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:S P O K A N E O U N T Y
I'LANNING DEPARTMENI' WALLIS D. HUBBARD, DIRECTOR
September 28, 1993
Robert J. Warner
South 918 St. Charles
Veradale, WA 99037
SUBJECT : Zoning File No. ZE-78-75C
Dear Mr. Warner:
This letter responds to your inquiry dated August 27, 1993 wherein you request an internal zone
reclassification from the I-2 to the B-3 zone. Prior to my response regarding the above, I must address a
few of the issues raised in your letter.
First, in 1975 the agenda page regarding your zone change application to Light Industrial (I-2) indicates
that the proposed use of the property is to be office and warehouse. The I-2 zone still allows these uses,
provided the office use is accessory to the primary use of the property.
Second, the Comprehensive Land Use Plan for Spokane county does not designate your site as Major
Commercial, as indicated in your letter, but designates it as the Urban category. (A copy of the Urban
category text is enclosed.) You may notice that it states:
"The more intensive land uses such as light industrial and neighborhood commercial will be
located near the heavily traveled streets, while the least intensive single-family residential
uses will be isolated from the noise and heavy traffic."
Although this issue is not the sole determining factor governing a zone change request, it may be helpful
should you decide to proceed with such an application.
Lastly, to initiate a rezone of the subject property from the I-2 zone to the B-3 zone, please contact myself
or John Pederson of this department to schedule an appointment at your convenience. At this meeting we
will provide more information regarding fees and rime frame than we discussed by phone on September
22, 1993.
If I can be of further assistance, please contact me at 456-2205.
Sincerely,
/
STEVE P. HOROBIOWSKI
Current Planning Administrator
c: Wallis D. Hubbard, Director
File No. ZE-78-75C
FCU -WARN ER-9/28/93
WEST 1026 BROADWAY AVENUE • SPOK/1NE, WASFIINGTON 99260-U24U •(509) 45G-2205
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Bob & Ruth UVarner
S. 918 SE. Charles, Veradale, WA 9903 7
(5+Q9) ,
August 27, 1993
Spakane Caunty Planning Dept.
w. 1426 Braadway
Spakane, WA. 99201
Attn: Wally Hubbard-Director
This letter briefly stxmmarizes svme cvnditions granted to Spakane
Cou
nty by Thomas S. Smz th and Robert J. Warner owners of groperty
at N. 2203 Pines Rd, bef are and during Pines Highway and Mansf iel d
Rd. (state and county) imgrovements and di,scussions beginning in
1976 and ending in 1978 where we granted and allawed excess
materials on aur S1t@r granted road right af ways and utility
easements as deemed necessary for bath the state and county
prolects, and where we received consideratians fram both agencies,
Narm Mc Giil and Verle Smale were two principal cantacts in the
County Eng. Dept. on the project at that time.
The Clark Trust in 1976 zoned their adjaeent N. 2200 Fines
property Freeway Commercial. Several cvunty planners suggestecl
Light Industrial zoning for our property to best cover all
potential unknown requirernents for all freeway cammercial needs in
1997.
~
I understand gresent zvne per rnaster plans show our property area
.~V, now as B-3, which is agglicable for freeway commercial use at Pines
and I-90. As I understand, B-3 is more restrictive than the old
light industriarl , but B-3 is adequate for aT 1 current trends and
area needs.
We therfore resuest zn internal zsne re-classificatirn change t•
3-3 €rom the •1d Light Industrial •n •ur site.
Please advise how this current reduced use zone classificativn may
be handled internal I y withaut us having to re-fi 1 e thraugh a farmal
re-zaning pracess to maintain compliance to current zaning
classifications changed ower the past 15 years.
Your consideration ta this matter is appreciated.
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tTRBAN
zN'rItoDUc'rloN
This Section contains s[ate111e11tS explainin~ an~i rcl.itiiI~ t~~ thc intCn~i~1_:development on lands shown as yellow or code "U" on the Plan Map.
PURPOSE Within this section are all the Goals, Objectives and Decision Guidelines (policies )
which pertain to the most diverse land use category.
The "Urban Category" is intended to provide the opportunity for development of a
"ci-tylike" environment which includes various land uses, intensive residential
development, and public facilities and services (water, sanitary and storm sewer
lines, police and fire protection, and other features).
Decision Guidelines within this section are to be used to determine whether or not a
particular proposal in the "Urban Category," as designated on the Plan Map, should
be approved, conditioned or denied. The Plan Map indicates where these policies are
to apply.
DETAILED DEFINITION
A. Density Characteristics:
Rcsidential net densities should hwve an approximatc density of 1 unit per acre to 17 units per acre. B. Characteristic Features:
Since Urban areas will be the most intensely developed of all the categorics, it is
primarily a residential Category of singte-family, two-family, mu(tifamily, and
condominium buildings along with neighborhood commercial, light industrial, and
public and recreational facilities.
Agricultural activities will be very limited and considered a secondary use. The
aesthetic setting will be predominantly man-made structures with occasional
natural or planned open spaces. Most areas in an Urban setting may not have a vicw
of natural areas, and open spaces will most likely consist of park and/or school
grounds.
Low-to-moderate levels of noise and air pollution will. most likely exist in Urban
areas due to the intensity of activities and the high volume of traffic generated.
The more intensive land uses such as light industrial and neighborhood commercial
will be located near the heavily traveled streets, while the least intensive
single-family~ residential uses will be isolated from the noise and heavy traffic.
Multifamily structures will usually be a transitional -use located between
single-family residential and the more intensive areas.
C. Public Facilitie5 and Services:
Urban areas will have public water systems, sanitary sewer systems, storm sewer
~ systems, and utility systems such as electrical, telephone, gas, and cable services.
1990 URBAN Section-- 1 . 11 -
to ~ ` 1 II ~P
~
t.
Cancinued)
1N1T1ON
~ DEF
d'Pa,~ ea'
b Cl an tno~ io
e
COm eas • ~ ~~f . ' ~ , ~
e GUrb wi11 be ac
,
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With
,
3ciated ubiic librane and gou eTn
,vely • P al facilities be d,speiSe r
►s, medl officeS maY
o
s and p0sban area~'' n,ay
gh°ut ~ r U rban areas
rf
a l 0f ansit. j e f use ol, a n d
S tyPIlic
T Service tr c
ontT de olice, Pu mo~ , animal
a and re ,w.
ection niaintenance . d
;et u 5es :
at~ble of ~and uSeS an 1"R
! pne
~oncon►P t~d mix an CaEegorY ould With
le to the vard in the vrb~ities ~~'at `N cotnpatible
foun act LeQuire make the~' oul~
;tivit'aje feW land ~any uSes maY ~}ards to
e stan ia~g
~opriate• and incenS''~e fa
~ete erfo~anc
►e inapP o~~iet 'P u5es,
~~xeening °t - heaYy ina~strial
another - uSeTS,
aceas.
a~pr co rnmerhin Ucban
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1444 URBAN ~
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GU AL 1.1
ENCOURAGE A VARIETY OF HOUSING TYPES AND DENSITIES.
OBJECTIVES:
l.l.a
Promote fill-in within establishcd devclopment areas and existing outly'lii~i
communities where utilities, arterials, schools and community facilities ha,.
already been established. DECISION GUIDELINES (for Objective l.l.a):
1.1.1
Urban development will be approved in areas having adequate power supplies,
water, sanitary and storm sewers, streets, and school and fire services provided
that such development meets the intent of other Objectives and Decision
Guidelines of this section.
1.1.2
Base net density for single-family dwelling areas and for multifamily dwelling
areas may be increased through bonus options, bonus densities, zero lot lines
or similar methods when meeting the fill-in criteria.
OBJECTIVES:
l.l.b
Higher-density developments such as multifamily and mobile home
(manufactured homes) parks should bc. located with direct or near direct ac.;ess to
the major arterial systems f;.cher than on interior ncighborhood streets. Access
to public transportation should also be considered.
l.l.c
When multifamily dwellings are to be located adjacent to single-family areas,
careful consideration must be given to the density and designs of the multiple
family development so as to ensure protection of the amenities of the
single-family area.
DECISION GUIDELINES (for Objectives l.l.b and l.l.c):
1.1.3
A multifamily dwelling structure
exceeding three (3) residential units
or a development of such structures or
manufactured homes (except those on • ` ~ single-family lots) should:
a) locate adjacent designated arterials;
b) locate near existing or planned
public transit routes;
c) improve or maintain the
consistency of adjacent single-family
area amenities.
.
,
, - _
GOAL 1.1
ENCOURAGE A VARIETY OF HOUSING TYPES AND DENSITIES.
OBJECTIVES:
l.l.d
Endorse the basic right of free choice for alt people to live where they plcase
DECISION GUIDELINES (for Objective l.l.d): .
1.1.4
A variety of densities and residential uses should be available to provide a
freedom of choice to live in Urban areas with varying densities, combinat:
or mix of uses (see detailed Urban definiticns).
OBJECTIVES:
1.1.e
Establish standards for mobile home housing and sites that improve the
compatibility of mobile homes with standard residentia( developments.
DECISION GUIDELINES (for Objective l.l.e):
1.1.5
Approva( of a proposed manufactured home development should consider t
compatibility between manufactured homes and nearby existing single-fa;
developments. In determining aesthetic compatibility such things as che
following should be considered:
a} provision for off-street parking or storage structures; and _
b) provision of skirting or foundation; and
c) root' shapt and composition similar to conventional single-i'amily
- residential structures.
OBJECTIVES:
l.l.f
Encourage innovative ideas by providing opportunities to test them.
l.l.g
Encourage building codes and zoning ordinances to allow the use of more enf
efficient economical methods of construction and development.
1.1.h
Ensure that building codes and zoning ordinances, when legally appropriate,
allow for more creativity.
DECISION GUIDELINES (for Objectives l.l.f, 1.1.g and 1.1.h):
1.1.6 _
Development utilizing construction methods, site planning andjor lands:.a
methods which are considered innovative: should be approved if the intent
Plan Objectives or Decision Guidelines is maintained.
14 1990 URBAN Section
OBJECTIVES:
l.l.i
Home occupations may be allowcd provided thcy are nondisruptive of
neighborhood amenities.
DECISION GUIDELINES (for Objective l.l.i):
1.1.7
It should be determined prior to approval that 011(~ration of a home Occt,pati011
within an existing residential area will not:
a) disrupt residential
amenities concerning
sight, sound, smell and
. >
similar factors; or
. •
b) create traffic which
exceeds road design or
: . . , ,
which develops traffic
a. ~ a . . . .
hazards within the _
R, .
: .
neighborhood; or ~ <
c) negatively affect the _ ~+•i ~ 4 '
intended uses within this
K
Category.
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1990 -URBANe Section' - 1 15
Go,A,L 1.2
ENCOURAGE A VARIETY 4F PARKS AND OPEN SPACES THAT MEET THE NE
OF ALL PEOPLE IN OUR RESIDENTIAL AREAS.
OBJECTIVES:
1.2.a
Support increased cluster development providing for open spaces with the
development.
1.2.b
Ensure adequate open space, recreational facilities and parks for residential
deveiopment.
DECISION GUIDELINES (for Objectives 1.2.a and 1.2.b);
1.2.1
Cluster development proposals
. may be approved when such
YI _
proposals are compatible with
ncarby development and
when the overall defined
~.Ur ban densi ty o n t h e p r o p o s a l
site is not exceeded.
.Y~r • p, _ a„„~.:
1.2.2
The need for recreation and
open space created by
residential developments
should be met and be in conformance with ordinances,
plans, and policies prior to
residential development
r i ~ ~ '
t
a ro v a 1.
P P
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OBJECTIVES: . . .
1.2.c
Identify historic sites and preserve the most significant, by appropriate
legislation, as parks and open spaces.
DECISION GUIDELINES (for Objective 1.2.c):
1.2.3
The design of a proposal shall consider the retention and maintenance of
identified "significant historic sites."
16 % ; 1990 [1RBAN Section
GOAL 1.3
ENCOURAGE CONSERVATION AND tiTILI'LATIUN OF NA'TliltAL FE.1T[;KES Ati1)
VISTAS WITHIN TI-iE COL1NTY.
OBJECTIVES:
1.3.a
Guide development by environmental concerns and natural ~than
thwart dcvelnPment ~olcl.y hy desire tn rrntect environmen!.
1.3. t)
Future developments should be encouraged in a manner to least disturb Lhe
natural elements in the environment.
DECISION GUIDELINES (for Qbjectives 1.3.a and 1.3.b):
1.3.1
Proposed Urban developments should be designed to benefit from, accommodate
and complement the environmental conditions and environmental features.
1.3.2
The design or adoption of a proposal shall consider the retention and
maintenance of identified "unique environmental features."
OBJECTIVES:
1.3.c
Residential platting should be developed with public sewers where it., can be
established that alterr a•ives would be a threat to the water source.
DECISION GUIDELINES (for Objective 1.3.c):
1.3.3
All Urban development proposals should require public sanitary and storm
sewer systems or interim sewer systems to protect water quality.
OBJECTIVES:
1.3.d
Future activities affecting the shoreline areas in the County should be guided by
the Shoreline Master Program.
DECISION GUIDELINES (for Objective 1.3.d):
1.3.4
Activities should be guided by policies outlined within the State Shorelines I
Management Act and the Spokane County Shoreline Program.
• .'.'~if ? C~ ~F ~s~,.:•~f~~t F5.'-:.' 'a'!~':
lmo''1 ryal' :iA LLL -
1990 URBAN - Section - 1 17
GOAL 1.4
MARSHES AND FL04DPLAINS, STEEP SLOPES, AND OTHER HAZARD AR.
EAS OR LOW-PR4DUCING LANDS SHOULD BE GUIDED AS APPROPRIATE
INTO RANGELAND, FOREST, WILDLIFE HABITAT, OPEN SPACE, RECREA-
TION, AND QTHER USES.
OBJECTIVES:
1.4,a
Identify and manage floodplains and other hazard are-as to prevent Ioss of life
and property.
DECISION GUIDELINES (for Objective 1.4.a):
1.4.1
Development shall not occur on lands identified as being a 100-year floodpIain
or as having a history of flooding, unless the developer coastructs
mechanisms:
a) accepted by the financing institution and by the County Engineers as
~ capable of protecting life and property from flood damage; and
b) which do not increase or change water flows which may damage other
property.
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, ,M~ ~ uwc' ~ ~ > ~~•,b.~' ",G'P 1...... ~ ~1.`. 1~ a . ~ ~ A ehv"N~
nJ'^'.Sx.M z~ ~~z'y' vv ♦ ~x ~ ~v r ~ . -9. N~
M1 r d+,4 r,o, ,oy.it}a+ s.w . }0~" ~.c+~w-~ ^ r~l:.. r. r` -+t~, i+_ ,~,+),`C \ s x ~R. tir a°'l~Wrti 2ay W.aoha.r+~'~!
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♦n : ~4`~r ~,*hy,~ w`X N;.t r . ~ r ~ . _ a 5~3~~~~ ~ y rorri.
a • N P111111111P1P111IM~I
,y, ~ ~ '~d~°a,y,- `.Y ~r . L\~`'b''p` ya , n, ~ r,~^ % ~ ~ y°s~+Ey > ~ ,i~: K~ . ~
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a, ra'""T t f N .~.w -.tr.W!..~ a y S q~ a,. 'ts'k' e• ~ .
1•4.2
Areas with steep slopes, susceptibility to landslides, or other hazards shauld no1
have Urban land uses unless it is shown by the developer that such hazard
areas can be developed at Urbaa densities.
18 1990 URBAN Section - 1
OBJECTIVES:
1.4.b
Identify fragile wildlife areas and vanishing species needing protection and
develop methods for such protection. Unique environmental areas should be
conserved and made available for educational purposes.
DECISION GUIDELINES (for Objective 1.4.b):
1.4.3
Urban development proposals and their design sball consider the retention :uld
maintenance of affected fragile wil~:ilir; ar-eas ::i1'dI;or unique cr.vironme?it;11
areas identified by Lhe Couiity.
1.4.4
Pareels oi land receiving approval ior czcsiti~nati() f,s as "pur~:-erl ~pac;: ian
(not Agricultural or Timber Open Space) may hc collditioned 10 allow lin1itc~i
access for educational purposes.
OBJECTIVES:
1.4.c
Spokane County should con[inue acqui5itiun ot parks anci recreatiun arcas is ~X,_•:' !
as areas of scenic or natural beauty to relieve recreational pressures ora
agricultural lands.
1.4.d
Spokane County should also consider means short of outright purchase for
conservation of open space for use by the general public. Such a program could
incorporate b•:t not be limited to leasing, easements, access rights and- purchase
of development rights.
1.4.e
Encourage landowners of qualified lands to take advantage of open space taxation
laws.
DECISION GUIDELINES (for Objectives 1.4.c, 1.4.d and 1.4.e):
No guidelines exist for these objectives.
< 5 ' >
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19(-)(1 URBAN Sectlpii - 1. 19
GOAL 1.5
ENCOURAGE A HEALTHFUL AND PLEASING FNVIRONMENT IN THE
COUNTY'S RESIDENTIAL AREAS.
OBJECTIVES:
1.5.a New residential or multiple-family development should be buffered from existic~~~
adjacent land uses where adverse effects may develop.
DECISION GUIDELINES (for Objective 1.5.a):
1.5.1
Buffering and/or landscaping will be used to mitigate the differences between
proposed developments and czisting uses.
1.5.2
Landscaping may be required to provide a healthful and pleasing residential
environment.
OBJECTIVES:
1.5.b
Encourage installation of underground utilities.
1.S.c
Encourage paved streets and sidewalks in existing and future developments where
they are appropriate to the nature of the development.
DECISION GUIDELINES (for Objectives 1.5.b and 1.5.c): 1.5.3
Urban density developments should be served with underground utilities where
economically feasible.
1.5.4
Sidewalk facilities will bc required along arterials connecting residential areas
with community facilities and/or commercial areas.
1.5.5
Paved street and street lights should be required in Urban density developmen[.
OBJECTIVES:
1.5.d
Residential areas should be discouraged within high noise levcl zones such as in
the vicinity of airports, railroads and freeways.
2~ 1990 URBAN Section - 1
, .
DECISION GUIDELINES (for Objective 1.5.d):
1.5.6
Proposed buildings in areas where the day/night sound level (Ldn) exceeds
current standards should be adequately buffered or protected from noise
sources.
OBJECTIVES:
1.5.e
When a neighborhood experiences pressure for change in character, such
change shall be permitted upon appropriate review.
1.S.f
Consider the profile, especially height. of ihc ^
evaluating multifamily development,~.
-1.5.g
In many instances, mobile home and multifamily development may be
appropriate to renew residential areas.
DECISION GUIDELINES (for Objectives 1.5.e, 1.51 and 1.5.g):
1.5.7
Before approving any multifamily housing or manufactured home
development proposals, it should be determined that such development will
enhance the residential character or aesthetics, or will improve residential
values of the area.
1.5.8
W''.an determining whether a proposal will changc the ezisting land use
churacter of an area, factors to consider may include:
a)_ the_. stru,cture height;: of the:- proposal in relation •to• structuret.height of
nearby,,=- structures; ~ and
b) whether new structures willre have = a° positive or negative impact upon the
neighborhood's architectural character.
i 990 URBAti
r . " . - . I
I
GOAL 1.6
AN ORDERLY PATTERN OF DEVELOPMENT SHOULD BE ESTABLISHED
BETWEEN DEVELOPED AND UNDEVELOPED AREAS.
OBJECTIVES:
1.6.a ;
Utility services such as water, sewer, power, and
natural gas should bc orderly and properly
coordinated with Land Use Planning.
DECISION GUIDELINES (for Objective 1.6.a):
1.6.1 ~
Before land use proposals are approved they
should:
a) conform to plans, policies, and regulations T'.
of County water, sewer, storm sewer, utility, and special service districts; and
b) conform to County transportation plans
> 1
and policies; and
c) identify and take steps to resolve ' ...'significant adversc impacts upon existing ;
utilities, (i.e., water, sanitary and storm
sewers, utility, available and future energy
fic s
resources), and traf ystems.
3
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22 - 1770 URBAN Section- - tnnci
OFf. FIt,EO nR RECOROFO
YOI. 268 PAGE 0 REQUE$ T Or county
~ 184 C ommi s s ivnra
'y605200
~ HnY 20 Z l6 Ptl ,Tb
No. 76 364 VFtiltOt! Il 011L4ND.AuntT3R
srund►IncP~~~~r~si
J~ .
BEFORE THE BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTI, W.~S INGT
Req Court House xxx
ZE-78-75 ~ & dal.,ce't'l
FOR p1.A1 SEE 800K -...:G.+.. pAGEII
)
IN THE MATTER OF CHANGING THE ZONING
MAP FROM AGRICULTURAL TO RESTRIC'rED ) R E S O L UT I O N
INDUSTRIAL ON PROPERTY LOCATED IN )
SECTION 91 TOWNSHIP 25 N., RANGE 44, )
E.W.M., SPOKANE COUNTY, WASHINGTON. )
The above-entitled matter coming on regularly for hearing bPfore the Board of County
Commissioners of Spokarie County, Washington, on this day, and it appearing to
the Board that the Spokane County Planning Commission has given due notice of the
hearing on the matter in the manner and for the time provided by law; that said
Planning Commission has held a public hearing as required; and that the said
Planning Commission concurs in the plan to zone the following described property as.
RESTRICTED INDUSTRIAL:
Tracts 54 and 55 of Pinecroft, including vacated Blanchard Street and including that
portion of the Reserved Tract lying north of Tracts 54 and 55 described as follows
Beginning at the NE corner of Tract 55; thence West 155 feet along the North line of
said Tracts 55 and 54, thence North to the South line of Mansfield Avenue; thence
Easterly along the South line of Mansfield Avenue to the West line of Pines Road;
thence South to the point of beginning; all in Section 9, Township 25 N., Range 44,
E.W. M., Spokane County, Washington.
NOW, THEREFORE, BE IT RESOLVED, that the ahove-described nroperty be, and the
same is zoned under the classification of RESTRIC'TED INDUSTRIAL as defined in the
Zoning Ordfnance of Spokane County, adopted August 25, 1953, as amended.
AND FURTHER BE IT RESOLVED that any development on the above-described property
shall be subject to the following condikions•
1) Street Improvements - Improvement of Mansfield Avenue along the project
perimeter to Spokane County standards. Improvements shall includo curb,
sidewalk, drainage control, and paving to edge of oil of County project for
Mansfield.
NOTE• The work should be coordinated with Spokane County's project on
Pines Road and Mansfield Avenue which is scheduledfor this summer.
2) Acces s- Acces s permits for the pro j ect area shall be obtained from the
Spokane County Engineer's Office prior to release of xbuilding permits.
NOTE Access eo Pines Road as indicated on the submltted development plan
ie net nceepCabYe !n the vioinipy of the ra#.lroncl cardosinp. This aveaas
point should be shifted north from the vicinity of the railroad crossing.
3) Development Plan - The project shall be developed in substantial conformance
with the approved development plan; i, e., warehouse and office buildings wf th
paved access, parking, and loading areas and landscaping along the north and
east perimeters. A sight-obscuring screen acceptable to the Director of
Planning shall be constructed along the west perimeter. The quality of the
exterlor of the structures shall be comparable to the submitted eievation
eketches.
4) Final landscape and lighting plans shall be approved by the Director of Planning
prior to release of building permits for the project. The project shall be lighted
in a manner which will not produce glare on ad joining properties. Perimeter
landscaping shall be of comparable width as indicated on the submitted plan
(parking lot to sidewalk).
(con td . )
1
13505
OFF- 268 PAGE 751
_ .
he project shall be limited to one free-standing sign not exceeding 35 feet in
5) T
heiqht or 150 square feet in area. All other signs shall be mounted flat against
the buildings.
6) Approval of sewage disposal facilities by the Spokane County Health Diskrict.
NOTE: The Health Dlstrict has indicated that care must be taken in locating
drainfields on the site because of wells in the vicinity. Surface
drainage disposal may als o conflict with drainfields. Special
provisions must be made to allow fill areas to be used for drainfields.
7) Installation of mains and fire hydrants in accordance with the requirements of the
Spokane Valley Fire Marshal.
PASSED BY THE BOARD THIS . DAY OF 1976.
r
BOARD OF COUNTY COMMISSIONERS
OF SPOKANE COUNTY, WASHINGTON
~
ATTEST.
VERN.~ N W. OHLAND
Clbr of th e Bo
G~-
By•
.
DVputy - `
l .•°°.iJ.,~-.
.I f J
This is to certify that this is a
~b Y1
true and correct
FMy ~~f t;
rResolution No.
passed by the Board I is
d ay of 1976. ,
By;
DQ-puty
I hereby certify that I have posted the
above changes and revisions on the Zoning
Mcip in the Building Codes Department,
and do further certify that the zone
classification change is the same as
d e s cribed above and shown on th e
attached map.
,
L~~.
DAT ED : Jew-le.,J40 ~
~ --2-
VL•
MINU TES
~ MARCH 17, 1976
~
ti
ZONECHANGE '
2. ZE-78-75 - AGRICULTURAL TO RESTRICTED INDUSTRIAL: WARNER
Planninq Commission Recommendatlon: Approve to Restricted Industrial Zone,
subject to the fallowing conditions:
A. CONDITIONS:
1. Dedlcatioa
Dedication of the north flve feet of the advertised propcrty along
Mansfield Avenue for right of way.
2. Stroct Improvements
Improvemant of Mansfield Avenue along the project perimeter to Spokane
County standards. Improvements shall include curb, sidewalk,
drainaqe control, and paving to edge of oil of County project for
Mansfletd.
~ NOTE: The work should be coordinated with Spokane County's
proiect on Pines Road and Mansfield Avenue which is
scheduled for this summer.
3. Access
Access permlts for tho project area shall be obtained from the Spokane
County Enqineer's offtce prior to release of building permits.
NOTE: Access to Pinas Road as indicatud on the submitted
dovelopment plan Is not acceptable in the vicinity ,
of the rallrnad crossing. This access point should ~
be shifted nocth from the vtcinity of the tallroad crossing. }
I
4. Development Plan
~
The proiect shall be developed in substantial conformance with the
approved development plan, i.e., warQhouse and office buildings ~
with paved access, parking, and loading areas and landscaping alang
the north and east perimoters. A siqht-obscurinq screen acceptable to
the Director of Planning shall be constructed a1ong the west perimeter.
The quality of the exterlor of the stn,icturas shall be comparable to the
submitted elevation sketchos.
5, Final tandscape and lightinq plans ;hall approvQd by the Dlrector of
Planninq prtor to releasQ of building isc;mits for the project. The pm-
ject shall be liqhted in a manner wh .c h will not produco glare on
-17- ~ (Cont' d)
ZE-78-75 - AGRICULTURAL TO RESTRICTED INDUSTRI,AL (Cont'd)
~ adjointng proportlQS. Perimctor landscaping shall be of comparablo
width as indicated on thc submftted p lan (parking lot to stdewalk).
6. Tho proj oct shall be limitod to onc froo standinq sign not exceeding
35 fQet in helqht or 150 square feet in aroa. All other signs shall be
mountod flat against tha buitdinqs.
7. Approval of sowage disposal facilitios by tho Spokana County Health
Di strict .
NOTE: The Hoalth Dlstrict has lndlcated that care must be taken in
locating drainfields on the site becauso of wolls !n the
vlcinity. Sur faco dralnaqe disposal may also conflict with
dcainfiolds. Spacial provisions must be made to allow fill
arQas to be usad for drainfields.
8. Installation of malns and itre hydrants ln accordance with the require-
ments of the Spokane Valley Fire Marshal.
B. REI'ISONS;
l. The Comprehonsive Plan contemplates an lndustrial corridor extending
north of Interstate 90 betwoen University and Sullivan Roads. Because
~ of the influence of the Pines Intcrchange and tho celationshlp of the
property to Plnes Road, theCommissfon is of the opinion that the
advortisod propecty conforms to thQ intont and purpose of the Compre-
hensive Plan.
2. The Planning Commission is of the opinion that appropriate mitiqating
measures have bean employed into the deslgn to make the project
compatible with adjoining land uses. Street improvements, perimeter
landscaping, quality bullding exteriocs, locatton of loading facilitios,
llghtlnq, and siqntnq have been considored or evaluated to reduce
the impact of the ptoject on adjotning proporties.
3. The pecformance standards of the Restricted Industrial Zone in conjunc-
tion with the condtttons of approval will assure compatibillty of the
proiect with adjolning land uses.
C. ENVIROrJMENTAI, ASSBSSMENT:
The advetttsed property occuplns 2-1/2 acres on the southwest corner of
Pines and Mansfleld. The applicant proposes to develop buildtng space
for industrlal, retail, and office uses. lylmost 60, 000 square feet of
floor space would be distri buted among t wo 2-story multi-purpose build-
( ings .Although the buildinqs will h(ivc an overall helqht of 30 feet,
grading of the slte will give much of th : proi oct a one- story appearance.
(Cont'd)
-18- 0
~
ZE- 78- 75 - aGRICULTURAL TO RESTRICTED INDUSTRIAL (Cont'd)
t
Surrounding land uses lncludc a tratlcr court to the wost, an aparttnent
project (inittal phases constructed) to tho northwast, a large rock outcrop
and water storage re sorvoir to the north, an offtce projQct to the northoa st,
acreage tracts with homas to the east, and the rallroad tcacks and the Pines
Interchanqe of Interstate 90 to the south.
The sito is situated within an urbanizinq area. The zone chanqo proposal
will not have any greater effQCt upon the topography, qeology, biological
and botanical characteristics, atmospheric and aquatic conditions than
uses currently allowad in the aroa. The si.te will be compatible with
established transportation setvices.
Although some qrading will be requtred to accommodate tho buildings and
parking area, the dosign of the facility reltes heavily on the existing
topography. Much considcration will be raquired for the placement of
drainfields for sewage disposal. Water mains necd to be extended to the
sitc to provida propcr fitQ protection.
Although ample parktng is provlded for most industrial uses, the building
should be rented in a manner which conforrris to the ordinance parking
standards,
~ A sight-obscurinq screen will be installed along the west property line to
reduce the visual imp3ct of the Eacility on the adjointng trailet court. The
screen should also provlde some noise rolief. Noise standards administer-
ed by the Department of Ecology could be employed if residQnts of the
trailer couct were disturbed by the noise levels or hours of operation of the
facility.
The Planning Gommission fs of the opinfon that the project will have no
appreciable affect on continued human dovelopment of the area. The
Commission, therefore, concludas that an environmental impact statement
is not required for the pro j ect .
D. GENERAL DATA:
1. Location• Section 9, Township 25 N., Range 44,
E.VI►' . M. Tracts 54 and 55 of Pinecroft,
including vacated Blanchard Street and including that portion of the
Reserved Tract lying north of Tracts 54 and 55 described as follows•
Beqinning at the NE corner of Ttact 55; thence V't-esfi 155 feet alonq the
North ltne of satd Tracts 55 and 54; Thencc: North to the South line of
Mansficld Avenue; thcnce Easterly along the South line of Mansffeld
Avenue to the West line of Pines Ro.:d; thence South to the point of
beginning.
(Cont'd)
-19-
ZE- 78- 75 - AGRICULTURAL TO RESTRICTED INDUSTRIaL (Cont' d)
C ✓
2. Applicant; Robert Wairner
East 13519 - 26th Avenue,
Spokane, Washington 99216
3. Slte Size: Approximatoly 2.5 acres
4. Existing Zoning: Agricultura],,, established April 24, 1942
5. Proposed Zoning: Restricted Industrial
6. Proposed Use of Property: Office and warohouse
7. Application,of Zoning
Provtsion: Chapter 4.21, Section 4.21.'040
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