfaces is currently prohibited, e~ COUPJTY BUI LDI NG AND SAFETY DEPARTMENT 1, The site is located in Fire District # 1. 2. Reclassification of an existing building shall require an application for change of occupancy permit and subsequent inspection for approval. 3. Trasn enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. 4. Building perrnits will be required for each structure. 5. Fire hydrants which meet the fire flow are required to be installed prior to any construction, These hy drants shall be placed so that no portion of the building exterior is more than 115 feet from the hydrant. The bottom of the 1 owest outl et of the hydrant shall be no less than 18 inches above grade. A water plan showing each fire hydrant (specifying the galions per minute for each fire hydrant) and meeting the requirements in ~ Chapter 10.04 of the Uniform ~ire Code is required prior to construction of the water service. All required fire protection facilities shall be installed and made serviceable prior to and duri ng the time of constructi on. f) WATER PURVEYOR l. Water Purveyor is Modern Electric Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses, alt~ough satisfactory arrangements have not been made. g) COUNTY AIR ~OLLUTION CONTROL AUTHORITY 1. Air pollution regulations require that dust ernissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities, ~ i f ~ C. ZONE CHANGE OF CONDITION N0: ZE-43A-81 and ZE-1A-83 g) COUNTY AIR ~OLLUTION CONTROL AUTHORITY ~continued~ 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If track~ng or spills occur on paved surfaces, measures must be taken immedi ately to cl ean these surfaces. 3. All travelled surfaces fingress, egress, parking areas, access roads~ must be paved and kept clean. 4. Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using t~e site following completion of the project and from occupants ~ of the proposed project. 5. All air poilution regulations must be met. w ,j ~ ~ ~ r M ZONE CHANGE ~F CONDITION N0. ' _ _ VARIANCE N0. YE-130-85 SPOKAP~E COUNTY NEARING EXAMINER CO"1MITTEE FINDINGS AND ORDER A. INTRODUCTION This matter having come before the Zoning Hearing Examiner Committee on November 1, 1985, and the members of the Committee present being F. lynn Tennican, Chairperson, Jerry Williams, and Ron Odell. B. PROPOSAL The sponsor, Prokey G. Arger, is requesting approval of a Change of Conditions, File Nos. ZE-43A-81 and ZE-7A-83, Residential Office Zone, to modify approved site plan; conditions of approval requiring landscaping; and proposed access. Also, a request f or approval of a Variance, File No. VE-134-85, to a 11 ow of f- street pa rki ng a rea to occupy requi red f ront ya rd and flanking street setbacks (adjacent property line), whereas the Spokane County Zoning Ordinance, Section 4.07A.110-(a} requires 20-foot flanking street and front yard setbacks. C. FINDINGS OF FACT 1.. That the existing land use in the area is residential, office uses, and Group Health Medical Building. 2. That the Comprehensive Plan designates this area as~appropriate for Major Commercial/Urban development. 3. That the existing zoning of the property described in the application i s Resi denti ai Of f i ce . 4. That the provisions of RCW 43.21C (The State Environmental Policy Act} have been complied with, a^d the Committee concurs with the Declaration of Non-Significance. 5. That the proper legal req~irements for advertisement of the Agenda Item have been fulfilled. 6. That the land in this area is suitable for the proposed use, o r uses within the existing Zone Classification. ~ ~ R i ~ ZONE CNANGE OF CONDITION N0. ZE-43A-81 ZE- 1A-83 VARIANCE N0. V E-130-85 C. FI NDI NGS OF FACT ( conti nued ) 1. That the appiicant has demonstrated that conditions have substanti al ly changed si nce the ori gi nal zoni ng of thi s area and accordingly, the proposed change of conditions is justified. 8. That the proposed use is compatible with existing uses in the area. 9. That the owners of adjacent lands expressed concern of~the proposed use, but that the applicant has done a good job in developing past projects i n the area. 10. The Nearing Examiner Committee finds the proposed use ta be in harmony with the general purpose and will not be otherwise detrimental to the publ ic heal th, safety, and wel fare. D. CONDITIONS OR CONTINGENCIES APPLIED TD TNIS APPROVAL ~All Conditions imposed by the Zoning Nearing Examiner Committee shall be binding on the "Applicant", which term shall include the owner or owners of the property, heirs, assigns, and successors.) 1. Delete Planning Condition No. 12 as follows: "P ursuant to the provi si ons of Chapter 43 .21 C RCW, ~ the SEPA Guidelines ~WAC 191 -10) and the Spokane County Environmental Ordinance {SCEO), a proposed determination of non-significance has been i ssued at 1 east f i f teen (15 ~ days pri or to thi s date; the of fi c~ al f i 1 e, wri tten comments and/or publ i c testi mony contai n information regarding assessment of the proposal's likely significant adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environment are anticipated as a result of the project; and a final determination of non-significance is hereby to be issued." 2. Amend Planning Condition No. 1 to read as follows: "That a dense 1 andscape screen and/or a 42-foot cedar wooden fence be rovided along the north, east, and west property l~nes of the p o the proposed park i ng 1 ot. Sa i d fence to be 1 ocated ad j acent t arki n 1 ot wi th 1 andscapi ng adjacent to the si dewal k." P 9 3. Correct County Heal th Di str~ ct Condi ti on No. 4 to read as fol l ows: "Water service must be coordinated through the Director of Utilities, Spokane County." , ~ t r ZONE CNANGE OF C ONDITION N0. ZE-43A-8i ZE- 1A-83 VARIANCE N0. VE-130-85 D. C4NDITI~NS OR CONTINGENCIES APPLIED TO THIS APP ROVAL (continued~ a~ COUNTY PLANNING DEPARTMENT 1, That a dense landscape screen and 42-foot cedar wooden fence be provided along the north, east, and west property lines of the proposed parking lot. Said fence to be located adjacent to the parking lot with landscaping adjacent to the sidewalk. ~ 2. Al l l andscape areas as i ndi cated on the si te pl an shal l be installed prior to issuance of an Occupancy Permit or as weather conditions permit. 3. The Zoning Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such lighting. (Such plan shall attempt to confine illumination to the area wi th ful l consi derati on to adj acent properti es 4. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning admin~strator shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained such that sight distance at access points is not •obscured or impaired. , 5. The applicant shall develop subject property generally in accordance wi thi n the concept presented to the Heari ng Exami ner Committee. Yariations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regul ati ons set forth i n the Spokane County Zoni ng Ordinance. The original intent of the development plans shall be mai ntai ned. 6. Al l current standards of the Resi denti al Offi ce Zone, as amended, shall be complied with in the development of this site, 3 , ~ +a ~ ZONE CHANGE OF CONDITION N0. ZE-43A-8i ZE- 1A-83 VARIANCE N0. V E-130-85 a) COUNTY PLANNING DEPARTMENT ~continued) 1. That the project is subject to Section 4.1fiA.050, the Aquifer Sensitive Area Overlay Zone of the Spokane County Zoning Ordinance, which sets forth various measures for Aquifer protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. 8. That the present proposal is not detailed enough to determine whether or not the use of or materials stored on the site are in ~ compliance with Chapter 4.16A ~Aquifer Sensitive Area Overlay Zone~ of the Spokane County Zoning Ordinance. Accordingly, as a condition of approval, the sponsor/applicant shall be required to f i 1 e wi th the Spokane County Audi tor, wi th i n thi rty (30 ) days of the signing of Findings and Order of the final decision in thi s matter, a"Noti ce to the Publ i c" whi ch shal l provi de i n material as follows: PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE ON THE PROPERTY DESCRIBED HEREINAFTER, THE AP~LICANT SHALL BE RESPONSIBLE FOR CONpLYING WITH THE PROVISIONS OF S~OKANE COUNTY ZONI NG ORDI NANCE CHAPTER 4.16A (AQUIFER SENSITIVE AREA O1IERLAY ZONE THE PROPERTY WHICH IS THE SU6J ECT OF THIS NOTICE IS MORE ~ARTICULARLY DESC RIBED AS FOLLOWS:.:..". 9. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. . 10. Any division of land for the purpose of sale, lease or transfer, shal 1 comply wi th RCW 58-1 l and the Spokane County P1 atti ng Ord~nances pr~or to ~ssuance of bu~lding permits. 11. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commi ssi oners' Resol uti on #11-1392 be i ni ti ated by the project appl i cant wi thi n thi rty (30 ) days of fi nal di sposi ti on of thi s application, and prior to any on-site improvements. 12 . Pursuant to the provi si ons of Chapter 43.21 C RCW, the SEPA Gui del i nes ( WAC 191-10 ) and the Spokane County Envi ronmental Ordinance (SCEO~, a proposed determination of non-significance has been i ssued at 1 east f i f teen (15 ~ days pri or to thi s date; the of f i ci ai f i 1 e, wri tten comments and/or publ i c testi mony contain information regarding assessment of the proposal's likely significant adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environment are anticipated as a resul t of the project; and a fi nal determi nation of non-significance is hereby to be issued. ! A t ~ i ZONE CNANGE OF C ONDITION N0. ZE-43A-81 ZE- 1A-83 VARIANCE N0. VE-]30-85 b) COUNTY ENGINEERING DEPARTMENT P ri or To The I ssuance 0~ A Bui 1 di n~ p ermi t: 1. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 2. Applicant shall improve Valley Way in a manner consistent with Spokane County TYPICAL roadway section No. 1 minimum paving width Access Standard. ~ 3. Applicant shall improve Willow Road in a manner consistent with Spokane tYPICAL roadway section No. 1 minimum paving width Access Standard. 4. Applicant shall submit for approval by the Spokane County Engineer road, drainage, and access plans prior to the issuance of a building permit on the property. 5. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project prior to the issuance of any building permit on the property. 6. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be in ~ accordance with standard traffic engineering practices. ~aving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 1. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 8. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 9. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management i n effect at the date of construction, unl ess otherwise approved by the County Engineer. 10. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners'Resolution No. 80-1592 as amended. 5 • s ~ • r ZONE CHANGE OF CONDITION N0. ZE-43A-81 ZE- 7A-83 YARIANCE N0. VE-130-85 c ) COUNTY UTILITIES DEPARTMENT 1. Pursuant to Board of County Commissioners' Resolution No. 80-0418, the use of on-site sewer disposal systems is hereby authorized. This authorization is conditioned on compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific application approval and issuance of permits by the Health D~str~ct. 2. The owner~s) or Successor(s~ in interest agree to authorize the County to pl ace thei r name( s) on a peti ti on for the formati on of a ULID by petition method pursuant to RCW 36,94 which the peti ti on i ncl udes the Owner( s~ property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RC W Chapter 36.94 which includes the Owner(s) property. PRO~VIDED, this condition shall not prohibit the Owner(s) or Successor~s) from objection to any assessment(s~ on the property as a result of i mprovernents cal l ed for i n conj uncti on wi th the formati on of a UI.I D by ei ther peti ti on or resol uti on method under RCW Chapter 36.94. 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. The project shall be double-plumbed for connection to future areawi de col l ecti on systems, • dy COUNTY HEALTH DISTRICT Please be advised that this agency has reviewed a proposed change of conditions for the above subject pro~ect, and has determined no NEW conditions of approval need be recor~nended by us. We request, however, all recommended conditions of approval as listed in our previous response to you dated February 26, 1983, be continued as fol l ows: 1. A combined surface water and sewage disposal detailed plan sha]1 be approved by the County Engineer and the Nealth District prior to the issuance of any building permit for this project. 2. Sewage di sposal me~hod shal l be as authori zed by the Di rector of Uti 1 i ti es, Spokane County. 6 M ♦ i r Z4NE CHANGE OF CONDITION N0. ZE-43A-81 ZE- 1A-83 1lARIANCE N0. VE-~30-85 d~ COUNTY HEALTH DISTRICT (continued~ 3. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on-site sewage ~ system may be authorized. 4. Water service must be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Regional Engineer ~Spokane), State Department of Sociai and Health Services. 6. Use of private wells and water systems is prohibited. 1. Disposal of sewage effluent beneath paved surfaces is currently prohibited. e~ COUNTY BUILDING AND SAFETY DEPART~ENT i. The site is located in Fire District # 1. 2. Reclassification of an existing building shall require an application for change of occupancy permit and subsequent ~ nspect~ on for approval . 3. Trash enclosures shall not be located adjacent to combustible construc~ion or underneath windows or nonprotected eaves. 4. Building permits will be required for each structure. 5. Fire hydrants which meet the fire flow are required to be installed prior to any construction. These hydrants shall be placed so that no portion of the building exterior is more than 115 feet from the hydrant. The bottom of the 1 owest outl et of the hydrant shall be no less than 18 inches above grade. A water plan showing each fire hydrant ~specifying the gallons per minute for each fire hydrant~ and meeting the requirements in Chapter 10.04 of the Uniform Fire Code is required prior to construction of the water service. All required fire protection faci 1 i ti es shal l be i nstal l ed and made servi ceabl e pri or to and duri ng the time of constructi on. f ) WATER PURVEYOR 1. Water ~urveyor i s Modern E1 ectri c Water Company, and they wi 11 supply the site with adequate water for domestic, fire and irrigation uses, although satisfactory arrangements have not been made. ~ w r i ~ ZONE CHANGE OF CONDITION N0. ZE-43A-S1 ZE- 1A-83 YARIANCE N0. V E-130-85 g) COUNTY AI R POLLUTI ON CONTROL AUTHORITY 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension~of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen materi al must be control l ed as wel l as emi ssi ons from al l other constructi on rel ated acti vi ti es. 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. All travelled surfaces ~ingress, egress, parking areas, access roadsy must be paved and kept clean. 4. Some objectionable odors wi]1 likely result during the constructi on phase of the project and from motor vehi cl es usi ng the si te fol 1 owi ng compl eti on of the pro ject and from occupants of the proposed project. 5. All air pollution regulations must be met. E. ORDER The Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of Prokey G. Arger, for a change of conditions as described in the application should be A~PROV ED. Motion by: Williams Seconded by: Odell Vote: Wi 11 i ams -~ye Odell - ~jre Tennican - ~ye Unani mous to A~P ROY E the CNANGE OF CONDITI ONS - t3 - 01 Note: See Variance Approval and Denial in Parts, File No, VE-130-85, for Findings and Order which have an effect upon the parking lot design. 8 Y ~ w r ~ ° ZONE CHANGE OF CONDITION N0. ZE-43A-81 ZE -1 A-83 VARIANCE N0. UE-130-85 E. 4RDER (continued) HEARING EXAMINER COMMITTEE NEREBY ATTEST TO THE AB4VE FINDINGS, ORDER, AND Y OTE ~ - . , . ' . ~ . j' ~ i ~~~hai per on ~ ~ : ~ . , ~ , ATTEST: For WALLIS D. NUBBARD Planni Director . . ~y E E . R06IOWSKI Zoni ng Admi ni strator , Date: 9 , ___....r, ~ ' . _ _ ~ o ~,s rl~ ~ ~ ~ r r1 ~ . ~ . ~ r <C'' j~ A;' ~ . ~L' ~`J 1~ 1 ~ SPOKANE COUNTY PLANNING A MENT ~ ~ ~ ~ . , ~ ' ~ ~ ~t~~ ~ r APPLICATION FOR CHANGE OF C~NDITIONS ON USLY APPR~VED ZON! ~ U . j ~ ~ ~ ~ • Date; September 11, 1985 Application No.: 7,~ ~ Name of A licant: Proke~ u, Ar er ~ . PP J 9 , . . , . Street Address of Appiicant: ~V. 300 ~rlul 1 an Road, Sui te 204 City: Spokane State: wA Zip Code: 99206 Tele. No. 92f -5311 Existing Zone Classification : Resi denti al Of fi ce ( both parcel s} Date Existing Zone Ciassification Estabiished; August 1931 and Apri 1 1983 Legal Description of Property: . See attaci~ed Exhi bi t «o. 1 ~ ~p ~ ~ ~ ~ ~ ~~;a.,~.~a ~ ~ ~ ,1„~~1~ ~ r U - Section: 17 Township: 25 Range: 44 , Source of Legal: Assessor's printout Assessor's Parcel No.: (See Tax Statement} 11543-1314 115~3-13151i PROPOSED CHANGE OF CONDITIONS: . Reference specific "Condition(s}" of original approval, (Cite the applicable condition from the Findings and Order of the HEARING EXAMINER COMMITTEE's public hearing. ) See Attached Exhi bi t~~~o, 2 , Give detailed explanation of request for change in the status of the proposal. ' See Attached Exhibit No, 3 , * ~ IF DEVELOPMENT OF THE SITE WILL BE CHANGED SUBSTANTIALLY BY THIS REQUEST, OR THE PROPERTY HAS 60UNDARIES DIFFERENT THAN ORIGINALLY PROPOSED,A REVISED DEVELOPMENT PLAN MU-S.T E SUBMITTED, , S I GNAT R . U E OF APPLICANT OR AGEN Address, if different than Applicant) ~ , . - ~..p,► x , , • , t , i~~~~~„ , . , , ' ' ; , ' • h , ' ''1 i;.,. Z221Z'C ' . , . ~ • , , ci.~'"„ . w o w. . ~ . ` . ~ ~"'~~ti;- AP.PLICATION FOR ZONE RECLASSIFICATION-•~ontinued~2~.~ f , • ~ . . ~ Th~is section of the appiication will provide the Plannin De artment's Staff with . . . . .g P wr~tten ver~f,cat~on that the appi~cant has had preliminary consultation with the ; agencies identified. R~sults of the preliminary consultation should be incorporat- ed in the proposal before finai submittal to the Planning Qepartment. 1. COUNTY ENGlNEER'S OFFICE A preliminary consultation has been held to discuss the proposal. Our requ'r f ents for subr~ittai~of this proposal for reione have been satisfied. r. , , ~ ~ . . ~ ; : , . . ~ ~ ~ ~ . ~ . . . ~ ~ ~ . , . ~Signature ~Date~ / ~ J 2. COUNTY UTILITIES ~FFICE A preliminary consultation has been held to discuss the proposal. Our requirements for submittal of this proposal for reZOne have been satisfied. The designated water purveyor for this site is ~I„~~~ , ~ ~ r . ~ ~ . ~ ~ , S~gnature) ~Date} . 3. WATER PURVEYOR (NAME} `y~~n~/'.~ GC~ ' j(,~-.' a). The proposal (is) ~is not) located within the boundary of our service , area. ~ • ~ . . b) Satisfactory arrangements {have} (have not) been made to serve this propo al. ~ c) We ~are) (ar not} able to serve this site ~with adequate water. ~ ~ , ~ ~q~~ ~Si nature # ~ 9 ~D e} 4. BU I LDI NG AND SAFETY DEPARTMENT , A preliminary consultation has been held to discuss the proposal. 4ur requirements for submittal of this proposa! for reZOne have been satisfied. This proposal is located~ in Fire District , ~ ~O~ ~ 9 Signature Fu~~F~ow rs zz5o su~~~y ~orner~, ~Da e AtL I'~1,~f~Mt~,lC1 CoDE BU~ru~ rs~~D~,~ ~tc~+h~lit~t., NYDR~tt~t Kow~HyDl~t'T rocl~t~oN}sKAIL 8~ sh'~ist'~~.o AT ~r+~E oF ~f,RMrr ~ cfirlor~ ~ 5. COUNTY HEALTH DISTRICT ~ A preliminary consultation has been held to discuss the proposal. The appli~ant has been inf rmed of our requirements and standards. , ~ _ 1 ~ . , ~ , ~ _~~_~S . ~Si nat e~ ~ , . ~ Date) ~ S a~4 • ~ Ik. ~ ~ At~ r~r L~ ~+r ~ I, R 1GNEQ, S A UNDER TNE PENA TY PER URY THAT TH ~r ABOVE RESPONSES ARE M DE TRUTNFU LY AND TO THE BEST OF MY KNOW- LE GE. ~ ~ . ~ ~ tN'~d ~ ! I FURTN R WEAR THAT AM THE OWNER OF REC4RD OF THE SITE PRQ- POSED . FOR Z4NE RECLASSIFICATION, OR, IF NOT TNE OWNER, ATTACHED ~ HEREWITH IS WRITTEN PERMISSION FR M SAID OwNER AUTHORitING MY ACTIONS QN HIS OR HER BE . ~ ; J r ~ t / „ ' ~ . (Signed Date: (Address) Phone: i2.~ ~ ~ ZIp : c) ~n NOTARY ~L. Date: ~ b g 50", 'NOTARY SEAL: . . , ~ ~ A rt l ~ ~ , ~ , SIGNATU E APPLICANT OR E 4 Date: . , ~ ; . , , . • A ; ~ ~*3- R i 81 E - . ' .w ~ ~ . , ' . , . R ~ GD , ~i~ ~ POKANE CO NT ~NG DEP T~ENT ~ y~~ ~ . S . 1~ ~ ~ E APPLICATIONS BEFORE T ZONI(~G ADJUSTOR/60ARD OF ADJUSTM NT l30 ~ ~ • ' ~ / • • ' ~ ' r ~ Ce rti fi cate of Exe ti on ~ A 1~ cat~ or~ # o mp PP Nan~e of Appl i cant: Prokey G. Arger Street Address: I~. 300 ~~1u11 an Road, Sui te 204 Ci ty: Spokane State: WA Zi p Code : 99206 Phone No. : 926-5311 Name of Property Owner(s}: Nancy Austin REQUESTED ACT ION ~ S)~ Ci rcl e App rop ri ate Acti on , ~ . . ~ar~ance~s) Cond~t~onal Use Perm~t Non-Conform~ng Lot/Use ~ ~ . Wai yer o f yiol at~on Temporary Use/Structu~e Other: * ~ * ~ FOR STAFF USE ONLY ~ * * * *Cite Ordinance Section; ,07 , O1 d Code: ~ e~ * ~ t ~ ~ ~ *Section Townsh~ ~ 5~ Ran e~~ Pro ert Si ze:23 S~D P 9 P Y ~ * , *Existing Zoning: . c.c1 F.L.U.P. Desi nat~on:~f , * 9 . ~ * ~ *PSSA: Y N UTA: N aSA: Y N FIRE DIST.: I LEGA1. CHECKED 6Y: ' t * * *Hearing Date: Staff taki r~ i~~ A 1 i cati on ~ ~~pp*~~**~r Existing Use of Property: Vacant Single Family Residence Oescribe Intended Proposal : Cx~ansion of exi sti ng bui ldi ng adjacent to property , ~~1edi cal -Offi ce ~ ~ Street Address f P • o rope rty . c' Le9al Description of Property ~ Incl ude easement i f appl i ~able~ : ~ ~ ~ ~ Tract A of Sr~ort Plat 83-262 being a ortion of Block 140, 0 ortunit in S okane ~ P PP ~ P County, Washington Parcel G-11~43-1315 Source of Legal: County Assessor Tota1 amount of ad~joir~ing land cnntrolled by this owner/sponsor: 21,~00 S,F, ~ What i rite rest do you hol d i n the p rope rty: Proposed purchaser . ~ P1eaSe ~St 01^~16t~5l~lannlna~ed~ment ~~tinnS invnlvir►n thic mm~artv~ AW. I ^ ' ~ ~r I SWEAR, UNDER THE PENALTY OF PERJURY, THAT; (1) I AM THE OWNER OF RECORD 4R AUTNORI- ZED aGENT FOR TNE PROPOSED SI'fE; (2) IF N0T TNE OWNER, WRITTEN PERh1I5SION FROM SAID OWNER AUTNORIZING MY ACTIONS ON NIS/NER BEHALF IS ATTACHED; AND (3) ALL OF THE A60vE . RESPONSES AliD TNOSE ON SUPPORTING DOCUMENT ADE TRUTNFULLY AND TO THE 6EST OF WL EDGE a S. , ~ gn d: I y ' t . . Addre N, 0 ; ~~•~i an uoGd~ Sui te 204 , : z..~Phone No„~ ,92.6: 11~~ Date : E12~/85 7' . _ _ ^ NOTARY SEAL; Notary: J*~A ► ~ Date : C ~ - , , (over) ~ ~ ~ ~ A. BURDEN OF PROOF It i s necessary for the appl i cant or his/her -~:~~•ESen~~t~ ve ~ to establ ish the reasons why the requested proposal shoul d 1~~~~~aF~r~.ve~ an:~ to 1 i teral ly put farth the basic case. Accordingly, you shouid ha~r~~~~~n_.~~~~Pn~~;~,-f~rm for your requested action ~variance, conditional use, etc, } des~~r~~~!~~~;~~~~~,ti~~u~ preserrt your case in a w~y which addresses the criteria which t~~~~.<<~nin~,~.~i~;iustor must consider. Please fill the form out and return it with your ~a~i~l~~cation~. If you didn't get a form, ask the Planning Department personnel for advice on how to proceed. 6. SIGN-OFF aY COUNTY DEPARTMENTS l, COUNTY NEALTN D~STRICT A p rel i mi na ry cons ul tati on has been hel d to di s cus s the p ropos al . The appl i- can has been i f d~ of requi rements and standards. r ~ i ature ~Date~ (Si gn-off Wai ved~ 9~ . t , 2, COUNTY ENGINEER S DEPARTM~NT A preliminary consultation has been held to discuss the prop~sal. The appli- cant has been informed of requi rements and standards. ~ g ~ S' natu ate ~Si gn-off Wai ved} ~ 3. COUNTY UT IL IT I ES DEPARTMENT (W ai ve i f outs i de WMAB ~ A p rel i mi na nsul tati on has been hel d to di s cuss the p ropos al . The appl icant h ~een in~rmed of requi rements and standards. c~ ~ ~ . . S ti~~ ~ ~ ' re ~Date~ (Si gn-off Wai ved~ 9 The appl i cant i s requi red to di s cuss the p ropos al wi th to become ~r~forn~ed of requ~ rements and ~ standar~s, Distri ct Si nature~ (Date) ~Si gn-off Wai ved~ 9 . . . ~;0~~~~~ E~~~T~'~r, 4, WATER PURVEYOR ~Wa~ve ~ f outs~ de CWSSA) NAME. ~ a~ The proposal ~s/~~s~~ot ~located within the boundary of our future service ar. b~ The proposal is/~~~~~t located within the boundary of our current distri ct, c~ We are/a~-~ not able to serve this site wi th adequate water, d~ Sat~sfactory arrangements have~ t been made to serve this proposal. : / ~ gnature a e ~~i gn-off Wdi ved) . • b' • • ~ ~~,;~~'P~`~; , .ti; , ~ ' i• i ~ p.. ' . i , , w~ r , ' , , 1~~;iw,. ~ ~ ~ . ~ , ,M,V ~f 1 + . ~~,~h• , i ~t~~ ' ~ 1 • • r ,1, '.r : ~ . . e , ~ ` ' • . ♦ ~ ~ ~ NAME: Prokey Ar~er FILE VE-130-85 I. VARIANCES The County Zoning Ordinance, Section 4.03.OZ0 t64~, clarifies that ~variance is an a~justment made to a"dimensional" regulation. Websters New Collegiate Dictionary (1919~ d~efines "dimension" as a measure in one di rection ~and therefore includes "area"). A. State Law ~36,10,020 (.14~ RCW~,,, Is the subject property depr~ved of privlleges commonly enjoyed by other properties in same vicinit~ and zone and does the variance remedy the di fference in pri vi leges? If so, what pri vi leges? This facility is an expansion of an existin~ buildin~ which is utilizin~ the same variances as requested herein. An office building across the street aiso utilizes .tb.P ~ ~ . . ~ T~e ' edy the differenced by enabling us to bet~er design.our building and parkin area .~ti 1 i i~g Off ~reet par~ i na mor~ eff lc ~ v area. The variances requested are as follows: l. Stalls #1,2, 32, and 33 along with driveway off of Valleyway (20'~setback f ront yard. 2. Stalls 2l, 22 along with driveway area off of Willow Road ~flanking street) . ~ ~-Z~.~~ ~ 6. 6ecause of speci al ci rcur~stances appl i cable to subject property, including size, shape, topography, iocation or surroundings, does strict application of the dimensional regul ation depri ve the sub~ect property of ri ghts/Pri vi leges enjoyed by other properties in vicinity under IDENTICAI. zones? If yes, what s pe ci al ci rcums tan ces exi s t? After losing the 5' dedication for curb/sidewalk this slte is 108' in width which creates a challenge in designing a building and parking ]ot to accomodate a user. Without the variances requested, this site plan would lose 40~ of the parking shown on the plan, and render the site unfeasible for development as residential office. C. Wi 11 granti ng of the va~i ance be materi al ly detri mental to publ i c wel fare OR injurious to property or improvements in the vicinity and zone in which the subject property is located? No, it will enhance the nei~hborin~ area b~ allowing us to create a more , efficient landscaped parking area desiqned to maximize the use of off Str'eet parking without negatively affecting the neighboring area. Parking stalls are buffered with landscaping and angled away from al] residential area. As currently designed, the building only utilizes 11% of the stie (coverage) . minimizing its impact on the area. The site shows the termination of an ' existing curb cut off of Willow Road which will also enhance the neighborinq propert,y.. ■ , r ~ ~ ~ W ! 8 ■ ~ 4 ~ 1 t ~ ~ ZON I PJG ADJ USTOR SPOKANE COUNTY, WASHINGTON IN TNE MATTER OF RELAXATION OF YARD ) SETBACKS PE~ARDING OFF-STREET PARKI~J~ ~ FINDINGS, CONCLUSIONS SPACES. (VE-130-85); PROKEY ARGER } AND DECISION (COMPANION CASES: ZE-43A-81 and ZE-1A-83) ) ~ SUMMARY OF APPLICATION: In conjunction with a change of condition request in the Residential Office zone {ZE-43A-81 and ZE-7A-83) the applicant is requesting variances to allow off-street parki ng to occupy porti ons of the requi red front yard and fl anki ng street yard setbacks. The parcel requested for a parking lot, in conjunction with an addition to a Group Health of Spokane health maintenance organization facility has frontage on Valley Way on the north and Willaw Road on the east, with the Group Health facility on the South and an adjacent building on the property to the west. LOCATIO~~! : On the southwest corner of Valleyway Avenue and Willow Road, just east of the Mullan/Argonne Road couplet in the Spokane Valley, in Section 11, Tawnship 25, Range 44. The Assessor's Parcel # is 115~3-1315, DECISION OF TNE ZON~NG ADJUSTOR: Based upon the evidence presented and circumstances associated with the proj ect proposal , the Zoni ng Adj ustor DENIES the vari ance request i n the front yard area on the south side of Valleyway Avenue. The Zoning Adjustor APPROVES a porti on of the maneurvi ng area f or the more easterly parki ng stal 1 s on the e~st ~i de of the property i n the fl anki ng street ,yard of Wi 11 ow Poad, i ncl ud- ing the installation of one parking stall in the very southeast corner of the parki ng 1 ot which i s proposed to be contai ned wi thi n the fl anki ng street yard setback. ?he landscape and planting arrangement shall be consistent with the approved site plan. A fence on the easterly si~ie of the property will be optional at the discretion of the Zoning Administrator if landscaping as desired by the Zoning Administrator is not approved and installed. Any fence installed will be of cedar, be site-obstructing and be maintained at regular intervals of two years. PUBLIC HEARING: Af ter exami ni ng al l avai 1 abl e i nformati on on fi 1 e wi th the appl i cati on and vi si ti ng the subject property and surroundi ng area, the Zoni ng Adj ustor conducted a public hearing on November 7, 1985, rendered a verbal decision on ' ' ' ~ 1985 November 1, 1985, and a wr~tten decision on November , . _ FINDINGS OF FACT 1. The proposal is generally located on the southwest corner of v~11 o~~W»~ A~~on~~o anr~ W;11 nw Rnar~ cact nf thc Miil l an/~rnnnnp Rnar~ rni~nl at 7 n 1(11 I`iJ wV, l11~r11Yb Yll%i Il 1 1 1 Vn 1\VMV' bMJ V V 1 V19v 1 Iv , a MI Vf 0 ►q U v1 5 5 •v. I % vvv vvvrr 9 v , 4 . the Spokane Yalley and is further described as Assessors Parcel #17543-1315, being m ore specifically in Zoning Adjustor File VE-130-85, and Z oning Hearing Examiner Committee File ZE-43A-81 and ZE-7A-83. 2, The proposal is adequately set f orth on the site plan contained in the Zoning Nearing Examiner Committee files as well as the Zoning Adjustor file. The file of the Zoning Adjustor represents the modified approved plan for substantial conformance. The applicant's proposal for the public hearing set f orth 40 parking stalls, landscaping and included no fence as the preferred proposal. More specifically the request for a variance is to allow 4 parking spaces (3 within the front yard and one within the flanking street yard) and accompanying back-out spaces in the same areas. The variance request is further defined as a request to develop a portion of the parking area with a zero foot front yard setback (including back-out areas) whereas ~tECEIVED NOV 19 '0985 . SPOKAV ~0%ITY ENCiNEER ~ ~ ~ n r ~ FINDINGS, CONCLUSIONS AND DECISION FILE VE-130-85 PAGE 20 foot landscape setback is required to develop a parking area. A 7~foot flanking yard landscape setback is requested, whereas a 10 foot landscape setback is required. 3. The adopted Spokane County Future Land Use Plan designates the area of the proposal as MAJ OR C0~~1MERCIAL AND URBAN and the proposal is consistent with the County's entire Comprehensive Plan, including the Future Land Use Plan, 4. The site is zoned Residential Office which would allow the proposed use upon approval of this application. 5. The existing land uses in the area of the proposal include the Group Health medical building (both existing and proposed~ to the south, office structures to the north along with single family residence and a public utility building, single family houses on the east side of Willow Road and office uses to the west. The site itself contains an abandoned house of nominal local historical value, however the house is quite run dawn and the property greatly deteriorated. The home is proposed for demolition, All of these seem moderately compatible with the proposal, if the proposal is adequately conditioned and buffered. 6. Several similar variances in the past have been entertained and granted, specifically referring to Zoning Adjustor files VE-8-84, VE-53-84 and VE-49-85. 7. The client needing the parking lot space is Group Health of Spokane, a the rapidly growing health maintenance organization ~NMO) in the Spokane area. The HMO i s expandi ng i ts Val l ey operati on, It currently has only marginal off-street parking spaces and its clients necessarily park their cars on the surrounding streets causing some problems to property owners and the travelling public. Examining the total Group Health operation after expansion, the Zoning Ordinance would require a minimum of 60 parking stalls f or the complete operation, the applicant proposes 68 parking stalls, the Group Health operations manager advised the Zoning Adjustor of a preferred need f or 69 parking stalls, that is at an approximate rate of 5.5 parking spaces per 1000 square feet of interior space. 8. In consideration of the variances in the front street yard, the toning Adjustor notes that cars backing out of proposed stalls 1 and 32 may l~kely have to back onto the s~dewalk area and/or also back out far enough as to cause entering cars to possibly have to stop in the midst of crossing an east bound lane of traffic on Valleyway Avenue. The Zoning Adjustor also notes that cars exiting onto Valleyway Avenue, after having passed parking stalls 33 through 40, would be crossing the sidewalk at an angle and entering Valleyway at such an angle as to require looking over one's shoulder at approximately a 130 degree angle in order to adequately view traffic or pedestrians approaching from the east. 9. The applicant has presented testimony to the effect that his intentions for landscaping involve a sight-obstructing shrub and tree landscaping capable of adequately screening the parking lot within two or three years of growth. 10, The applicant has a demonstrated record in the area for very responsibly complying with conditions of approval and maintains a high standard of aestheti cs wi th rpa~rri tn hi c nrnnncal c - - - • . . V w- . v . r , vY V VM , V. 1 11, The change of condition requires that the County Engineers Office be involved in approving the drainage plan and the circulation plan for the parki ng 1 ot. 12. The project is consistent with the Comprehensive Plan insofar as this is a transition area from Major Commercial to Urban and a well landscaped parking lot in association with Residential Office and Local Business properties helps to maintain that transition. , 13. This development is consistent with the overall development theme for the Argonne/Mullan Road couplet in that heavier commercial enterprises exists between the two major arterials whereas between Mullan Road and the road to the east of it, Local Business and Residential Office including well land- scaped parki ng 1 ots hel p form the buf fer to the arteri al and ma jor commerci al , activities to the west. . . , k r . n > , e V A n. FINDINGS, CONCLUSIONS AND DECISION FILE VE-13~-85 PaGE 3 14, The proposal is exempt from the provisions of Chapter 43.21C RCW pursuant to WAC 191-11-800 (6) (b). The change of condition which included the proposed addition and the parking lot space was addressed by an environ- mental checklist and a threshold determination issued pursuant to the zoning files. The threshold determination was not withdrawn and 15 days after its issuance was therefore automatically established as a final threshold deter- minati on. 15. The applicant has been made aware of the recommendations of various County/State agencies reviewing this project and has indicated he can comply with those reconrnendations. 16. No one appeared to oppose the proposal nor were any written comments adverse to the proposal received, 11. The proper legal requirements for advertising of the hearing before the Zoning Adjustor of Spokane County have been met. 18. Any conclusion hereinafter stated which may be deemed a finding herein is hereby adopted as such. From the Findings, the Zoning Adjustor comes to these: CONCLUSIONS . 1. A sight-obscuring fence on the east side of the parking lot would not be necessary if an adequate landscaping scheme is designed, approved by the Zoning Administrator, installed and maintained. 2. The travelling and walking public would not be well served by granting the variances as requested in the fronting street yard on Valleyway Avenue. The travelling public would be better served by: fl) the loss of proposed parking stalls 1! 32 and 33; f2~ the installation of a grass and shrub landscaping screen in the northwest portion of the parking lot site consistent with the grassed landscaping to the immediate west; f3} a divider island separating entering and exiting traffic onto Valleyway Avenue and enlarged planting area in the northeast corner of the parking lot area which would serve to force exiting traffic to leave the property in a position more perpendicular to the pedestrian travel and street travel, all of which is depicted on the approved site plan. The loss of three stalls of parking would still create 31 new stalls and a total of 65 total stalls for the entire project, 5 above that minimum required by the Zoning Ordinance and only 4 less than that preferred by the applicant. Therefore the loss of landscaping on the flanking street side to parking space backing-out area and one parking stall in the southeast corner of the parking lot will be a greater benefit to the public than a rigid enforcement of the standards of the Zoning Ordinance. 3. The project would benefit from the County Engineer's review and approval of a drainage and circulation plan, r 4. The development proposal is consistent with the Comprehensive Plan and the overall development theme of the Mullan/Argonne Road couplet and its related area. ~ Thp nrnnncal i c nnt riptrimpntal tn anrl i~ r.mm~~ti hl p wi th thp nt~hl i r_ , , r , r , , , „ , , . . , r ~ . . . . . . _ r . . health, safety and welfare. The additional parking provided to the area will relieve the congestion on the surrounding streets, thereby protecting the travelling public, the walking public and surrounding properties. The values of the surrounding properties may also be maintained by the lack of congestion on the streets. 6. The subject property is deprived of privileges commonly enjoyed by other properties in the same vicinity and zone and the granting of the variance will remedy the difference in privileges. Several other properties in the area have been subject to some relief of the parking standards through the variance process. 1. The granting of the variance is not a grant of special privileges inconsistent with privileges enjoyed by other properties in the vicinity and zone. n ~ ♦ FINDINGS, CONCLUSIONS AND DECISION FILE YE-130-85 PAGE 4 8. Because of special circumstances applicable to the subject property, primarily its narrow width and its relatively small site as the only remaining undeveloped parcel on the block, as well as the presence of single family residential property directly to the east, the strict application of the standards of the Spokane County Zoning Ordinance deprives the subject property of rights and privileges of other properties in the area and under identical zones. 9. The granting of the variance is not materially detrimental to the publ i c wel f are nor i n j uri ous to property or i mprovements i n the vi ci ni ty or zone in which the subject property is located. 10. The proposal will not be detrimental to the Comprehensive Plan or the surrounding properties. 11. The proposal will uphold the spirit and intent of the Zoning Ordinance and mitigate adverse affects upon the neighboring properties due to reasonable restrictions, conditions or safeguards applied through the conditions of approval, 12. Any finding hereinbefore stated which may be deemed a conclusion herein is adopted as such. ~ DECISION From the foregoing Findings and Conclusions, the Zoning Adjustor APPROVES a modified proposal. The following CONDITIONS OF APPROYAL ARE STIPULATED. CONDITIONS OF APPROVAL I. GENERAL 1. The following conditions shall apply to the applicant, owner and successors in interest. 2, The development of the parking lot is intended to be generally consistent with all of the various conditions adopted by the Nearing Examiner Committee in their motions related to the change of condition for file ZE-1A-83 and ZE-43A-81, 3. The parking lot shall be developed in substantial conformance with the approved site plan, attached herewith as Exhibit "A", II. PLANNIN~ DEPARTMENT l. The Zoning Adjustor's intention is that a fence be located on the east side of the parking lot and on the northeast corner unless the Zoning Administrator approves landscaping plans which would provide an adequate screen to the parking lot activities and appearance after two or three ~ years of growth with respective to views f rom the east side of Willow Road, If such a landscaping plan does not appear to be feasjble or one is not found acceptabl e by the Zoni ng Admi ni strator then a 42 i nch hi gh w~ nI~►~ _ nF►r~+~~v~~n~ nn fen~e n~ ~e~~r fn~~eri ~1 ~ wi 11 ~e nerec~~r~> >hrl i f ~ i yii ~ uu~~ur i riy i ciikc v i ~Cuai ina ~Cl i a ia n i i i ue i~C%'Caaar j aiiu I i necessary applied within approximately 1 1/2 feet of the face of the curb on the east side of the parking lot and at its northeast corner area as shown on the site plan. 2. The parking lot circulation pattern shall be approved by the Caunty Engineer, but shall be similar to that shown on the approved site plan, including the sizeand number of parking stalls. The Engineer shall have authority, with the Zoning Administrator, to approve adequate entrance and exit signs and any other appropriate traffic directional signs, III. DEPARTMENT OF BUILDING & SAFETY 1. None is required. ~ ~ FINDINGS, C4NCLUSIONS AND DECISION FILE VE-130-85 PAGE 5 IY. UTILITIES DEPARTMENT l. Idone is required beyond those specified in the change of condition file for the zoning cases. , Y. NEALTH DISTRICT • 1. The design of the parking lot shall not interfere with the operation of the drai nf i el ds. YI. ENGINEER'S OFFICE 1. The design of the parking lot shall not interfere with the operation of the drainfields. 2. The County Engineer's Office shall refine, and approve jointly with the Zoning Administrator the parking lot design generally along the lines provided in the attached approved site plan, +~`i DATED THIS DAY OF November, 1985. Thomas G. Mosh , AICP Zoning Ad,justo , Spokane County Washington ~ FILED: 1~ Applicant 2) Parties of Record 3) Spokane County Engineers Office 4) Spokane County Nealth District 5) Spokane County Utilities Dept. 6~ Spokane County Dept, of Building 8~ Safety N01'E: ANY PARTY AGGRIEVED BY THIS DECISION MUST FILE AN APPEAL WITNIN TEN ~10) CaLENDAR DAYS OF THIS DATE. 0036Z/11-85 6 ~ ` ! . ~ ~ + , ~ . FP~ ~0► A'~ ~ . 1.~~{ ' ~f ~ ~ ~ t s ~ ~5 ~ v~ , ~ ~ o ~i ~C., t . , ~ , _ ` r ~1 ` , ~ , ~O ~ , . . ~ ' ~ ~ f . ' ~i " ` ~ , ~ s , , ~ • ~a~ ~ i ~ r~ ~ ~ob ~ ' • ~ • ~ . ~10 _ ~ ~ . , (.1 „ . ~ ~ ; ~ - J , y ' ~ ~ i - t +y , y ~ . ~ ! , , ~ ~ ; pP~ ~ Tga~K r- 31 ~ , . ~ PAR;~~~ ~ , . 3q . ( L ~ ~ Y , ,M . ~o ~Z ~ ~ . r . ~ ~ ~ / • / ~j,~ . ~ . 3 ~ 1~I ~ . , . Z~ r . ~ r , 3 . 4 3~ ~ ~ ~ • ' s ~ ~ 3~,~ ~ • , , . . 1' 2~ ~ . 10 ~ , r ~ ~J . 3~ ~ . ~ ~ ~ ~ z,~ * ' • ~ ~~~A~` ~ ~ ' . 1~i • ~4 • ~ ~ . ~ i 2t ~ • ~ , ~p $ 22 , + ~ i ~3 ~ ~ ~ . . . ~ ~ ~ ~ , , . . , ~ ~ ~ ~ • q - r , , ,o • , " , . , o ` . ; ~ < ~ ~ ~ , . ~ 1 , o ~ ~ ~ , ~L % ~ 5~~~' ~ . , ~ yr,,A~' `~t~ ~~P ,,~cY cJ~' ' ~ . ~~''~0 • ~ ~ ~ . ~ ' ~ ~ iZ„ _ ~ 1~t, . ~ ~ ~ ,,~j' 1. ~ : . , , • ~ a N~ ~ ~ ~ ~1 ~ ~q ~ , , ; ~s ~I~ } a R . ~ N~ ~ . ,3 ~ ~ q, ~ , . . . , ~ I~' _ . ~ r ~ 1 1 ~ ~ , ~ ~ / ' • ~1G . . ~ ~ ~ ~ ' . ~ ~ , i , . ~ ~ : . . ~yP~ , . R . • ~ ~ 4 ~ h~,, . . . , ~ . r~' 1 ~ . ' 1 ~ , o ~ • ~ . . ~NG'~ G~' , . ~ ~ 14 . . Mt~~~, , "1 ' , ~ ~ 1 ~ ~ p~o . ~ ~ p~ ~p►~~~ i . ~ ~ ~ ~ I ~ It~'i . 10 ~ a,s I ~ ~,a I 7 ~ ♦ ~ ~ • Z R.Y ~4 ~ ~10 t . W~+' ~ ~ . . ✓ 41~ b~ , ~ - . . ~ ~~~`'1~ • ~ r~ ~1 s ' , . ~'e . .,~.~t~ ,r •.1 ~ :i:.::~ii:•~'!'• . f ~}tf•. ' . ~ ~j~;'. V '~:.7:~,~. . . : . ~ i;tt J P - ~ . `f , ~y~,''l;~1 . ~~••~~~Y~•,• , I , j , ` ~ ' ~ I ~ ' ' i :;1~:'; 1 ~ ~ , , . ~ ~ i~ ~ ~ ii,' . 't ~ ~ . . • ~ ' I ~ f • ~i.~ . ~ ; ~ ` ~ I ' ~ PLANNING DEPARTMENT ~ I, ~ , t ' 6ROAOWAY CENTRE 6UILOING N. 721 JEFFERSON STREET I " ~ '"v ~ ' ~ , ' PHONE 456-2205 _ . ~ ' . k ~ ~ SPOKANE WASHINGTON 99260 . ~ , a ~ ~ r ' ' . . . . _ •,,y . . ~ , . , , SPOKANE COUNTY GOURT HOUSE MEMORAN DIJM T0: f~oeipents of Findings, Conclusion and De 'on for VS~128-~ FROM: Thomas G. Moshe r, A~CP, toning Adjustor D~Tt : Nove mbe r 18, 19.85 SUBJ: Addition to Conditions of Approval. ~ The Spokane County Department of Building and Sdfety has made note of the fact , th at the i r. p ri mary r~e commende d condi ti on o f app roval was not pnesent in the Cond~t~ons of Approval listed under III. Department of 6ui 1 di ng and Safety. In orde r to corr~ ct th at ove rs i ght please be advised t~ at th.e fol 1 owi ng is cons i de re d a Condi ti on of App roval for the above listed decision. 2. Al l bui 1 di ngs and structures r~equi re bui 1 di ng permi ts ~as pe r Se cti on 301 of the Uni form Bui 1 di ng Code . Th.is om~ssi on was an ove rsi ght and apol ogies ar~ oe rtai nly i n orde r. Due to the fact that all refer~noed construction is subject to the bui 1 di ng cvde ,~~the Zoni ng Ad j~u~tor does not fee 1 that i t wi 11 be ne cess ary to e xtend the 10 d~y. appeal peri od from the above date . There wa~ no opposjtion to t~.e project and the applicant's repr~esentative acknowledged ~n the publjc ~.earing that a building permit ~was neoe~sary and was to b,e acqui re d. TGM/pm ~ECEdl~~~ N~V ~ ~ ~9~5 ~P~KAN" ~~~i~i~r~ ~~~GIi~E~~ i ~ I ~ . ~ z ~ ~7 i : _ ' ~ - ~ ~ - ~ , ~ , _ _ --=4. fi /:~-.x..rl.t~--:.Cl~'..1~ ~ ~--r~..~.i_ , , t~! ~ - 1 V ~ ~ ~.`,1~.~.~d.:~+ «~-'~e _ , ~~~..l.rl _ ~ U.1L!.j2_. ~ ~ ~ - ~ - ~ _ - - . I y ~ ~ 1" ~ " ~ ' r' r ~ 1 _.i ~ . ~ ' f ~ _ - ' , ~ r ,4~.1~, ~ . _ t _ , ` ~ UU,/t (,h 4 ~ 1 [ t~~~T~-_ 1._.~[Q,r~ _ . ~ ~~'S1 L?~tI_'~~' ~ , ~ ~ • ~-~.~-~~.~V , i-_:~~~ 1 ~ w - _ , _ ~ _ ~ ~ Tl ~ 'r''~ ~ i ~ ( ~ : ~ 4= F 1. 'f'"o~~. s ~t r~ J~.n ~ r~ t?~y L ' f ~ ~ f .~%r_-~ . ..,1 J . o; - ! : , ~ ~ ~.t~i 2 ~h~~~y~ _ _ . _ . - ~ ;!~t.~ ~ . ~ ~ + ~ A.~:? ~_'~'.f~ ! ~ ~J~~ ~ ~ ~ r - ~ ~ , _ ~ . .t.~ j~~ . , - , - '~~-L'.~-~~.~ ~ -~tL.'s,.~.-y''.-G~_ ` ~ ' ' ._1 ~ J ~ . h, ~ (J I k - ,~1 4„J ~.y_ i _ _.•_.r ~ ~ ~ " • - ~~~r''~! ~:~~.i,.f ~ ~ ~ ~ ~ , ~ ~ . _ ~ ~~J ~ ~~._.~-`~1~/1~,~, ~ ) ~ , . , ~ . ~ _ : . , ~ - . . _ ~ ~ - _ , u i~.~`,~~,,~t_i ,1„ . _ , ' ~ ~ ~ ~ ~ f'~ /,f ~ ~:l n n' ~ ~ ~ ~ ~ ~ t . ~ f , ~ I I I ~ 4.. aFFteNa 0~ C~UNT~ E~GIN~ER S FQICAN~ COU NTY ,~1~►S N t NGTpN ~J~~ ~b~rr I ~ 19 ~ ~ `1'!f: ;~~,~~►k,t~~~.~ ~i►~,ii~ v !'~;:i~3?~~~~; 1~~~~Q~t'~;~~~~1.r ~'K()h1: V.~ rin r y ~:n~~ ~ ~~t~~+r l~fy r.' C m~s~~ ~~t.~ , , ► UN,I~.(,C. c~,~~~iir ~a~~,~ c~~ A~~~~r;+v~~l--%c~r~ry (:?~~nE,,~,...~!~iim~~c.~r • ~~~`7A r . ~ , , . _ • ~~~E 1.~n . ~ ~ a..~.~ ~1. A~~~li.c~nc'~ Namp . . . ~ ~ ~~~ct~~an Tc~~rn~lil ~ N ~ .,p , ~ ~ ~ ~ an ~ ~ ~Wl~f The f~llow~n~ ,~cc~~1d~C~u~~~ c~f~ ~~~r.~v~~" fc~~ ~11~ ~~h~~ve-r~~~~r~nc~d 7,clfle r.~as~~c9 ~re ~~1bm1.Cr~d ta Che ~E~o~~n~ "a~~f~ty N~r~r~tn~; ~:x4~cnl~~~ ~;~~~~~»~~te~ f~~r inr.l~~~>ic~n jr~ ch«~ ,~t~f~f ~~~i~~ly~i~ ar~~ „~.~nc~fn~;:~ and ~~rdPr" c~~ tt~t~~ 11f=~~r~.c~~~ ~;c6~~~i`~l~d !9 Prfor ~o The I~eu~nce Of A B«ildi.ng P~rn~t 1. Applicant shalt c~Pdi~at~ c~n ~ ~oc r. i$h~--~f-way pr~c~r, ~u a~~y use C~~~ ~rc>~~er~v. 2. Appl~~an~ s~a1l r~~dic~t~ ~'e~C on fo~ r~ight~o~-way ~nd slr~~ae ~as~m~rit8 as nc~c~es~~ry prior ~a any t,~e of the pro ert . P Y 3. App~,~.cant s~a~~ d~c~icate <3 ~c~~t z~dl,ua c~r~ an~ d p~ ior to ~ny ue~~ a f~. he ~rc~ p~r r y. 4. Appl~~ant s1~a11 dedicate feec on and a ~oat radiua ~n and for r~~l~c-~i~-w~y prior Ce~ any us~ of the prap~rty. 5 Access permite for a~~roachea Co th~ +C~unCy RQ~d Sy~tem shall he obt~inecj from the Sp4k.~ne Ct~ur~ ty Eng f ne~~. 6. Accees perrn~~~ and im~c~vem~nt~ Ca muer be approved by the Wa~h~ngton Depdrtment Qf 'i~anspor~~~ion. 1. Access perc~i ts and .impr. overnen ts C~ muet ~~~prove~ by the City of , ~ ~ (a) ~~plicar~t shall improve q~i~, ~ in a~nne~ eor~~~etent wl~h S~kan~ Gounty ~'Y~~~AL ~c~ad~rt~y sect~a No. ~ m~.nir~~ua p~rrfng w~~i~h~~~~S'S~fq~v~~r~ (b) Appl.~c~nt ~hal~ jcnpr~ve ~;Ilou~ Ra~d in a ac~nner cans~.~Cent with S~kane Cou~aty TYPT.CAL rc~adway ~ect~c~n No. ~ ~minimum ~evin~ width~ec~~~,~~ql~d . • (c) Applicant Bhal~ ~mprove , ' in s ma~lner c~~n81.SCen~ with S~kane ~ CQunty TYP[CAL rr~~dway qe~~t.ion N~. ~ minim~~rn pevfnR w~dth . (d) Appll.cac~t sha~~ ~m~r.~ve in a manner c~~~~~~ stent. wi th S~x~k~~n~ Gc~urlty TYPI.CA~, r~~~ciw~y Se~~iuri m~~~im~im p~vin~ wldttl . ( e) ~t he pe c i f~ c~ inp~~~ ve ~n~ r~ : - _ ~ _ r..._ ~ , ~ _ ~ . D Applicgnt Sha i 1,L;0rfl rfor a pprc,va l hy tl~~~ Sp() k.lrre (',f) un L y F;ng inec r rc~a ef, rira ir~a,ge, And arcflr~(i pI,ins pr 1or cr, t h,- Is c; i ja ncc1 of~ a bi I ! 1I ! 1►Ig 1'+'t°1ni t~►n the 1)1~() vt►rt y, 'rFlf' j~ p l jf- ryi7t 4;~~;i ~ l s i it) rEi i ; 1~~~~' .ar) j~'~t>v,•~ 1 h~' ~ I) r- `;~~c~k~1t1 e (iti t y i i);i~i v 1 4111(1 f 1►e ,;r►,tk,ll►f~ ~'~r) I) nt y HE-a I C h C)1 sr r- iC ~,i rlfi t.i I 1.-c n1f1I Iw, i rc► c;c w,age s y-s lt,m 1) (;tn 111(i ~:11 r I',1 C 0'. wa t e r d iSP()5,-l 1 1) 1a II Fr~r I'~~, stt s'ro pro) j(.--r°t pr lr) ty f fss mittcF~ r~f .r►~y hii! n rmim tlip prr~perr y. ~t i ~ ~ I ` ~ ~ . ' ~ ~'d~;~ ~ ' I. A~arki.c~~; l~l~~« an~l tra~r~~. ~~ireul.ar~un ~lar~ 51~a1I be s~ib~nitCed ~~lci ~E~~~rc~vecf by thr 5~x~kane Cc~unty ~n~inzer Nric~r t~~ th~ ~.5su~nr.e of a bui~ct~n~ permit ~n th~ ~r~~~~rty. The d~e~~n, lc~caei~►n, ~~nc~ arta~lbe~n~iit of ~~drk~n~; ~talis shall he in ~~~~~~rda~ic~, with s~andard trgffic eng~nee~~«~ pr~zctice~. Pavin~ c~r ~ur~aeinb as appr~av~a by th~ Gounty ~n~ine~r, wil l be rrq~~ired tor a~~y ~x~Xtic>n o~ the ~~ru ject wh~,c~l i~ t~ be c~c~~~E~,ied or travelled by vehic~les. 12 The wor. d"xpplicant" shal l i~icl.ude th~ ~~wner own.er. e uf t}~e pr~~~~rty, his heirs, assi~i~e, and euc~~s~urs. 13. To construct th~ road impruvements ~tat~d herefn, the ap~licant ~ay, wirh Ch~ ~pprovel ~f the Coun~y Engineer, ~oin in and b~ a willing p~r[lcipenC in any petition or c~aolution which purpose is the formatlon ~F a l~ad Impruvement Dietric~ (RIU) for said i.mprovement puceuant to KCW 36.88, ag ~mended. 5pokane Cuunty will ~l~t participate in the cost of th~se imprc~vements. ~,4. As an alfiernative m~thod of c:onstruet ir~~ tlie road improvecnent statrd here~n, ~h~ eppli- cant may, with th~ approva~. of the County Engirieer, accomplisli the road impr~vementa etaCed herein by ,joining and participating in a County Road Pro~ect (CRP} cu the ext~nt of the required ~o~d im~rovement. S~okane Cau~~~y wi.~l ~ot p~rt~cip~te in the co~t of , theee improvements. . . 15 The conetruct~.on of the rc~ad improv~m~~ite ~ta~ed herein ~hall. be accompifehed ae ~p~ proved by the 5pokane County Eng~neer. ~l~b All required improvea~nte ehall oonform t~ the curcent State Of W~~hingtun Standerd Specificatione for Rpad and Bridge ConercucCion~ and other app~iceble c~ou~ty etanderd~a ~nd or adopted resolutivne pertaining ~o Road Standarde and Stormwater l~anageaa~ent in ' eff~ct at the date o~ construction, ~~nle6e otherwi~e epproved by the Gounty Engineer. 1,7. A lica~t ehal~ file a pet~~i~on f~r the vacat~on of ~ prior to PP any u~e o f Che pro per t y. ~ ~ ~8. Applic~nt sha~.l conetrucr a paved and dE:i~neHc~d ecceee approach(e) tu meet the exi~tl.n~ pavement on • 19. Access to. Road ehal~ be prohi~ited unGil ~uch ti~e as epecif i~~lly authorized by Che Spok~ne C~uncy ~ngineer. 4 RQadway stand~rde, ty~ical r~adw~y s~cti~na ~t~d dceinage ~>lan r~quire~~nts are fuund in Spokane Hoard of County Cua~mieelon~re Re~~lutfon No. 8U-1~92 ad ~ip~nded end ~re ~pplicabl~ to this proposal. 2i. ~'his plat ~r develuprnent ~rupc~~al ie l~~c~t~d within e draina~e basi~~ wt~~ich hed b~en ident~fied by the Spukane Gcaunty Ert~~.neer'e Uff ice ~a heving et~rmw~ter runof~ probiems. Since this p~at or develo~m~nC ~r~ppeal a~~ected by Ur ia s cc~n[rihucc~r Co eCormwat~r flowa co erty owr~era B~4uld ~~rt~.C~~Bte in the ~p1an~~inK ~nd im~~~`rn~nt~tion af a futur~ , p P baB~nwide etot'arwater a~n~qern~nt, ~y~t~r~. Th~ f~llow~n~ "Cc~nd~ti~+~ raf Ap~r~~va~" shall he re uiced: '~~a~ Ch~ awner(~) suCCNebAxts) in interrHt ~Kre~ ta j~~in isi a~y Cou~~cy q . a roved SGormwat~r Mana~er~nt ~ru~;r~rn an~~ t~~ pay ~uch r~te~ an~i ~~h~rK~~ d~ may hc~ fixe~i PP throu h publ~c hearin~s fc~r. eervice a~ b~~~~f it obteined by tl~~ ~l~r~nin~~ ~ieei~n, c~n- ~ structin~, maintainin~, ~~r u~~er~Ctun ~t~~r~nw~c~c cc~~n~rul f~~iliti~~. 911/4 ~ ~ h . , AGENDA, NOVEMBER 7, 1985 TELEPHONE NO.: 456-22Q5 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 121 Jefferson Street, Spokane, WA 99260 ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. TNE ZONING NEARING EXAMINER COMMITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P,M. FOR LUNCN AT A PLACE TO BE ANNOUNCED. ITEMS NOT HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT, WILL BE CONTINUED TO THE NEXT AVAIL- A6LE DATE AS ANNOUNCED BY THE CHAIRMAN OF THE ZONING HEARING EXAMINER COMMITTEE. TNE ZONING HEARING EXAMINER COMMITTEE WILL TOUR ALL SITES ADVERTISED FOR THIS HEARING BY COUNTY CAR AND ACCOMPANIED BY A SPOKANE COUNTY PLANNER, ON OR ABOUT TUESDAY, N~VEMBER 5, 1985, at 9:00 A.M. FOR DETAILS, CONTACT THE SPOKANE COUNTY PLANNING DEPARTMENT. ~ LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AVAILABLE IN THE PLANNING DEPARTMENT'S OFFICE. 9:00 A. M. Z4NE RECLASSIFICATIONS l. i~~~~' ~~6~ CHANCE OF CONDITIONS IN TNE RESIDENTIAL OFFICE ZONE VE-130-85 VARIANCE TO ALLOW ~FFrSTREET PARKING AREA TO OCCUPY REQUIRED FR~NT YARD AND FLANKING ST~EET SETBACKS (Generally located at the southwest corner of Valle~ Way and Wi11ow Road in Section 11~25~44.} Comprehensive Plan: Major Commercial/Urban Change of Conditions Request: To modify approved site plan; conditions of approval requiring ~ landscaping; and proposed access. Variance Request; r To allow off~street parking area to occupy requi red front yard and flanking street setbacks (adjacent p~operty Line), whereas the Spokane Co~nty Zonin Ordinance, Section 4.07A.11Or(a requires 20-foot flanking street and front yard set- backs._ Site Si.ze: Approximately 1.11 Acres Applicant: PR4 KEY G. ARGER North 300 Mullan Road, Suite 204 ' Spokane, WA 99206 n o t e: Thi s appl i cati.on i.s a r~quest f or two separate acti.ons . The first, a Change of Conditions, will be heard by the Zoning Heari ng Exami ner Commi ttee, The second, a Vari ance, ~~;i 11 be heard by the Zoning Adjustor, The two items will be heard con- currently by both 6oards4 ~continued) 1 ~ . ~ ~ . . :x ~ ' ~ , ~ ri, , 7 ~ ~ ~ ' . t r j • ' ~ ~ ~ ~ t~~, Y.. •t ' . ~ ~ ~ ~ ~ ~ . ~ ~ . 1 ~ ~ ~,~C , z . , ` ~ ~ : ~ Z ' ~ ~ . t"~~ ; ' . ~A Z ~ ~ , . a~oa , o r . ~R . ti ~ Z~ , . z ~ a _ , , . ~ o~+~ , , ~o~~ - Q . ~ . , ~ ~ o+ ' ; ~ , Q ° . a Kr ~ ~ 4 ~ t ~ t ' 0 ~ r ~ ~ ,,r'~► ~ a ' ~ p ~ 0 ~ , I 4 a i ! ~ ~ p ~~Y . " ! ~w ' ~ ~ ! ~ ~ ~ ~ ~ ~ N < ~ - . N ~ , N o a M~► ► ~ Z o . ~ p ~ ~ ~ ~ .1 ~ ~ ~ S. ~ ' t ~ . ~ . . ~ ~ ~ 4 ' ~ ~ - F s a V Z t cx ~ ~P~N iGN , ~ ~ M~I RIN T N S ~ G0 r ~f /~/f►~ ~ ~ ! ~ ~G. ' . ~Io~ . R, < r. C~ p' r - ~ - ~ *a.~v. R~, , . • ~ i ~ . 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L +r yH M► Q~' ' ' ;a . ti r ~ •r , ~ ~ "~rOwb ~ , , , ~ - _ - ; .l ~ f i V . ~ ~ + y ~ ~ ~ ~ ► ~ f' ~ i i ~ r ~ ~ * a ' ~ ` r ~ 17LA-.- ~J D ~ . f , ~ ~ ~ ~ ,~r - w+ ~ * ` , ' ' ~ ~ ~ ~ ~ ♦ ~ ~ ~ ~ ~ . • ~ ~ • ~ ~ 1 M N ~ µU ~ ~ ► k~ ~ A . ~ R , 1N . • ~ • ~ 1 r ~ ~ , • ~ ~ ~y,~ ~ t~„ ~ ~ qi ~ ~ ~ ~ ` ~ ~ _ *i ~h~, 7/ ! l ~ ~ R ~ ~ a ~ . ~ ~ [,~fi - ~ ~ t Y~ t'► ~ ~ 'R~"~• , + ~ ~ ~ ~ t~ w~►a # . ~ i . ►~~y ~ ' z~ # ~ ~ ~ . ~ r 1 ~ ~ ° ~ ~ ~ . ~ ~ , ~ ~ ~ ~ ~ y # r + 1 - _ ~ 4 ~ ~ ~ ~ ~ !"r " ~ ~ , ~ ~ ~ ~t~ ~ . 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' ~ : ~ ~ 1 " • ~ ~ 1 ~ Y ~ ~ ~ J Z ~ ~ ~ ~ T ~ ~ a+ - r . 1 : ~ ~ ~ 14 r~r 4 ' r~+►~ ~ O . } _ ~ ~ ' ` ~~TM A ~ ~~T ~AV~ ~ ~ ~ ~ a~. , ~ ~ ~ i ~ ; ~ ~~fi~~ ' f ~ TM J~V E ~ ~ 1 . , } ~ ~ u ' ~ ! ~T1~ ~ ~ ~ t ~ H ~ ~ ~ ~ ~ ~ ~ ~ ~ , . ~ , ~..F~~~+ ~a'~ . :i~ !1 .i ~M•,; ~ ~ ~ ~ T ~ i + ~ ~ : TH ~ ~ ~ • ~~OO +~EH , ~ + ~ ~ . 4~ ~ ~.~i~~r+~~ ' ~ ■ ~ ~ ~ ~ . ~ i ~ ~ ~ f • ~ , ► ~ ~ ~ a /1'7 f ~ • c * I Y. ~ ~ ~ R\ O ` / . A~N : V W • z., , L Ah E . . . ~ ,",,,,•S • 1 , , . ~ r~'~'S ' ~ ~ ~ QA ~ , ; ~ . ~ - D J ti , , ~ I~ n . . l . I ~ < ~ . . ~ , c . ~ fTR ~ : M - ALL a w . ~ ~ - R . . . ~ : , • ~ ~ ~ ~ ♦ M~~~ • ~1M •~~N ~ ~ ~Y ~ ~ r~ v , ~ . , • , ~ ~ . ~ . . o , ~ - > ~ • . • • . . . . S ~ . Y . . ► ~ 1►D . ~ ~ ~ . . . ~ . • ''S~ ~ , . , r► HOwAR . . . . o ti , o ~r, . • 0 I T ~ . V~ ~ • 'Q ~ ~ l• , . . . . [Vrllf ~ F - 1' ~ • ' • _ , ~ . . R . ~ ~ r.. • ~ ~ . ~ , . . , . . ~ • • lY~ N N - ~ l , OE • . ~ . • . ~ . . . ~ ~ . • ~ Z . 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