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MISSION E 12111 RETAIL BLDG ~ , • ' ~ MISSION E 12111 DATE rINAI.ED ENGINEER'S REVIEW SHEET CI-IECK WHEN LOGGED IN F1NAL BLDG. PERMIT # -or -FILE# 'B941 0_9a Related File # Date to Review , Time # C Date to AA & DR Time Date Received 11-28-94 Project Name RETAIL BLDG No. Lots No.Acres Section - Township - ikange SITE ADDRESS MISSION E 12111/W PINES PARCEL # 09544-0111+ Applicant's Name KEITH BALLENTYNE-BWA Phone # 838-4511 Address 107 S HOWARD STE 420-SPOKANE WA 99204 Work # Date Conditions mailed Contact person Phone # FLOOD 70NE NO W S SCHOOL Engineer / Surveyor's / Architect's Name Planning Contact Person Phone # 456-2205 Date Submitted Description Initials . , AGREEMENT TO PAY FEES OR PRIORITY FEE COMPLETED & COPY TO ACCOUN"1'ING FINAL PLAT FEES COMPLETED & COPY TO ACCOUN'1'ING NOTICE TO PUBLIC # 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED DESIGN DEVIATION SUBMI1fiED AL1'ERAIION TO PLAT - BLOCKS & LOTS BOND RELEASED -ROAD & DRAINAGE IMPROVEMENTS HEARING EXAM _APPROVED _DENIED-_APPEALED BBC / PROJECT _APPROVEIa _DENIFD ~ . k\p\t\review.for t , ~ y i NOTICE OF TRANSMITTAL ~ ~I ADDIZESS: 1'ROJECT . 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'v.~.."" ~ v. ,ti........, :v :v . . .r:_ :•.tiv:::::::. ~ ' :4: : }y . . ••T••\{.i"•". i: 'r•~v}}::}?}.ti ti '?ii~•.'•.'t_: =::•i S:•.iv`}... . .f{.;•. ;:;:r ti}:i3:-' =.`ii~ i:^~'w: _i_?{vi.... ..rv^C ~ ( Construct'ton Draw•in s -~.-N:-:_:::.Y.::~: b ~ / \ ~ t r~; :v: . . , `-::;kr:: ii . ~..t?c..t fw. :•..Y . . ...L..... . _ 'i4 ' •i" "i •.};..t.. : ' :~'r,':: :Gii.; ~ c'::; ~ , r 't ...?~o-..yyy; 4:....:•' r?ti:.:=i::_;' L.. ...:._::r: r:>:: . .x. •:;•d5:~r::::;::: . . : r.r:.::=:::;::;'t~` tt•:tv~:::•: :.Lt• : = . • ~ :~ir:. ; i~>: i::~'~~'.`• 10 I Floor Plan :::v>:: ~ . - l~ e .7 I ~ The above items have becir recei vetl: Date of Transmittal: Review Cc>ordinator:,,~ ' ~ - `----J CirculatecJ by: Spuktrrre Couilfy Divi.cion uf Bcrilding.c * 1026 Wcst Bruadw«Y Avenuc Spukaure, WA 99260 *(509)456-3675 ~ , ~ PROJECT NUMBER= 94011682( APPLICATION DA~ • 11/23/94 PAGE= 01 THIS IS NOT A PERMIT PENALTIES WILL BE ASSESSED FOR COMMENCING WORK WITHOUT A PERMIT SITE STREET= 12111 E MISSION AVE PARCEL#= 45094.0111 ADDRESS= SPOKANE WA 99206 PERMIT USE= RETAIL SPEC BUILDING PLAT#= 001837 PLAT NAME= OPP.TR. 1-354 . BLOCK= LOT= ZONE= B-3 DIST#= F AREA= 00000000 F/A= F WIDTH= DEPTH= R/W= # OF BLDGS= 1 # DWELLINGS= WATER DIST = MODERN OWNER= JAMES WOLFF PHONE= STREET= 12111 E MISSION AVE ADDRESS= SPOKANE WA 99206 CONTACT NAME= KEITH BALLANTYNE - BWA PHONE NUMBER= 509 838 4511 BUILDING SETBACKS: FRONT= 30 LEFT= 30 RIGHT= 62 REAR= 82 REVIEW INFORMATION **************~******~**,t**** DEPARTMENT REVIEW REQUIREMENT . BUILDING REVIEW COORDINATOR - J SHATTO COMMENTS: BUILDING PLAN REVIEW REQUIRED COMMENTS: BUILDING ENERGY PLAN REVIEW REQUIRED COMMENTS: J ' ~f ENGINEER SITE DRAINAGE TO BE REVIEWED COMMENTS: HEALTHDIST NEW OR ADDITIONAL WASTE WATER ~ COMMENTS : J ~ PLANNING SITE PLAN REVIEW REQUIRED COMMENTS: UTILITIES W/IN PRIORITY SEWER AREA ' /•J//f ' /.!/A ' ! , / i C.; Oiv 'o r 1 , e. PINEGROFT MHOME ~ 9_70 PARK 09844•6001 thru M09344_6141 ♦ ~ 4 LY / /1 I~'1 M t L 0 / ~9!4 ~ ~ o4 ~ / i •~~I /•riq / oi,p 44 45 ' . . 78~C . ~ . i r . -v • /I.T . • , - • . • ~ , . . . ~ ~ . -_r-..• - --0*j b'l► -lu-;- - - - - -~4~C~ - - _ ~ . 2 4 7 y ~ /37 l..rb o ~ 4-24-42 3 /9 'y • ~ ~ - A~ /s ~ , . , ~ ► `''M~lO~ti~ ~ - - ~ . ~,e N 3 *7 3 r~ ~ _ • ~ ~ • ~ 1 G 8:z . ~ . . ; J» f 4j. ee- 4 J-sr4 -24-42 ~ 1379 . A - ---~i.f,ly~- - - - ~ - - - - ~ • -~~Jl•l~ ~ - , . ~ , ~ ' 1- - - - - - ' ~ - - - = - ~s .r. ~ ~ - - - - ~ ~o y G , ■8lo , ~ . J ~ VJ 4_ _42 Al~ 3 ~ + ~p ` ~ (o r i ~ ~ ' I C I f~ I I ~ ~ 89_ S C- 7 o Q) ' +U► 9~ ~s 8~7~1 ee.~. sQe.71 e~. .o~ _ o ~c '78 ~ . - ~ ~ ,Sg1 .y r ~ ~ . ~ " ' y ~ . ~ . ~ r a ~ . ~~c=Yf = . ` • ' A p,V E • M qt~t IE 1 ~ . z b ~h ' ~ ~ W W• ~ 10 ~ ? m , ; a z _ 4 A~F t ~~tS~E w'V ~ ~r , y• DR » i3~►~~" ~ CL~ ~ Q t.i AN ~ .c o 6 S 19 ~ f t INT,CpN.R T IOof'I R. yry.. : ~ ~ . • ~ Z.Z'~aY~ . . ' . • " O . +r+ ~ ~N1~,p1iEa~ ' t • "`~~r • ' ~ . f., ~ '1 X `~d{ . E • ~ T Z' t ~ ~ g►+~ p~ 1 9.8 , 'N E ~ O Ot-A E' ti ~ R. ~ ,,,r,'.•~..._--~+t _ S M , r J _ ~ p' W ~ ~ Ra no S a - • C' ~ ` ' _4Q a . • ~ ; . , •.tiA tc ~ • ' ~ ~ . . . , J ' • _ ± . i ~ . .it?es'~~'~y~~~~~r~~, p~►:* ' . ~ ~ 1 • a~ y~ ~i►'"• • ~ v r ~ G I , K ~ ~t ;;a A L Z • ~ 'N ~'•`r ~;lQt ol ~ ~ s c ~,~~[~i N ,i « y • 06-co ~ r ~ - ~ ZONE RECLASSIFICATION N0. ZE-89-85 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER A. INTRODUCTION This matter having come before the Zoning Hearing Examiner Committee on March 6, 1986, and the members of the Committee present being Jane E. Myers, Chairperson, Gary Anderberg and Donald E. Neraas. B. PROPOSAL The sponsor, D. J. Hume, is requesting approval of a Zone reclassification, File No. ZE-89-85, Freeway Commercial to Commercial, for the purpose of developing a Retail Center. C. FINDINGS OF FACT 1. That the existing land use in the area is residential, commercial, I-90 Freeway and vacant. 2. That the Comprehensive Plan designates this area as appropriate for Major Commercial and Urban development. 3. That the existing zoning of the property described in the application i s Freeway Commerci al . 4. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with, and the Committee concurs with the Determination of Non-Significance. 5. That the proper legal requirements for advertisement of the Agenda Item have been fulfilled. 6. That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 7. That the proposed use is compatible with existing uses in the area. . . ZONE RECLASSIFICATION N0. ZE-89-85 C. FINDINGS OF FACT (continued) 8. That the owners of adjacent lands expressed disapproval regarding noise and truck traffic of the proposed use. 10. The Hearing Examiner Committee finds the proposed use to be in - harmony with the general purpose and will not be otherwise detrimental to the public health, safety, and welfare. 11. The following are additional findings of fact considered by the Hearing Examiner Committee: a) That conditions have been added to the proposal which will mitigate the neighbor's concerns; specifically, that a six-foot sight-obscuring fence and a 30-foot densely landscape strip using a mix of high and low growing vegetation along the west property line is required. D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL (All Conditions imposed by 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.) l. Change Planning Condition No. 2 to read as follows: "That the landscaped areas as shown on the submitted site plan shall be provided using a mix of dense high-low vegetation and fencing installed as shown shall be provided; minor alterations may be approved by the Zoning Administrator, if noise and aesthetic impac ts can equally be mitigated." 2. Change Engineering Condition No. 4 to read as follows: "Other specific improvements: Applicant shall construct Po rtland cement concrete sidewalk along Pines Road, as determined administratively by the County Engineer." 2 ZONE RECLASSIFICATION N0. ZE-89-85 D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL (continued) - a) COUNTY PLANNING_-DEPARTMENT l. That the site be allowed only two (2) detached signs of 150-square feet each; one for the'Restaurant and one for the Retail Center. All other signs to be placed flat against the building. 2. That the landscaped areas as shown on the submitted site plan shall be provided; minor alterations may be approved by the Zoning Administrator, if noise and aesthetic impacts can equally be mitigated. 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 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 general1y 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, ]andscape 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. 6. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 7. All current standards of the Commercial Zone, as amended, shall . be complied with in the development of this site. 3 ZONE RECLASSIFICATION N0. ZE-89-85 a) COUNTY PLANNING DEPARTMENT (continued) 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 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 Public" which shall provide in 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 APPLICANT SNALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS OF SPOKANE COUNTY ZONING ORDINANCE CHAPTER 4.16A (AQUIFER SENSITIVE AREA OVERLAY ZONE). THE PROPERTY WHICH IS THE SUBJ ECT OF THIS NOTICE IS MORE PARTICULARLY DESCRIBED AS FOLL0WS:....". 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 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 application, and prior to any on-site improvements, or file appropriate documents to the effect that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolution #82-0458 dated May 4, 1982. b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit: 1. Applicant shall dedicate 2 feet on Mission Avenue for right-of-way prior to any use of the property. 2. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 3. Applicant shall improve Mission Avenue in a manner consistent - with Spokane County TYPICAL roadway section No. 1 minimum paving width Secondary Arterial Standard. 4 { ZaNE REcLASsIFIcATIaN No. ZE-89-85 b} CDUNTY ENG I NEERI NG DEPARTMENfi (canti nued ) 4: Other speci fic improvements: Appli cant shal i construct Portland cement cnncrete si dewal k along Pi nes Rvad. 5. Appli cant shal1subrni t for appraval by the Spakane Cvunty - Engi neer road, drainage, and access plans pri ar to the issuance of a bui1 ding perrni t on the prvperty. 60' The appl icant shall submit for appraval ay the Spaicane County Engi neer and the Spokane County Hea7 th District a detailed combi ned vn-si te sewage s,ystem plan and surface water di sposal pl an for the enti re project pri or ta the issuance ❑f any bui1 ding perrni t❑n the property. 7. A parki ng p1 an and traffi c circul ati on pl an srial lbe submi tted and approved b,y the Spvkane Caunt,y Engi neer prior to the issuance vf abui lding perrni ton the property. The desi gn, 1 ocation, and arrangernent of parki ng stal ls shal i be i n accordance wi th standard traffi cengi neering practi ces. Paving or surfaci ng as approved by the Caunty Engi neer, wi 1l be requi red for° any parti vn of the praject whi ch i s ta be vccupied or traveled b,yr vehicles. 8. The wvrd "appl i cant" shal 1include the owner ar ❑wrters of the property, hi s hei rs, assigns, and successors. 9. The canstruction af the road i mpravements stated herei n shall be accompl ished as apprvved by the 5pokane County Engi neer. 10. Al1 requi r~~ impravements sh,al lconform to the current State of Washi ngton Standard Speeifi catians for Road and Sri dge Canstruction, and other applicable Cvunty standards and/ar adopted resolutions pertaining ta Road Staridards and Sto rmwater Managernent in effect at the date of canstruction, unless otherwi se appraved by the County Engi neer, - 11. Access to Pi nes Raad shall be prohi bi ted unti 1 srach tirne as speci fi cal l,y authori zed by the Wasiii ngton State aepartnent of Transportation. 12. Roadwa,y standards, typical roadway sections and drainage plan requirements are found i n Spolcane Saard of Caunty Cornmi ssi vners' . Resolutivn Na, 80-1592 as amended and are applicabie to this proposal. 5 ZONE RECLASSIFICATION N0. ZE-89-85 c) COUNTY UTILITIES DEPARTMENT 1. The owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) 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 formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) f rom objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. • 2. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 3. Sewer connection to the North Pines ULID is to be made. d) COUNTY HEALTH DISTRICT l. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. A public sewer system will be made available for the project. , Use of individual on-site sewage systems shall not be authorized. 3. Water service shall be coordinated through the Director of Utilities, Spokane County. 4. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 5. Use of private wells and water systems is prohibited. 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. 6 ZONE RECLASSIFICATION N0. ZE-89-85 e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued) 4. Trash enclosures shall not be located adjacent to combustible construction or underneath ►vindows or nonprotected eaves. 5. Building permits will be required for each structure. 6. 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 from the hydrant. The bottom of the lowest outlet 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 facilities shall be installed and made serviceable prior to and during the time of construction. f) WATER PURVEYOR 1. Water Purveyor is Modern Electric Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses. g) COUNTY AIR POLLUTION CONTROL AUTHORITY All air pollution regulations must be met. This includes but is not limited to the following: 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 material must be controlled as well as emissions f rom all other construction related activities. 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 objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed project. 7 . . , . . • ZONE RECLASSSIFICATION N0. ZE-89-85 h) STATE DEPARTMENT OF TRANSPORTATION 1. No comment received. E. ORDER The Zoning Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of D. J. Hume for a zone reclassification as described in the application should be APPROVED to the COMMERCIAL ZONE. Motion by: Neraas Seconded by: Anderberg Vote: Neraas - Aye Anderberg - Aye Myers - Aye Unanimous to APPROVE to the COMMERCIAL ZONE - (3-0) HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AND VOTE airperson ATTEST: . For WALLIS D. NUBBARD Planning Director By STEYE HOROBIOWSKI Zoning Administrator Date: A~~ (o .4-~Y4 8 ' • ~ ~ : . ' . . :,..:rF=:' ° 1~~. ~ ' ~~~~J'~~'!~ ~ . ; ; ; ~ . ~ PLANNING DEPARTMENT BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET - YI •1I I ~ ~ '49 _ PHONE 456-2205 ' '~~s~~~ P~-~~ SPOKANE, WASHINGTON 99260 • . , . . , , . . SYOMANE COU„TY COURT MpUSE P L A N N I N G R E P 0 R T Date: MARCN 6, 1986 T0: SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE FROM: Spokane County P1 anni ng Department SUBJECT: Rezone #ZE-89-85;'FREEWAY COMMERCIAL -to COh1MERCIAL I. GENERAL INFORMATION Applicant: D. J. HUME Ajent: D. J. Hume Owner: Spokane Inn Associates Pro osal: request to rezone an approximate 3.74-Acre site from Freeway Commercial to Commercial for the purpose of developing a Retail Center. Location: he site is generally located at the northwest corner of Pines Road and Mission Avenue in Section 9-25-44. II. SITE ANALYSIS Comprehensive Plan: MIQOR COMARCIAL and URBAN Categories - Inside General Sewer Service Area (GSSA) Boundary - Inside Priority Sewer Service Area (PSSA) Boundary - Inside Urban Impact Area (UTA) Boundary The site is split between two categories; the Major Commercial category for approximately the easterly 20-feet. and the Urban category for approximately the westerly 42-feet. The Comprehensive Plan Text describes a site with two or more categories as a"transition area" and in those instances, depending on the impacts to existing land use categories and the distance a use intrudes into an adjacent category, an amendment may not be required. The Commercial category encourages compatibility between commercial uses and adjacent land uses by considering orientation of the structures and/or facilities of the proposal to maintain or improve upon the aesthetics and to include buffering and landscaping needs. ZONE RECLASSIFICATION N0. ZE-89-85 II. SITE ANALYSIS (continued) Comprehensive Plan (continued) The sponsor has designed the project providing a 30-foot setback with - landscaping along the west property line which, at present, adjoins a vacant piece of property. Five and seven feet have been provided along Mission and Pines, respectively. Zoni ng: Existing on SITE: Freeway Commercial (established 1981) and within: Aquifer Sensitive Area Overlay Zone To the NORTH: I-90 To the SOUTH: Commercial (established 1981) Local Business (established 1982) To the EAST: Agricultural (established 1942) To the WEST: Agricultural (established 1942) Subject site was zoned Freeway Commercial (ZE-50-81) in 1981 for the purpose of developing a 2-story 110-Unit Motel with a restaurant located along Pines. The Freeway Commercial Zone is intended to serve the needs of the traveling public and does not allow all the retail type uses that would be allowed in the Commercial Zone. This proposal extends an equal distance west as does the existing Local Business Zone south of Mission. Land Use: E-xisti ng on SITE: Vacant To the NORTH: I-90 Freeway To the SOUTH: Used Car Sales, Single Family, Duplex/Office, Storage Building and Yacant To the EAST: Church To the WEST: Vacant and Single Family This area is changing from an older single family neighborhood to commercial at the intersection and transitional type uses along Mission. To maintain an adequate buffer along thje western portion of the site for future Urban land uses, dense landscaping should be required. Site Characteristics: Site Size: Approximately 3.7-Acres Existing Buildings: None Topography: Flat with slopes to I-90 Yegetation: Some trees, recent site grading Agricultural Summary: Urban and Major Commercial categories not intended to protect agricultural land. 2 ZONE RECLASSIFICATION N0. ZE-89-85 II. SITE ANALYSIS (continued) Site Characteristics (continued) Adjoining Streets: Mission Avenue to the south of the site is a _ 50-foot County right of way improved with 2 lanes paved; no sidewalks. Pines Road to the east of the site is a 95-foot State right of way improved with 5 lanes and sidewalks. County Engineers are requesting a 2-foot additional dedication on Mission Avenue with improvements to secondary arterial standards. Access to Pines Road to be determined by the Washington State Department of Transportation. Proposed Site Plan: Use: Retail Center Proposed Buildings: 2-( Restaurant ( Retail Building(s) Footprint Area: (Restaurant - 6,032 Sq.Ft. (Retail - 209000 Sq.Ft. Site Coverage: 12 % Maximum Structure Height: Unlimited To tal Floor Area: 269032 Sq.Ft. Building Setbacks: PROPOSED REQUIRED Front Yard 75' 35' Flanking Yard 100' 20' Si de Yard (R) 100' 0-5' per Sto'ry Rear Yard 40' 15' Parking: 200 Spaces 190 Spaces Proposed 6uffering Techniques: Landscaping - 5-feet on Mission, 7-feet on Pines; 30' on West property line; 7-feet to 60-feet on North property line. Other Site Plan Considerations: The loading dock is located at the northwest corner of the site; depending on the future adjacent uses to the west, this may cause a noise and visual impact. The Planning Department therefore, recommends dense landscaping be provided to mitigate the above. n o te: - fFe site plan submitted for review by the Zoning Hearing 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 Permit stage. 3 ZONE RECLASSIFICATION N0. ZE-89-85 III. SITE DEVELOPMENT RECOMMENDATIONS Desi~n: Site plan shows no access to Pines Road and three access points to Mission Avenue. The front yard of the project has been designed to be Mission. Parking lot shows generous islands to be landscaped,. The _ eastern portion of the site containing the restaurant is the same as was approved for the Freeway Commercial zone change. The 110-Unit Motel has been replaced with a proposed 20,000-square foot retail building. Signaqe: Recommend two 150-square foot signs, one for the restaurant and one for the Retail Center. Individual business signs should be placed flat against the building. Circulation/Access: Access to Mission Avenue to be approved by County Engineer. Access to Pines Road to be approved by Washington State Departmnent of Transportation. Stormwater Draina ge: Compliance with '208' standards required. Sewap Disposal: County Health has indicated the use of individual on-site sewage systems shall not be authorized. Water Supply: Modern Electric Water Company indicated satisfactory arrangements have been made to serve this proposal. Fire Protection: Fire District # 1. Critical Materials/Use Activity: Compliance with Aquifer Sensitive Area Overlay Zone required for chemical storage and spill prevention. IV. SEPA ENYIRONMENTAL REVIEW An Environmental Checklist was submitted by the sponsor and was reviewed by the 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 probable significant adverse impacts" would result from the proposal being developed and has issued a Determination of Non-Significance ("DNS"). The "DNS" was circulated to nine other agencies of jurisdiction and other agencies/departments affected by the future development for review and comment. The "DNS" comment period ends March 5, 1986, and was advertised 15 calendar days before said date in the newspape r, by letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site. The Hearing Examiner Committee may consider additional environmental related testimony and the "DNS" at the public hearing. 4 ZONE RECLASSIFICATION N0. ZE-89-85 V. PLANNING SUMMARY The proposal lies within the Urban and Major Commercial categories of the Comprehensive Plan, and because of the size and locations of landscaped area, complies with the "Transition Area" definition. The proposal is also consistent with the "Fill-in" concept of the Comprehensive Plan Text; is consistent with past zone changes and development trends along a major intersection. The landscaping as shown on the site plan should be required to assure compatibility with adjacent future uses and is a recommended decision guideline for both the transition area definition and the Urban category of the Comprehensive Plan. Based on the above, the Planning Department recommends approval of this project. VI. CONDITIONS OF APPROVAL (All Conditions imposed by 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 DEPARTMENT 1. That the site be allowed only two (2) detached signs of 150-square feet each; one for the Restaurant and one for the Retail Center. All other signs to be placed flat against the building. 2. That the landscaped areas as shown on the submitted site plan shall be provided; minor alterations may be approved by the Zoning Administrator, if noise and aesthetic impacts can equally be mitigated. ' 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 ta 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. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. . ZONE RECLASSIFICATYDN NO, ZE-59-85 a) COUNTY PLANNItdG DEPARTMENT (conti nued ) _ 6. The spec7 fi c deve7 opment pi an wi11 be sttbmitted far Planni ng Department review and approva7 pri ❑r to t ssuance of bui1 ding permits. 7. A11 current standards of the Corrrnercial Zane, as amended~ shall be complied with in the developrnent of th7 s si te. 8. That the present proposai is not detai1 ed ennugh ta determi ne whether or nat the use of or materi al s stored on the site are in cornpiiance with Chapter 4.16A (Aqu7fer Sensitive Area Over7ay Zan,e ) of the Spokane County -Zoning Ordi nance. kcardi ngl,y, as a candi ta an of appraval, the spvrtsorJappl icant shall be requf red to fi 1 e wi th the Spokane County Auditor, withinthi rty (30) days of the si gni ng of Fi ndings and Order of the fi nal deci sion i n thi s matter, a"Notice ta the Public" which shal l pravide y n rnateri al as fvl lvws: RRIOR TO THE ISSUANCE OF ANY BUILaING PERMIT aR CERTIFICATE C1F OCCUPANCY FDR ANY BUILDING OR ANY tlSE ON THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT SHALL BE RESPONSIBLE FOR CDMPLYIhEG WITH THE PROYISIOHS DF SPOKANE COUNT'F ZONING DRDINANCE CHAPTER 4.15A _ (AQUIFER SENSITIVE AREA OVERLAY ZONE). - .THE PRQPERTY ~ - - - WHIGH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY aESCRiBED AS FOLLOWS;.. . . 9* Appl icant shal1comply with '208' recommendations concerning stvrnrwater runaff and provi de necessary 1andscapi ng for runaff. 1D* Any di vi sion of larrd for the purpose of sal e, lease or transfer, shal l comply wi th RCW 58-1 T and the Spokane County Platta ng ' Ordinances prior ta issuance of buti ldi ng perrrits. 11. That the provisi ons of SEPA" s NOTICE flF ACTIDN pursuant to Chapter 43,21C,080 RCW and the Board of Spokane County Comrni ssi aners Reso1 ution #77-1392 be ini tiated by the prajeet appl i cant withi n thirty (30) days of final disposi ti on of this appli cati an, and pri or to any orr-si te improvements, or fi le appropr7ate documents to the effect that the NOTICE OF ACTION is , waived in accordance with Spokane Cvunty Commi ssi oners' Resolutian #82-0458 dated May 4, 1982, 6 ZONE RECLASSIFICATION N0. ZE-89-85 b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit: l. Applicant shall dedicate 2 feet on Mission Avenue for right-of-way prior to any use of the property. 2. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 3. Applicant shall improve Mission Avenue in a manner consistent with Spokane County TYPICAL roadway section No. 1 minimum paving width Secondary Arterial Standard. 4. Other specific improvements: Applicant shall construct Portland cement concrete sidewalk along Pines Road. 5. 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. 6. 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 bui 1 di ng permi t on the property. 7. A parking plan and traffic c.irculation 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 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. 8. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 9. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 10. 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. 7 ZONE RECLASSIFICATION N0. ZE-89-85 b) COUNTY ENGINEERING DEPARTMENT (continued) 11. Access to Pines Road shall be prohibited until such time as specifically authorized by the Washington State Department of Transportation. ` 12. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners' Resolution No. 80-1592 as amended and are applicable to this proposal. c) COUNTY UTILITIES DEPARTMENT 1. The owner(s) or Successor(s) in interest agree to authorize the County to place their name(s)*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 formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) f rom objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. 2. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 3. Sewer connection to the North Pines ULID is to be made. d) COUNTY HEALTH DISTRICT 1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. A public sewer system will be made available for the project. Use of individual on-site sewage systems shall not be authorized. 3. Water service shall be coordinated through the Director of Utilities, Spokane County. 4. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 5. Use of private wells and water systems is prohibited. 8 ZONE RECLASSIFICATION N0. ZE-89-85 e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District # l. 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 f rom 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. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. 5. Building permits will be required for each structure. 6. 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 from the hydrant. The bottom of the lowest outlet 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 protec tion facilities shall be installed and made serviceable prior to and during the time of construction. f) WATER PURYEYOR l. Water Purveyor is Modern Electric Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses. g) COUNTY AIR POLLUTION CONTROL AUTHORITY All air pollution regulations must be met. This includes but is not limited to the following: 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 mate rial must be controlled as well as emissions f rom all other construction related activities. 9 ' . . • ZONE RECLASSIFICATION N0. ZE-89-85 g) COUNTY AIR POLLUTION CONTROL AUTHORITY (continued) 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 objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed project. h) STATE DEPARTMENT OF TRANSPORTATION . 1. No comment received at the time of printing. 10