ZE-39-85
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ZONE RECLASSIFICATIUN N0. ZE-39-85
VARIANCE N0. VE-49-85
17-Z5
SPOKANE COUNTY HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
A. INTRODUCTION
This matter having come before the Zoning Nearing Examiner Committee on
June 6, 1985, and the members of the Committee present being
F. Lynn Tennican, Chairperson, Kathleen M. Carstens and Ron Odell.
B. PROPOSAL
The sponsor, Nilltop Associates, is requesting approval of a zone
reclassification, File No. ZE-39-85, Single Family Residential (R-1) to
Local Business, for the purpose of developing an Office Building. Also, a
request for a Variance, VE-49-85, to allow a 15-foot Flanking Street
Setback, whereas the Spokane County Zoning Ordinance, Section
4.09.010-(d3) requires a 30-foot setback.
C. FINDINGS OF FACT
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1. That the existing land use in the area is~residential, offices, and
church.
2. That the Comprehensive Plan designates this area as appropriate for
Maj or Commerci al devel opment.
3, That the exi sti ng zoni ng of the property descri bed i n the appl i cati on
• i s Si ngl e Fami ly Resi denti al ( R-1) .
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act) have been complied with, and the Committee concurs with the Declaration of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
I tem have been f ul f i 11 ed.
6. That the 1 and i n thi s area i s sui tabl e for the proposed use, or
uses within the proposed Zone Classification,
1. That the applicant has demonstrated that conditions have
substanti al ly changed si nce the ori gi nal zoni ng of thi s area and
accordi ngly, the proposed rezone i s~usti fied. ~
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ZONE RECLASSIFICATION N0. ZE-39-85
VARIANCE N0. VE-49-85
~INQINGS fl~' FACT ~contin~ed~
8, That proposed use i s compati bl e wi th those exi sti ng uses i n the
area~ rr~af~~~ r~g Mul i an whicn i s devel opi ng co~nerci al ly; however, not
necessari~~ wlth the single fami~y residential uses on Stout Road.
9. Th~~ owners of ad~acent 1 an~s expressed some concern regardi ng
th~ ~ropo~ed c~se. ~
~ 0. ~~e ~e~r~ r~~ Exami n~r ~o~~~ ttee f i nds the proposed use to be i n
~a~~~ny ~he ~~~~ra~ ~urpose an~ wi 11 not be otherwi se
d~~~r~ ~~~3~a~ ~o the ~ub~ ~c ~~al th, safety, and wel fare.
°,r~~ ~~l ~ a~~~~r~ ~r~ add~ ~~v~~a1 f~ndi ngs o~ fact consi dered by th~
~t~r~~"`i ~i~ ~1~E~~~ ~t~'~`:
a y Th~t ~he ~ re~ tt~i n±h~ Corri dor i~ devel oped i n a commerci a~
nature; ~~owever, ~he uses eas± of Staut ar~ resi de.nti al and w~ 11
probably remain so for some time the future.
b) Yhe site development and required landscaping shall be in full
c~nsi derati on of ~h~ adjacen± si ng~ e fami ly resi dences to th~ east and sou~h.
p, CONDITIONS OR CaNTINGENCIES APPLI~Ea TO T~IS aPPROVAL
t Al 1 Condi ti ons i mpased by, t~~. ~a~~ ng ~ar~ ng Exami ~er Co~mni ttee s~al 1 be
bi ndi ng on the "Appl~ i~cant" ,~r~~.ch ~~r.~ sk~a~ 1~ n~c~ ~de tk~e owner or owners
of the property, heir~, assigr~s, an~ s~cc~s~ors, )
1. That acces~ ~o Se~t~t ~.a~d ~h~a~ 1 be prohi bi ~ed un] ess so approve~
by ~he I~ear~ng ~x~~~ter ~o~~~~ee at a public hearing.
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2, That the r~qu~ red ~a~dsea~ri-ctg al or~g th~ property 1 i nes adjacent
to 6oone, Mu~lan, St~~t and tk~e south property line, shall be approved by ~he Zo~~ ~d~i r~i s~ra~or to be of substance to
create an appearance v~hich wi~~ 1 be i~ cor~formance wi th and
cor~~i nue the attra~ct~ ~rer~ess af the dev~l opment of the
Argonne•Mullan Corri~ar.
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ZONE RECLASSIFICATION N0. ZE-39-85 and VE-49-85
D. CONDITIONS OR CONTINGENCIES APPLIED TO TNIS APPROVAL (continued)
a) COUNTY PLANNING DEPARTMENT
1. The Zoning Administrator shall approve a specific exterior
lighting plan for the approved area prior to installation of
such lighting, tSuch plan shall attempt to confine illumination to the area w~ th f ul 1 consi derati on to ad j acent properti es
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the S~okane County Zoning
Administrator shall be submitted with a performance bond for the
proj ect pri or to rel ease of bui 1 di ng permi ts. Landscapi ng shal l
be installed and maintained such that sight distance at access points is not obscured or impaired.
3. The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing Examiner
Con~ni ttee. Vari ati ons when approved by the Zoni ng Admi ni strator
will be per~nitted, including, but not limited to the following
changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must
conform to regulations set forth in the Spokane County Zoning
Ordinance. The original intent of the development plans shall
be maintained.
4. Di rect 1 i ght f rom any exteri or area 1 i ghti ng f i xture shal l not
extend over the property boundary. ~
5. The speci f i c devel opment pl an wi 11 be submi tted for P1 anni ng
Department review and approval prior to issuance of building
permits.
b. All current standards of the Local Business Zone, as amended,
shall be complied with in the development of this site.
7. That the pro ject i s subj ect to Secti on 4.1 bA.050, the Aqui fer
Sensitive Area Overlay Zone of the Spokane County Zoning
Ordinance, which sets forth various measures for Aquifer
protecti on; speci fical1y, measures deal ~ ng wi th wastewater
di sposal , spi 11 protecti on measures, and stormwater runof F.
8. Appl icant shal l comply wi th ' Z08' reconmendati ons concerni ng
stormwater runoff and provide necessary landscaping for runoff.
9. . Any di vi si on of 1 and for the purpose of sal e, 1 ease or transfer,
shall comply with RCW 58-17 and the Spokane County Platting
Ordi nances pri or to i ssuance of bui 1 di ng permi ts.
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ZONE RECLASSIFICATION N0. ZE-39-85
VARIANCE N0. VE-49-85
a) COUNTY PLANNING DEPARTMENT fcontinued)
10. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
appl i cati on, and pri or to any on-si te i mprovements.
11. That a minimum 5-foot landscape strip be installed, with dense
landscape screen plantings, adjacent to both Mullan Road and
Stout Road within the property aines as approved by the Zoning
Administrator.
12. That the entire yard area along Boone Avenue be landscaped as
approved by the Zoning Administrator.
13. That a 5-foot landscape strip and 6-foot sight-obscuring fence
be provided along the south property line.
i4. That additional interior landscaping be provided as approved by
the Zoning Administrator.
b~ COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Buildin~ Permit:
1, Applicant shall dedicate 10 feet on Boone Avenue for
ri ght-of-way pri or to any use of the property.
2. Applicant shall dedicate 5 feet on Stout Road for right-of-way
prior to any use of the property.
~ 3. Applicant shall dedicate a 20 foot radius on Boone Avenue and
Stout Road prior to any use of the property.
4. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer. .
5. Applicant shall improve Boone Avenue in a manner consistent with
Spokane County TYPICAL roadway section No. 1 minimum paving
width Access Standard.
6. Applicant shall improve Stout Road in a manner consistent with
Spokane TYPICAL roadway section No, 2 minimum paving width
Access Standard. ~
. 1. 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.
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ZONE RECLASSIFICaTION N0. ZE-39-85
VARIANCE N0. YE-49-85
b) COUNTY ENGINEERING DEPARTMENT (continued~
8. The appl i c ant shal l submi t f or approval by the Spokane County
Engineer and the Spokane County Nealth Distric t 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.
9. 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. Paving
or surfaci ng as approved by the County Engi neer, wi 11 be
requi red for any porti on af the proj ect whi ch i s to be occupi ed
or traveled by vehicles.
10. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
11. To construct the road improvements stated herein, the applicant
may, wi th the approval of the County Engi neer, j oi n i r~ and be a
willing participant in any petition or resolution which purpose is the formation of a Road Improvement District (RID) for said
improvement pursuant to RCW 36.88, as amended. Spokane County,
will not participate in the cost of these ~mprovements. Appl~es
to improvements which have been specified for Stout Road. ,
12. As an alternative method of constructing the road improvement
stated herein, the applicant may, with the approval of the County Engineer, accomplish the road improvements stated herein
by j oi ni ng and parti c i pati ng i n a County Road P ro j ect f CRP ) to
the extent of the required road improvement. Spokane County
• will not participate in the cost of these improvements. Applies
to improvements which have been specified for Stout Road.
13. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. ~
14. All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards and/or
adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless
otherwise approved by the County Engineer.
15. Access to Stout Road shall be prohibrted until such time as
specifically authorized by the Spokane County Engineer.
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ZONE RECLASSIFICATION N0. ZE-39-85
VARIANCE N0. UE-49-85
b} COUNTY ENGINEERING DEPARTMENT (continuedl
16. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners'
Resolution No. 80-1592 as amended.
Note: Appl i cant has requested a desi gn devi at~ on f rom County standards
for road right of way. If deviation is approved, right of way will be deeded accordingly.
c) COUNTY UTILITIES DEPARTMENT
1. Pursuant to Baard 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
Oistrict and is further conditioned and subject to specific
app~ication approval and issuance of permits by the Heaith
Di stri 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 f or the f armati on of a ULID by petition method pursuant to RCW 36.94 which the
petition includes the Ownerfs} property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Chapter
36.94 which includes the Owner~s) property. PROYIDED, this
condition shall not prohibit the Owner(s) or Successor(s1 from
objection to any assessment( s) on the property as a resul t of i mprovements cal l ed f or i n con j uncti on wi th the f ormati on of a
ULID by either petition or resolution method under RCW Chapter
36,94,
3. An water service for this project shall be provided in y
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
4. Each unit shall be double-plumbed for connection to future
areawide collection systems.
d) COUNTY HEALTH DISTRICT
1. A.combined surface water and sewage disposal detailed plan shall
be approved by the County Engineer and the Nealth District prior
to the issuance of any build~ng permit for this project.
Z. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
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ZONE RECLASSIFICATION N0. ZE-39-85
VARIANCE N0. VE-49-85
d) COUNTY NEALTN DISTRICT (continued~
3. Subject to specific application approval and issuance of permits
by the Health Officer, the use of an on-site sewage disposal
system may be authorized,
4. Water service shali 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
Social and Nealth Services.
6. Use of private wells and water systems is prohibited.
l. Disposal of sewage.effluent beneath paved surfaces is currently
prohi bi ted. ~
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District # 1.
2. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
3. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent
inspection for approval.
4. Due to the sensitive storage requirements over the Aquifer, and
. this site lies within the Waste Water Management area, we feel
that some language should address the possible storage of flan~nable or critical materialswithin these struc tures.
5. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
6. 6uilding permits will be required for each structure.
1. A plan for emergency equipment access is required to be submitted prior to any land development.
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ZONE RECLASSIFICATION N0. ZE-39-85
VARIANCE N0. UE-49-85
e) COUNTY BUILDING AND SAFETY DEPARTMENT ~continued)
8. 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
175 feet f rom the hydrant. The bottom of the 1 owest outl et of
the hy drant shall be no less than 18 inches above grade. A
. water pl an showi ng each f i re hydrant ( speci fyi ng the gal l ons per
minute for each fire hy drant) and meeting the requirements in Chapter i 0.04 of the Uni form Fi re Code i s requi red pri or to
construc tion of the water service. All required fire protection
faci 1 i ti es shal l be i nstal 1 ed a~nd made serviceabl e pri or to and
during the time of construction.
COMMENTS: The south driveway running east and west will require 20'
or approved access to rear of structures for fire apparatus. (Looks like one structure on this site would fit better, provide better
access and eliminate need for Variance.}
f~ WATER PURVEYOR
1. Water Purveyor i s Modern E1 ectri c Water Company, and they wi 11
supply the site with adequate water for domestic, fire and i rri gati on uses.
g~ COUNTY QIR POLLUTION CONTROL AUTHORITY ~
l. 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. Naul
roads should be treated and emissions from the transfer of
. earthen matzrial must be controlled as well as emissions 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
roads) must be paved and kept clean.
4. Some ob j ecti onabl e odors wi 11 i i kel y resul t duri ng the
constructi on phase ~of the proj ect and from motor vehi cl es usi ng
the si te fol l owi ng cor~pl eti on of the project and from occupants
of the proposed project.
5. Al l ai r pol l uti on regul ati ons must be met.
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ZONE RECLASSIFICATION N0. ZE-39-85
VARIANCE N0. VE-49-85
E. ORDER
The Hearing Examiner Com~mittee, pursuant to the aforementioned, finds that
the application of Hilltop Associates, for zone reclassification as
described in the application should be APPROUED to the LOCAL BUSINESS ZONE.
Motion by: Odell Seconded by: Carstens
Yote: Odell - Aye
Carstens - Aye
Tennican - Aye .
Unanimous to APPROYE to the LOCAL BUSINESS ZONE -(3 - 0)
NEARING EXAMINER COMMITTEE
HEREBY ATTEST TO TNE A60VE
FINDINGS, ORDER, AND VOTE
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a p rson
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ATTEST:
~ For WALLIS D. HUBBARD
Plannin Director .
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BySEE.ROR OS
Zoning administrator
Date: ~
(See File YE-49-85 for the Zoning Adjustor decision of approval for the
Variance request to allow a Flanking Street Setback, and Approval was
granted for 5-Feet.)
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~F'~;r,.A'~~ ~',~~~►~~~t ;"'~M~NG f~EAklirG ~~AMi~fE~ C~~M~iI1 ~E~C
r~lac.~: :~rc~ad~~~y G~ntre Buildir~t~~ ::~:c;c~nd ~1o~r N~rth 7Z1 Jeff~rson Str~~:t~, `.b~~~,~nE~, WA ~92~0
~C~NING APNt ~CATIONS WILL (~C H~AKQ If~f. F(~LI.UWING O~DER. THE ~~~~ING HEARING EXAMI~~~ C;OMM I TT EE WI I_~. i~~CE~` F~UM 12 : 00 NU~~r~ TCi 1: 30 P. M. FOR LUNCN AT A PLAC~ TO BE ANNOUf~C~ .
ITEMS NOT c~EARf~ PRIOR ~0 TNE 5:00 P.M. AUJOURNM~NT, WILL BE CONTINUED TO TNE NEXT .A~'~~, ~
ABLE DATE. AS aNN~!.1NC;~~~ (~Y 1HE CMAIRMAN ~F TNE ZONING NEARING EXAMINER COMMITTEE.
LE~GAL ~ESC~IPTIOf~S ANL' P~UJEC~ DE fAII.~ ~ Ok THESE PROJECTS ARE ON F1LE AND AVAILA~I.~ I~,
THE PLANN I NG t~EPARTMEN~; ' S OF~F I CE .
9:O1~ A.M.
ZON~, R~ CLASS I~ IC~~ I ONS
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SINGLE FAMILY kESIUENTIAL ~R-1} TO LOCAL BUSINESS ~ _ _ _ 1 y ~ . . _ _
~E:-49-85 VARIANCE TO ALLOW 15-FOOT FLANKING STREET SETBACK
(Generally loc~ted at the southeast corner ofi Mullan Road
and 6oone Avenue in Section 17-25-44.}
Comprehensive ~~an: Major Comn~ercial
Proposed Use: Office Buildiny
Variance Request: To allow a 15-foot Flanking Str~t.~
setback, whereas the Spokane Co~r~t~~ Zoni ng Ordi nance, Section 4.09 . 0; c~-~
(d3} requires a 30-foot setback.
~ Site Size: Approximately 2$,500 Square Feet
Applicant: HILLTOP ASSOCIATES
North 408 Mullan Road, #lU~
Spokane, WA 99206
n o t c: This appiication is a request for two separate
actions. The fi rst, a zone change, wi 11 be heard by the Zon~ng Hearing Examiner Com~~ittee. The second, a Uariance,
wi 1 ~ b~ h~~rd ~y the Zoni ng Adj ustor. The two i tems wi 11 be
heard cnncurr~e~~~~y by both goards.
ZE-2~-~~ SINGLE FAMI~.Y f~ESIDENTIAL (R-1 ~ TO TWO'FAMILY RESIDENTIAL ~K~~4~ .
~Generaily loca~ed north of and adjacent to 29th Avenue,
approximately 250 feet west of Guthrie Drive in Section
27-25-44.}
Cornprehensi ve Pl an : Urban Proposed Use: One two-fam~ily residence and ~n~
s i ng 1~ fami ly res i dence
S i te Si ze: Approximately 21,000 Square Fe~:t
Ap~~l ic~~nt: LAYRI~fE PRODUCTS COMPANY P. 0~ gox 2585
kast 1225 Trent Avenue
S~~kane, WA 99~Z0
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. ~ - . = _ _ _ ~ ~ ~ ~ _ _ .
' ~ S~ c'~` '~or~~ Er~ ineer Date w__..,_ ~ ~
~
_ , -
Approv~d Not Appr~vt~~i
~ ~ . - - - . _ _ -
,i Traffic Engineer Date
~ ~ ~ .4 v,~~'J/~j ~ ~ ~a ~~R~c1t~ ~ ~ e~~'~ r~ ~~Ci~~ ~ ~ ~ ~ ~ . • ~ 6k1,1 ~ ~ ~ ~ ~ ~ ~ ~ .r
' - - ~ - - - ~ . . _ . L~ C- ~ ~ . ~ - ~ . ~ ~ -
~ ~ -
. . _ ~ _ ~ ~ _
Appro~ed Not A~ r~ d ~ ~
. ~ ~ ° . w Y_ _ _ ~ ~ Of ~ e .Engineer D~ate
t f C I ' n c/ / I/
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' ~ ~ 'r'~, ~ 9~~~,%~ Il~1~R ~ `'t~!~ l~~ ~J r ~ l ~ : ,
r, A~prnved ~c~t Apprc~~►ed ~ - - ~ ~ , ~ , (
i" ~1 _ ~ , , 1 l'~; ~ - , _ ~ l - - , _ ~ i ~x; • e_ _ ~ _ - - ~ ~ .
~ , vision Engineer ~ate ,
. _ _ - ~ - ~ ~ ~ . ~ ~ _ - - ~ ~ , . _ ~ Q.~ _ . _ _ ~ ~ ~ ' ~ _ _ _ . . _ _ ~
~ ~ v . ~ _ s ~ ~ ~ « ~ ~ ' ~ ' ' ~ ~ ~ ~ ~ ~ o ~ kl ~ ~ ~ ~ .
C ~ ~ ~ /j oJ'~
Appr~ve~ C~~t A~~r~~~►~.~,j . . _ Cc~unty Engin~er Date
.~i~ ~ ,
~
+ y .
~ . ~ i .
~ ~
Boone is a dedicated street in front of the sub~ect property marked in
red on the attached map. This street exte~ds easterly for over three blocks before
dead endi ng. This street is paved but u~curbed as you ca~ see fra~ Photo~~A.
There is no more than 2Q feet of dedicated ri ght of way on any of the southern
ha~ f of 8o~ne. As you can see fr~ the. p~oto, any increase ~n street width would
present a11 kinds of ~rob3em.s and be of 11tt1e benefit.
As Boone extends Wes t f~~ t~~ s~~~~ct property across Argonne and at
least five blocks the same t~renty feet of dedicated stree~ exists. As you can
see fro~ Photo 6oone is paved but oniy curbed between Argo~ne and Mullan, excep~
for 15 feet East of Mu~11an an Boor~e as marked, by th~ I on the a~tac~ed map.
This newer reZOne made no condition af increased street width and offers much less
parking per square foot than the subj~ct (re~ marking on map}. Why would a property
like ours be asked to give the County an i~c~reased right of way ~vhen the property
dr rectly across Boor~e ~marked wi th I~ as s~+~~~ i n Pboto C not be asked to da the sar~e, F~rt~ernrore ,~one of the property owners on~-~the South s i de of Boone, East of Mu11 an
have been asked for or volunteered an increased right of way. The same applies
West of Argonne.
To widen an already not fu11y used or improved right of way ~as seen by
Photos A and B} makes 1 i tti e sense. To ask~;~s to gi ve an i ncreased ri g~t of way width when the property di rectly across the street ~whi ch was a recent retone)
was n4t, makes me q~es ti on the reason i ng. And 1 ast of al 1, in tai ki ng wi th t~e
ne i g~bors , they say there i s no need for an~ ~i ncreased ri gh t of way wi dth , Such
an i ncrease wo~l d be unfa i r to al t of the property owne rs and i n many cases i nf ~ i ct
an unreasonable hardship upon a number of them.
For many years this neighborh~od has been perfectly content without a wi der ri ght of way, wi thvut curbing and has grown to be ful ly developed. To ask
t~~m or us to accept an unexplained, nonsense change because it is a general policy
is not good.
We do want to curb and s i dewal k Baone and we woui d 1 i ke to conti nue the
system used across the street on 8oone ~Phota C} and by bath s~des of goone between
Mul~an and Argor~ne ~Photo B}. This s~dewalk and curbing is attract~ve and by doing
the same (on our subject property1 as done by others, we can buitd a cansistent sy s t~r~.
~
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KuA~ N~r: S~i~ ~Qe~'tq~
~~~a~~ APri l 10, 1985 j u ~ ~ tE
I I N~.A~ /z. N~,. 39-85
h~ ~.1 a I~. I~ :;1.,' ; l t~ I' Kt ►.1 i N~
~'kU.l ~~t~ 1~ ~ t H1 tOp PkUJ~CT 4~~ ~u1 ~an ~N~ 0 - - . . . - - - - - - LIMiTS _ - - , l3
~X15~1'1N~ ~.ufvl~l l l~►r : ~RU~OS~U IM~kOVEM~NT:
foot K~AU WIllTN 10 foot additional
haA~ SuK~~A~;h; . _ ~ - - . - - _ - - - - ~paved; cur6e~an~ si~ewa 1 ks - ~ - -
AVG. DAILY Tk:"~N'F[C 3Q_~r'S _ _ . ~ - - - , 30~-r~s
~.l~rre~~[ D~ sign Year
1'Kt~J~(:'I' llt;.~t;c~ [►''TIUN, Stout services _~i-dences from goone to Cat~ld~ ~
a thru-str~e~t. This dedicated road~~serves resi dences and is un
s~~ewal~kea~ - - - . . . _ . . _ - _ _ paved,. cy,~.b~r
ll~:SCK t t'T1 t~h ~~h~ ~~1'ANllAkU INVULV~U _ No_ i ncrease _ i n_ road wi dth No s i dew~.~1 ~Q access from sub~ect site~ ir~to ~tout, no pavin or curbin .
- - q
1'RO!'~5~n U~51GN U~;ViA'I'IUN See above
. , ~ ~ ~ ~t ~~m~~~~ ~
- - - - _ - . f- _ - - - - - - - - - -
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A~Nruv Nut ~~►~~r~,~~~~~i
- , S~~c"t iun E~i~ineer Date
' , , - - ~ / ~ ' ~
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. _ - - - - - - . . . . . - - - - - ~ ~ ' - - - - _ -
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Appruvr~i N~~t A~~~~r~~v~~,i ~ _ •
, - _
Tr~ffic eer Date
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- _ _ _ . - - - - - - -
- - _ . - - ~ ~ , - - - _ - - _ - _ . - _ -
- - - ,
Approved Not Approved - ~ ~
` - - - - - _ :C~~~~~ ~ ~ ~ _ ~ , f ce En~ineer D~te
~
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Appr~ved N~t ANpru~~ed ,
' ,L_ f ~ , : - / - . _ _ _
. _ Div sion Engineer te
r
lp _~._~2 P_._(~ , ti,~ _ ~ * • ~ ~ ► , _ . _ _ _ . _ o_ . . _ _ _ _ _ _
[~r•VL~~Y~,d r~~►c_ ~~~~~~~~~f~~l~ ~ . ~r_ ~'L ~r.i~ -V y.. L ~
County ngineNr ~te
- ~
- ~
~ ~
~ a f
By i ncreas ~ ng the w~ dth of Stout, what advantage ~vi 11 be served? I n fact
the properties servi c~d by Stout wi 11 al 1 bQ harme~. gy taki ng ten feet out of the
fro~t yarcis of the homes located t~ere, you~ wi 11 take a~~~er of very nice ho~es
~nd put the s treet wi th i n f i fteen fee t of the i r homes See ~hoto A) . Mos ~ of
these ho~s are very we11 maintained t~o~es that will be good single-family ~esidences
for qui te a few years . You must rea~ i te from the r~ap attached t~at because Stout dead ends 400 feet from the s~bject property ~marked in Red} on Catai do, there are
only ten househd~ds served by Stout. Because we tmarked in Red~ are not accessing
i n any way on Stout, there wi j 1 be very 1 i ttie i ncrease i~~t #raffi c to the nei g~bor~oo~,
~o i ncrease ri gh t of way wi dth hel ps no one.
When we contacted each and every home owner and exp~ ai ned what was bei ng
as ked of us ~ 10 foot i ncr~aSe for r~ gh t of way deducati on ) they for~ed a peti ti on group to oppose any i ncrease i n ri ght of way. As you can see f rom Photo B, i f you
were ~o take ten feet fro~n the East side of Stout, the san~e hards~ip would be .
i nfi i cted. For what reason would anyone wi sh to put a s i xty foot roadway that serves
~ only ten families?
This nei ghbar~ood has grown fu1 ~y and the home owners seem to ~e ve~^y
happy w~ th the 1 ife as they have it. Two attempts at ~rying to push them into ~av~~q Stout have both failed. I see no reason that we or the Count~r should force
~a~h i r~rovement. We wou~d prefer to access i nto Stout, beca~se i t woui d make thi ngs
~asier for our office pro~ect. Yet easy is not always best and I believ~ that by
~ not a~ i awi ng access i nto Stout, w~e can be as good a nei ghbar as thi s communi ty can
~xpect.
~Yo improvement and no access to Stout is what we bel ieve is fai r. I doubt if another attempt to put paving and curbing through Stout wou~d be successful.
With ~o few home owners on Stout, the cost would probably outweigh the benefits.
~'hat we ask i s to be treated j us t as ai 1 the other property owners . We wi i~ go
al ong rvi th any deci si ~n regardi ng improvements made by the ma jori ty of the ne~ ghbarhaod.
~le ask only to be treated as a ~eighbor.
,
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Design Deviation
ZE 39 85 Stout
~
r' . . Y i 1~i~~~^~ 1 1 ` ~ ~
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SP~KANE COUNTY ~LANNING DEPARTMENT
APPLICATl4N FOR Z~f~E RECLASSI~ICATION
Date: April 4, 1985 Appl'rcation No: ZC~ ~~~-~~S
Name of Applicant: Hilltop Assc~ciates
5treet Address of Applicant: N. 408 Mullan #103
City: ~ State: ~ Zip Code: Tele. No.
Name of Property 4wner( s):
Autharized Agent representing Owner
~ if other than own~r) :
Existing Zoning Classification: R~;..i~.t
Dat~ Existing Zone Ciassification Established:
Existing ' Use of Property: Residential
Proposed Zone Cla~sification: Locel Business
Proposed Use of Property: Of f ic~s
Legai Description of Property: ~est 140 ft, of south 200 ft. of north
~,~,Q ~ o,,,~ e~st ~ opportunity BLK 60
, .
Section: Township: . Range:
Source of Legal: Tit~e co
Ass~ssor's Parcel No: (See tax statement) 1~~- ~
Property Size: 28, 500 sq.ft. Frontage: 2Qp Feet on: ~
Total amount of adjoining land controlled by this owner or sponsar: ~
Street Add ress of the Property : E. 9 2 0 2 Boone
lf you do not hold title to the property affected by this applicatian, what is your
interest in it?
.
Piease list previous Plann~ng Department actions involving ~his property:
A~~ oF TNE Fo~~owiti~ ouESY~oNS ME~s-r gE ANSwE~EQ~
, • • _ • . ~ . . , . ~ . ~ • •
1. What are the changed conditions of the site area, which you feei make this
proposal warranted?
Mullan is a three lane highway that is rapidly becominq
commercial
2. What effect will the proposed tone reclassification have on the adjacent
properties?
Ot fices on Inu 1 lan wi1l in fact be a buf f er f rom the commercial
activr t.y. The_ eftect will be pdsitive for the sid,egtreat ity.
R ev . 2/3/81
r
~ APPLICATION FOR ZONE RECLASSI F~ICATION--continued-2 . ~ .
: Yhis section of the application wiil provide the Pianning Department's Staff with
written verifi~ation that the appiicant has had preliminary consultation with the
agencies identified. Results of the preliminary consultation shou{d be incorporat-
ed in the proposal before final submittal to the Planning Department,
1. COUNTY ENGINEER'S OFFICE
A preliminary consultation has been held to discuss the proposal. ~ur
~ requir~ts f su mittal of this proposal for rezone have been satisfied.
U~~ C
~ ~ ~ . _ ~ ~ 4
Signature ~Date)
2. COUNTY ILITIES OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been satisfied.
T e designate water purveyor for this site is _~it~I~ .
. $
~ ~ ~S nature Date~
3. WATER PURVEYQR (NAME)
a) ~'he proposal (is) (is not) located within the boundary of our service
area.
b) Satisfactory arrangements (have} (have not} been made to serve this
p roposa! . .
c) We ~are~ (are not} able to serve this site with adequate water.
(Signature) ~Date~
4. QU t LD1 NG ANO SAFETY DEPARTMENT
A prefiminary consuitation has been held to discuss the proposal. dur
requirements for submittal of this proposal for rezone have been satisfied.
This praposal is located in Fire District # Q;~~ .
. ~
5ignature Fra~. ~c,ow ►s 22~ 6as~p oN srr~-E Pc~t ~ Date ~c oFF+~~ o~u,~Ncy, ~u, n~~Nrr~u~
~o~~s ~ 8uu.o~~~ nti~N rc~., ~~t~i~ 1~YDRA~TCi~ aND ~tCa~i oF FtrDR~~NTs~ sKR~L.~ 6~. ~t~Ni~' /~T' 'T~M~
5. COUNTY HEALTH DISTRICT~~ P~~~ A~PP~Jc~'IoN,
~ A preliminary consultation has been held to discuss the proposal. The
applic h been informed af our requirements and standards.
~J ~ ~ ~
~ S' atu re ~ ~ Date )
I, THE UNDERSIGNED, WEAR UNDER THE PENALTY OF PERJURY THAT TNE
ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNO1~-
LEDGE. .
I FURTHER SWEAR THAT I AM THE UINNER 4~ RECORD OF THE SIT~ PRO-
POSED FQR ZONE RECLASSIFECATIC~N, OR, fF NOT TH~ OWNER, ATTACHED
HEREWiTH IS WRIT1'EN PERMISSION FROM SAID OWNER AUTHORIZING MY
ACTIONS ON HIS OR HER BEHALF.
(Signed} Date: ~
(Address) Phone: ~
~
Zip• . ,
NOTARY Date: ~
a NOTARY SEAL: ~
SIGNATURE OF APPLICANT OR AGEN1'
Date: ~
R ev , 2/3/81
~
~ r< v
Nu~ub~: r _~q-g~
5~'OKANE COUNTY ~NGINEER
----~'R~LIM INARY CONSU LTATION
A. r j~ c: t Na m e: z'o.Y~ C!>,q~Q~ s
PROPOSAL Nu~nb~ r u~ Far~e 1 s: ! Se~ti~n T. N., R, t~C~ E.W.M.; Quarter 2 3 4
DEVELOPER Nam~ : /yi'/I f p ~~p~,~"'~
or Ad c~ r e s s : ~ ~r ~'~'~t/~~ ,~t~ ~d ~
AGENT Pr~on~ : Business Z-- 7~ Home
Nam~: aWNER Address:
Phone: Business HoIDe
Name:
ENGINEER Addr~ss:
Phone: Business Home
B. PB►EI.I.IMiINARY CONSULTATION: Date: y~ By: ~ ~
,
Preliminary a) Right-af-Way ~/D
Conditions b) Curb ~
c ) Sidewalk ~
~ d ) Pave ~ ~ ~~~C,9 L ~PC7~i0~~ ~ ~1~C~'S~ s~~ u - A h , , e ) pproac es ~~~~f~~ q~
~ y f) Drainage p~,q~ ~E t1~,d ,Z-~ ~,~~Q/~G S
g) State/City Review Yes ) No ~
RemarkB:
N~TE: This proposal must comply with Spokane County Re~ulations for Roads, Ap-
proach and Draina~e in New Construction; Board of County Commissioners Resolution
No, 80-1592 as amended. Conditions are preliminary and aaay change after field in-
spection and review of County records.
C. INSPECTION Date: / / By:
Remarks:
D. SPECIFIC CONDITIONS:
.
Fee ~'aid: Yes No Amount ~ Cash Check ~ Planning Applicat~.on Sign~d: Date 1~%r By: ,
E. FINAL PLAT CHECKS
1 1. e. ~ ~ . /~L,. _1.
ree raic1: uace Rmuuelv ~r~ecK %.0 CA Ja a
Mathecnat_ i ral & 5«rveylng Checksa
No . 1 Date By
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No, , ~~s__ ~d... - ~I)a C e- -By
r i Wn,il c11,ritIlt-milt i r•--'i 1jin(i Surv~.~yi ryh (:l»L•k5:
No . "4 1)a t F1 B y Fee Acn C f'd
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March_- 9 _ _ig 85 s~-514/125!
'E ~
1 ~ ~~t~Y $ ~ ~
T~T~i~ ' ! $2~~. ' ~.~x»r:x or, - Spo~s31~.. :C~v.t~ En_~.~ n~_ . . . , _ ~
- - ~ nLLAR'~
_ . _ . _ _ ~r_ .h~.d~~.d. ~1.~.~-~ - - _ _ _ - z ~ ~:T- - - - - _ ~ ~ ,~t , J ~
VAIIEY OfFlCE ~ '
fARJNERS ~i MEltCHANTS BANK ~ f,i
OPPORIUNITY, WASHINGION 49Z14 ` I
) I~t ~!~~1..~,_~~B.O~.Q.A~_'- ~ - - - - - .
L ~5105?~, 23 65~+ 3~~' ~ r ~~t~f,+r^~nc~'s , ~ ~r+r, . nri~ ~ Gpl'tT G'i T~ _ ' rKa,xr a•,- R ;i~~~- r~~~~r~"~~.►'~~~i^,~'^~ +nr~~__!._-, ~'~"iiT^~`,,,;,+rr~ ~jL~_; ~ t~-~ -
ase-~-~- ~ ~ c
,r i ~ r . ~ ,
R . , ~ a
. ,
, ~ RECEIYED
: ~ , , ~ . , MAY ? 1985 ~
Kl 1l I..~I h~,It l~l ,lc~N Uh.1, IA1 l~~N
. k UA U NAM k ' S~ ~~66f1~
uA~~~~. Apr31 10, 1985 ic t'/ k 1 U NLA1~ ZE 39•85 / ~ . Nl~ .
F'~UF:KAI./~'I~AI t•. i'kti,l~.t.r'I~ Nt►. . . . . . , _ _ _ . _ _ . _ . . . . . w._ _ .
~'kU.1 ~~~.C t~ Ni 11 top PKUJ 'CT
4~ ~"u1 ~an. . N . . . . . . . . _ . . . . _ _ _ _ ~ ~rMiTS_ . , 0103
_ . . . ~ - . - _ . _ _ . . . . . . . . . . . . _ . _ ~ . _ _ ~ _ -
~X 1 S'1' I Nu ~:~~Nl} ~`J~ 11~ !'RU~'OS~U IMYKUVEMENT: ~ fo
ROAU WIU'IH o~ 10 foot additional
kaa~ suK~~A~h; ~ _ . _o _ _ ~ _ . _ . ~ , _ _ _ _ _ ~ ~Paved; cur6e~ and s~`dewa~ ks _ . _ ~ _ AVG. UAILY TkAN'F' [C ~Q_ C.~L''~..___ . - ~ ~ _ ~
, ~-C~S c,urr~~~t Deeign ~ear
~ ~KU~~c:~ u~~~k ~N'TI.UN Stout services•~i~e~ces-~ from Boone to Cataldq
a thru-s tree~t. Th.i s ~~~ded~c + ~ - ~ ~ ~ ~ ~ - ` . ated~~ road~serves ~esi dences ~~and ~ is ~~r~peved c
r ~ ~ e ~ ~ . " . . . . .~_t.w .~.r • ~ ~ ewe 1 ked . .r_....
D~SCR t~TI uN ~ j~~ STANUAkD I NUULVEll No i nC1"~aSe _ i n._ rOdd wi dth NO ~i d,~~
access from sc~b~ect~ sit~° ir~~o ~tout, no pavin or curbin .
_ _ ~ _ g r... _ .
. PRO~USED ll~SiGN DEVIATIUN See abqv~
_ _ . . _
JUSTIFICATION See attat,chment _ _ _
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Approv~d Nut Appro~~ed
- . _ _ . _ . Division Engineer Uate . ~
_ . _ _ ~ _ _ _ . . _ . _
~ _ .
_ . _ _ . _ _ - - _ . _ . . _ . _ . . _ _ .r. . _ _ _ _ ~ . . _ . ,
. . . _ . . . ____...r. _
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Apprc~,v~d Nut AN~r~,vL~i ~ . ~ . _ . . - - . _ _ ~ f_^__ _ ~ _ _
~r C~uc~ty Engin~~:r Date ~
~ ,
n
~y ~ncrea~l~g the width af Stout, what adv~ntage w~ 11 b~ s~~^ved? In ~act
the prop~rties serv~c~d by Stou~ wi 11 al ~ b~ harr~edo gy taking t~en feet a~t of the
fror~t yar~s of ~he ho~es lacated there, you wi 11 talt~ ~ numbe~ of v~r~ ni~~ hom~s
and pUt ~he s tr~~t wi th~ n f i f teen feet of ehe~ r hoc~e~ Se~ ~~oto A) o Most of
the~e hon~s ~ r~ ~ery w~ ~ l nra i nta i ned ha~es that w~ l l be good si ng~e-fami ly res i d~n~es for ~ui tie a f@~ yea~~. You must r~~l from the m~p ~tt~ched th~t becau~~ Stout
dead ends 4Q0 feet fr~m ~he ~ubject propert~ ~m~r~ed in R~d~ on Ca~a1 do, there are
only ten hou~eholds served by Stout. ~ecause cmdrked in R~d~ ~re not a~sessing
i n any way an Stout, th~r~ r~~ 11 be very 1 i ttl e i ncreas~ i~~ ~~aff i c to t~e nei ghb~r~ood.
Ta i ncr~ease r~ gh t of ~ay wf d~h he1 ps no one.
When ~oe contaeted each ~nd ev~ry homp o~~er ~nd expl ned what was be~ ng as ked af ~ss { 10 foot i ncrease ~or ri ght of way deducati on~ they formed a p~t~ ti on
group ~o oppose any i ncr~ase ~ n ri ght of way a A5 yau can see f rom ~~oC4 8, i f you
were to take t~n feet ~rom the East s~de of Stout, the same hardship w4uld be
infl ~~te~. F~or wha~ reason would an~one a~~s~ to put a six~y foot raadway ~h~t serves
only ten f~milies?
Thi~ n~j ghborhood ~ras grown ful ly and the hc~rn~ arvners see~r~ to ~r~ very ~appy w~ th th~ 11 f~ as th~y ~~ve i t o Two att~~n~ts at ~rying to pus~ them into
p~v~ ng Stvut have bo~h ~~i 1~~. I see no r~~son that r~e or th~ Cour~ty shvuld for~e
~cl~ i~prov~m~nt o W~ wouid prefer to access i nto Stout, bec~use i~+~o~l d~ke t~i r~gs
ea~ier for our c~ffi~e pro~ect. Yet ~asy is not aiw~ys be~t ~and ~~e11e~ th~t by
no~ a 1 i aw~ ng access ~ nto Stout s we cdn b~ ~3 gvvd a nei ghbor as th~ s communf fiy can
expec~.
No ~mprovem~nt and no access to ~t4ut is w~at we b~l ieve ~s ~a# r. I
do~bt ~ f anot~er attem=pt to ~ut pav~ng and cu~b~ng ~,hrou~g~ S~out ~vuld be ~u~cess~u~ .
Wr` th so fe~r ~►ome ~r~ers on Stout, the cast ~+a~uld probably ou~wei~h the ber~efi~s.
What we ask ~s ~o E~e treat~d ~ust as all t~e o~her pr~perfiy owner~ ~ We w~ 11 go
~lo~g w# th ~ny deci sion ~egardi ng improvernents mad~ by the ma~ori t~y of ~he nei ghborhood.
We ask only to b~ treated as a~~j ghbor.
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Boone is a dedicated street in front of the sub~ect property marked in
red on the atta~hed map. This street extends easterly for over three blocks before
dead ending. This street is paved but uncurbed as you can see from Photo A,
There is no more than 24 feet of dedicated ri ght of way on any of the southern
hal f of 8oone. As you can see frem the. photo, any increase in street width would
present all kinds of problems and be of littte benefit.
As 6oone extends West frer~ th~ sub~ett property across Argonne and at
least five blocks the same twenty feet of dedicated street exists. As you ca~n
see from Photo 8, 6oone is paved but only curbed between Argonne and Muilan, except
for 15 feet East of Mutlan on Boone as marked, by the I on the attached mdp.
lhis newer rezone made no condition of increased street width and offers much less
parking per square foot than ~the sub~ect (red marking on map~. Why would ~ praperty
1 i ke ours be asked to gi ve the County an i ncreased ri gh t of way when the property di rectly across Boone ~marked wi th I~ as shwon in Photo C not be asked to do the same.
Furthermore,~one of the property owners on the South side of Boone, East of Mullan
have been asked for or vol unteered an increased ri ght of way. The same appl ies
West of Argonne.
To wi den an al ready not ful ly used or improved ri ght of way (as seen by
~ Photos A and B} makes 1 i ttl e sense . To ask .~s to gi ve an i ncreased ri gh t of way width when the property di rectly across the street ~whi ch was a recent retone}
was not ~ makes me ques ti on the reasoni ng. And 1 as t of al l, i~ tal ki ng wi th the
neighbors, they say there is no need for an lncreased right of way wjdth. Such
an increase would be unfair to all of the property owners and in many cases inflict
an unreasonable hardship upon a number of them.
For many years this nei ghborhood has been perfectly content wi thout ~ wi der ri ght of way, wi thout curb~ng and has grown to be ful )y developed. To ask
them or us to accept an unexpl ai ned , nonsense change beca~use i t i s a general pol i cy
is not good.
We do want to curb and s idewal k 8oone and we woul d 1 i ke to conti nue the
system used across the street on 6oone ~Photo C~ and by both sides of Boone between
Mu11an and Argonne ~Photo 6~. This sidewalk and curbing is attractive and by doing the same ton our subject property~ as done by others, we can build a consistent
system.
,
• , ,
aECE~v~D - .
, h~ ra~~y 7 ~~85
h►~ ~ltll~..`i'1 I~ l►►t ►►I l t,N 1~F~1' I A i I l~h
, Co~tttty ~agiaeerla~
KUAU N~k Boone ~
uA~l~~. 4/10/85 t,KN/kiU/NLA1~/z.c;. cr~~. ZE 39-85
t~'~:UkKA~./5'1~A I h, k'k~~.1i:~'1' Nl~. _ ~ _ - - o - - _ . _ . . _ _ . . . _ _ _ _ _ . „
pKU~~:c:~r Tl~r~~: Ni~~top PkUJ~CT LIMITS _
_ ~V.._ 408 Mul~~n ~103. . ---~__e
~:X 15'1' I N~ (:uNl ~ 1'1~ l~)ti5 : 1~k0~'OS~:U IM~'KOVEMENT :
KQAD W I D'TN-- ~ _ f ~ _ _ _ - - _
ROAD SUK~'Al;t~: _ PaYed~ -11.4-.~CU~,S ~ ~.w_
AVG. DA~LY TKAF'FtC
~ (;urrr~lt ~ Design Year
PKOJ ~:CT D~:~i:lt I t'~r 1 uN~_.__~c~~ f~. ~...~hr~.-.sx.r~~..~h.a~.._i. ~and..~a 4Q~ b~
, of wa~r_ for at. leas~_a_mile e~.~t~ dfr_ection. fr.~ib~~.fte~ ~ i.~...~u~.e~.onl.~..b~tw~
M.~L~ ~ ~r~4.nn~: _ _
DESCRIE'TIUN UF 5TANDAIZD INV4LVEU ~ _ _ _ _ _ _
- - . _ _ ~ .
PROPOSED DESIGN DEVIATION Retain the sta~ndard of 4~ feet riQht-Of-M~ f
sidewalk is necess r ~ a y, use s~an~ar~s use~~etwe~n Mu11an and Argonne~ The Qn~y
a ~ur~~ ~fdewa-l~k . ~
JU~TIFIGATION C ~
_ - - ~rT~.~'.t~~'~__ _ _ .-~..~t~ ~
_ _ _ _ _ _
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r w • ~ ~ ~ . ~ ~ ~ r~ ~w~ T • • ~ I ~r r r
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. ; ~ y ~ ~ i
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RECEIVED
tt~~.~1i~i~.~> > <<►< .<<,N ~ A~ i~~ MAY 7 1965
N
h c~A Natrt S~~ E~~p~Btil~
uA,l,~ Apri 1 10, 1985 c t< k i U Ni. , ZE . . _ , / / A'I /L. c,. N~~. 39-85
r~UF'E~AI./:~~! A I t: 1'kll.l i' l.~l Ni I.
YkU.I~`~~ C' 1, l~ N 1 ~ ~ tOp ,
n~ 4~~ ~ I U d fl N O O Y K J~. C 1 L I M I T S ~ ~ ~ ti ~ Y
~:X15'1'IN~ c ~~NI~I l t~j ' ' ~ ~'KUPOS~U IMt'kOVEM~NT: ~ fo . Ko~u wruzH _ . . ot~ . . ~ _ ~ . . 10 foot addit~onal
xaan suk~y~~~: - ^ a~ rt~ _ - _ -paved; cur6e~~and s~dewal ks
AVG, DAYLY TKAh'E' [C ~Q~C~~~. ~ _ _ _ . . a_ _ . _ . .
~Q-~Cd~S (;urr~~~t Design ~ear
Y~tUJ ~:~T D~:S~K [ N~rxuN Stout servi~es ~~~i~ences- from 6oone Co Catai dQ a th ru-s treet. Th i s ~dedi c ~ ~ ~ - ~ r ~ ~ - ~
_ 4_~__ ated road+~serves resi dences ~~and ~ is r~n aved c s~ ~~wa 1 ke~ . _ P ~..u~.b.~s~ _ .
DE5CRI~'TIuN STANUAkU INVULVEU No increase in road width. _ No sid~~ [y~ _
access from subject si te~ ir~~o Stout~, no~ ~ avin ~or curbin _ _ _ 9
~'R0~~5ED U~;51GN D~VIATION See above
_ ~ . ~ .
JUSTIFICATION_ _ See attatchment m ~ . _
. _a _ ~._w__ _
. _ _ _ _ _ _ ~ _ . _
_
.
. . - - - - . - f~-~~...- _ , . _ _ h ~
r ` ' • j n ~ r
, SU~rnltt~:d . ~ ~ ~ ~ ~ ~r~ ~ - . ' - r _ _ . ~~-'`c.~ ' - ~ y " ~ _ .
° ~ Date ' °
3
L Q
6y ~ ncreas ~ ng the w~ dth of Stout, what advantage wi 11 be served? I n fact
the properties serviced by Stout wi l l ai l be harmed. By tdking ten feet out of the
front yards of the homes located there, you wi 11 take a number of very nice homes ' and put the street wi thi n fi fteen feet of thei r homes. ~See Photo A) . Most af
these homeS are very well maintained homes that wiil be good single-famiiy residences
for qui te a few years . You must real i te from the map attached tha~t because Stout
dead ends 4Q4 feet from the subject property ~marked in Red) on Cateldo, there are
only ten households served dy Staut. 6e~ause we (marked in Red~ are not accessing
in any way on Stout, there wi 11 be very 1 i ttie i ncrease i~~ ~raffic to the neighborhood.
To i ncrease ri ght of way wi dth hel ps no one.
When we contacted each and every home owner and expl ai ned what was bei ng
asked of us (10 foot i ncrease for ri ght of way deducati on} they formed a peti ti on
group to oppose any increase in right of way. As you can see from Photo g, if you
were to tdke t~n feet from the East side of Stout, the san~e hardsh~p would be
i nfi icted. For what reason would anyone wi sh to put a s~xty foot roadway that serves
only ten fami 1 ies?
T~is nei ghborhood has grown ful iy and the home owners seem to be very
happy wi th the 1 i fe as they have i t. Two attempts at ~rying to push them inta
pavi ng Stout have both fai 1 ed. I se~ no reason that we or the County should force
~uch improvement. we wou~d prefer to access into Stout, because it would make things
easier for our office pro~ect. Yet easy is not always best and I believe that by
not a 11 owi ng access i nto Stout, we can be as good a nei ghbor as th~ s communi ty can expect.
No improvement and no access to Stout is what we bel ieve is fa~ r. I
doubt i f another attempt to put paving and curbing through Stout would be successful .
With ~o few home owners on Stout, the cost would probably outweigh the benefits.
What we ask is to be treated ~ust as all the other property owners. We wi 11 go
al ong wi th any dec~ si on regardi ng improvements made by the ma~ori ty of the nei ghborhaod. ~Je ask only to be treated as a nei ghbor.
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Boone is a dedicated street in front of the sub~ect property marked in
red on the attached map. This street extends easterly for over three blocks before
dead ending. this street is paved but uncurbed as you can see from Photo~~A.
There is no more than 24 feet of dedicated ri ght of way on any of the southern
hal f of Boone. As you can see f re~m the. photo, any i ncrease i n street width woul d
present all kinds of problems and be of little benefit.
As 6oone extends , Wes t f re~n tl~ su~~ect property ac ross Argonne and at
least five blocks the same twenty feet of dedi~ated street exjsts. As you can
see from Photo 8, 6oone is paved but only curbed bet~een Argonne ~nd Mullan, except
for 15 feet East of Mullan on 6oone as mdrked, by the I on the atta~ched map,
This newer reione made no condition of increased street width and offers much less
parkin9 per square foot than the subject ~red marking on map~. Why would a property
l i ke ours be as ked to gi ve the County an i ncreased ri gh t of way when the property di rectly across Boone (marked wf th I) as shwon i n Pboto C not be asked to do the same.
Furthermore,~one of the property owners on the South side of 6oone, East of Mullan
have been asked for or vol unteered an increased ri ght of way. The same appl ies
Wes t of Argonne .
To widen an already not fully used or improve~ right of way ~as seen by
Photos A and B) makes 1 i ttl e sense. To ask~,~s to g~ ve an i ncreased ri ght of way width when the property di rectly across the street (whi ch was a recent rezone)
was not, makes me ques ti on the reason i ng. And 1 as t of al l,~~ ° ta~ ki ng w~ th the
ne i ghbors , they say there i s no need for an 1 ncreased r i gh t of way wi dth . Su~h
an i ncrease woul d be unfai r to al l of the property owners and i n many cases ~ nfl i ct
an unreasonabie hardship upon d number of them.
For many years this neighborhood has been perfectly content without a wi der r~ ght of way, w~ thout curbing and h~s grown to be fu11y developed. To ask
them or us to accept an unexpl ai ned , nonsense change becduse i t i~ a general pol ~ cy
is not good.
We do want to curb and sidewalk Boone and we would like to cont~nue the
system used across the street on Boone (Photo C~ and by both sides of 6oone between
Mullan and Argonne ~Photo B}. This sidewalk and curbing is attract~ve and by do~ng the same (on our. sub~ect property~ as done by others, we can build a cansistent
system.
,
.
~~CEiV~~ - .
~~f~Y 7 ~~85 K►~.~~tlt.,~ 1 h t►It ~~I f c,N t~~ i A c I~~~
, Cou~y Er~a$eria~
kUAU NAMk Boone
uA'i~t 4/10/85 ~ K N/ K lUl' ~'LAT/z, c;, t~~. ZE 39•85
F'~UkkAl./5'TA I r, Nk~~.ic.~'C Ni~. _ _ _ __.o
~'KUJ~:c;'f T 1'~LL Ni toP Pk~J~CT 1,IMITS
_ N.._ 408 Mul~~n #103. _ . !
EX1 S'1'IN~ (:UNI► t7' [c~tv~ : ~ROPOS~U IMPROVEM~;NT:
K4AD WIDTH _ _ _ _ _ ft - ~ ~ _ _ ~ - _ _
• ROAp SUK}~'Al;r. _ Paved~ _11a~U~S ~ _ _ _ _ _
AVC. DAILY TkAN'F tC
^ ~C;urc~nc ~ Deeign Year
PKOJ~:CT 0~:51:k I N'1'IuN~-~--...~Q.l1~ ~~.~._,~1.r'.l1~5~1"~P..~~~... ...~ld...d ~ f b.~
of wa~r_ for at 1 eas~_a_mi 1~ e~~t~ d~rection. fr~m. tbts_.s~.te. L~... ~ o~r
~r.~~.~n~: _
DESCRI~'TIUN UF STANQARD INVOLVED - - - - _ ~ _ _ _ _ ~
PROPOSED DESlGN DEVIATION Reta~n the st~ndard of 40 feet riQht•0~•Wa~,
s i dewa! k i s necessa ry, use s~andar~s use~etween Mul l an and Ar onne # The pn ~ _ 9 lY
a~ u~~ ~n~ "sfidewa-llc .
J U ST I F ICAT IoN - _ ~~.~1.'f~~___ _ _ - -a~..t.a#..~~m~.nt ~
r ~ ~ 4
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A ~ rovc;~! N~r ~ ► ~r~~.~~,i . ~ EN ~I ,
~ ~ ! ~
5~•c ~n E~i~ineer . D~te ~ w
_ .
_
Appr~ved NuG A~pr~vt~~i
1 . ! Traffic Engineer ~Date
. _ _ . _ .
Approved Not Approved
. _ . _ _ _ _ Of Fice En~iaeer D~t~
~
_w__. _ _ . . . _ _
_ _ _ . ~ ~ ~ _ _ f_~_ _ _ . _ _ _
ApProved Not Appro~~ed
' ~ 4~.1 . ~ ~ r. ~ ~ r ~
, Diviaion En~ineer Drate .
-
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~ ~ ~ ~ ~ ~ ~ ~ ~y ✓ ~ ~ t~" ~ ~ lJ ~ r , ' ~ ~ ~ t, ~ d r'i° ~ t, y ~ r / ~
~ ~ - ~ ' ~ ~ L r ~ ~ ~ . ~ i C~irr G~ ~ e %~i' ~c~ r~'~.. ~ ~r~ /~~'~'ra r~'~~ r~~ , , a~ ~
~ ~ fp~,{`1, / '~~.f"~,"-. I` t`~ ~I ~ //J~'il`~~ /v' i~//''V i'~~'a'~{~
~ /^j b ~ ' ~ ( , wV v t o ' ` ~
I 4~ • D ///y( ,p /J L~IV ~ • ~ ~ ~ ~ ' ~~AI
~ pr~~ ~,~i . ~ !'V { l.! ~L ~ I ~ ~ ! 1 ' , 1 ~l , ~ ~
4 ~
~ ~ ~ ~ ? ~ ~ ~ ~ - ,~~`1, ~r~t~~~ ~ ' ~~(~~i.~, y , r~~ I; .~M, ~...~~,.lc~ ~ „ d~ ! ~ ~ / ~ . ~
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u~'h' I C~: Oh' C(1UN ['Y ~N~ 1 N~ ~R
S ~'OKANE CUUNTY , WASN I N(~TON
1~` ~ C} , I y ~j _ . _ . . . Y _
~r,: ~;~,c~k ~~i~~ (A~~~i~t v 1'I~i~i~tin~; !)~~~►~r~int~~it
h'~~ ~~1: ►{i~ i y h:ii i ~it+~~t' 1}r~ t' C u~~~i~ t' C U
~UI~.If~:(:'l': C~~~~~i1 C t~~,~~; s, f A~►~r~ti►v~~~%~~nr~ ('h~n~~~_~Numk,t,r : ZE ~ w. A E~~ t ~ c a r~ C'~ N~me ~~.5~ G-L~ P~
~ ~ ~ ~~~ri~~~~ T~wn~hiP N, Range E
1'he t,~1l~win~; ~'cc~n~liCic~~~s c~t appt~~~val" ~c~r tt~~: ~~tN,ve-ref~rP~~c~d z~~ne chan~e are s~bmilted tc,
z f~~ ,~pc~k~ne Cau~1Cy Ne~~ring Fx~m~n~r G~mm~tte~ ~~~r incl~~sion in rhe ~►taf F~rzalysf~ and ''t i~~ciings artd c~rder" oF tht hE~~ring ~chedu.led 19~j'~
Frior To The Iesuance Uf A Building Permit
I~ Applic~nt shall =~edicate ~ feet o~ ~o~~~
' for ri~hCrof-way pr~oc ra ~ny use of the property.
Applicant shall ~fedicaGe ~ feet on ~~ouy' ,~o,~G~
for right-of-way ~ prior to any use of the property.
Appl.icant shal] dedicat~ a ap foot radius ~r~ [~oo~G
and aj~~ ~~;~c~ pr ior tu any use c~ F t he prn per ty.
Applicant shall. dedf cate feet on and a foot radius on and for righ[-of-way prioc to any use of the property.
~S Access permits for approaches to the County Rnad Syatem ehall be obtained from the
Spokane County Engineer.
t~. Access permits and improvements tc~ must be approved
by the Waehingtu» Department of 1~ansportation.
Access p~rmits and improvements to must be approved
t~y the City of .
~'~~I (,a~ Anpiicant shal~ improve ~o~ ,~vE in a manner consistent with Spokane
Cc~c~nty TYP~CAL roadway section Na. / minimuro paving width ~qc~~~ 5~~~~~4,P„~l.
~~ia Appl.icant sha~l fmpr~ve ~~Ht ~~~a+~ in a~aanner consistent with Spokarle
C~unty TYP~i:AL rc~~adway section No. minlmum pevin~ width ~c~~~ S'~~p,~,~~Q/,
.
l"c) Applicant shall improve ' in a mailner cc~nsistent with Spokane
~,~~~nty TYN~CAL ~r~adway secCian Na. mi~lim~~m pavinR w~dth .
~ d) Appl icant ~hal l ~mpr~v~ in a manner cnnsistent wi th Spok~~n~ C,~►,lnty TY~I~At, r~adway S~cti~n No. m~n.imiim }~av~n~ width .
~ ) ~)ChNc fip~ririr. impruvement~: _ - e
-S ha I! ~;~~hrni r fc~r a ppro v,i i hy tliM Sj)r4k.jiie (A,ilnt y H;ngineor r,►aci, tit ,11 11,1ge, all t
~~1.ii~;~ ~~r i~~~ <<~ ~ li~ h~iii 1~1I iiK ~~f~r~nit ~~i~ tht, ~~t-c~pe► t v.
1 1rfti lr E,rif►to' ' lrir v i I h~ I I~F~ CA ) i11tta V 0~~l .~ila~ i l~t~ ;~(~~~~+•~ftif'
~ ~~,~~i~~ ►f~~ ~ l t -,t r i, ~ ~I~~f R ( 1t-i1 ~ ►~n~~l ~i,~ ( ~ l w,I~,c -;y~l w.I( ~ t •,I"~'~ I~ ~t~,lll ~~1~ ; f~f' ~►1°41 11'1. Illl~ ~
~
~ ~ ~ 1 1 f - h • . _ } ~ ~ 4 ~ S • 1
~ ~ f ~ ~
i cN. c~h' cc~UN~rY E:N~ t NF.ER
S ~'OKANE CUUNTY , WASN I N(~T~N
~ ~ D , 1 y ~j
. _ _ a . .S~ -
; ~~,~>i~ (~►iiii~ v I'I,iii~~ ii~?~, (~~.~~~~~t~t in~~til
I~~cl~l: ~~~~i~tit ti~ h;n~ri~~c~►~i~'s I)~~~~~irtii~~~~~r C
~l~ti 1H:~:'l', C~~i<<~~t i~~~~~ t~f ;~~~ri~~~va1-lunr~ (_:h~n~,t~-~-Numb~~~ : " ~ _ A~~ p l ~ n~'~ N~ me ~~~'~-G~ P~
~T ~~r.r i~~n Towr~shi p N, Kange ~WM
~I'~~e fc~ll~w~n~ "con~iitiui~s c~~ apprtaval" fur tl~~ ~b~~ve-ref~r~nced ~c~ne chan~e ~re submiCLed t~
th~ S~ok~ne Couclty Ne~~r~in~ F:x~m~ner C~~mm~tte~ nr incl~ision ~n t~he staf f.~~z~lysf~ and
"t 1~~di«gs and order" c~F tht ht~arin~ ~ch~duled 19~j~
Prioc To The Iseuance Of A Building Permit
App~ieant shal.l ciedi~ate ~ feet on ~Q~„~~ ~
for rigtlt-of-way prior tc~ any use of the property.
r2 Applicant shall dedicate feet on S~'oc~r` ,~o,~q~ ~or rightrof-way prior to any ~ise of the property.
~ Applicant shal.l dedicate a a~ faot radius on [~oo~~. 'Qs~,
and ~~,tl~ c~ pr iar to any use c~ f t he prn per t y.
Applicant shall dedicate feet on and a foot radiue on
and for right~of-way prior to ~any use of the prop~rty.
~ Access permits for approaches to the Couney Road System shall be obt~ined from the
Spokane County Engineer.
f~ , Access permits and improvements to must be approved
by the Washingtun Department af T~ansportation.
Access permits and improvements to muet be approved
by the City of .
~ Ca) Applicant shall improve ~~o,~ ~?~E in a raenner consistent with Spokane
County TYPICAL roadway section No. / m~.nimum paving width ~q~G~~ s~~~v~,4,eAl,
(b) Applicant shall impr~ve ~Nt ,~o~-~ ~.n a manner consistent with Spokane County TY~'YCAL rc~adway section No. minimum peving width q«~~► s'yr,y,~~~QI.
. .
~ c) Appl~cant shal,~ ~mprove ' in a manner co~zsistent with Spokane
Co~inty TY~' [CAL rc~adway section Na. mi~~im~i~ paving width .
(ci) Appl icant shal.l impr~ve in a manner r:~nsisten~ with Spok~nr~
('~unty TY~'tCAL roadway Section No. min.im~~m pav~ng width .
(e) ~~ther sp~~i t ~c im~r~~vement5: . 4
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