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PACKET TO RIGHT OF WAY FOR PREPARATION
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CONTACT
TYPE OF CONFERENCE
/Pre-Application Pre-Construction Other. DATE
TIME. 10 : a o c.~' r2 .
DOCUMENTS CIRCULATED
OATEO REVISED APPLICATION f ~
SITE PLAN 3 `2 - 4-t 1 DRAINAGE PLAN I
LANOSCAPE PLAN
Oiher:
Other: ~
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ADDITIONAL INF4RMATION ~
'V%IRCULATED TO CIRCULATED BY
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Air Pollution Utilities ~
Engineering Fire Distnct #A
Heaith District Uberty Lake Sewer Questions? Contact Jeff F rry or
Planning Other
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_ Spokane County
DEPARTMENT OF BUILDING AND SAFETY
West 1303 8roadway Spokane, WA 99260
(509) 456-3675 (office) or (509) 456-4703 (fax)
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PLANNING DEPARTMENT
a ~BROAOWAY CENTRE BUILOING N 721 JEfFERSAN STIiEET
' PHONE 456-2205
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SPOKANE. WASHINGTON 99260
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SPOKAN[ COUNTY COURT MOtlSC
Augnst 18,1989
1Vir. Harold B. Schimmels
F.ast 7921 Haaingwn
Spokane, WA 99212
SUBJECT: Complaint File CV-87-89
Dear Mr. Schimmels:
Since my site visit of Augnst 3,1989, I bave reviewed the site ptan in connection with zone
change ZE-27-86 with Steve Horobiowsld of this office. Nir. Horobiowski is in concunrence
with fencing and landscaping as we discnssed.
The fencing on the north boundary is to receive slats and, in effect, become a sight obscuring
' feace.
The south, west and e.ast boundaries of the prnperty are to receive shrubs with a source of
irrigation. I have noted that most of the shrubs have already been planted.
As you requested, I will inspect the property 60 days from the date of this letter.
Please call me if you have any quesdons.
Sincerely,
G~/1wt 7 7Aw4,-)
WII.I.IAM J. MOSER
Plan,ner I, Enforcement
cc: ZE-27-86
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ZONE RECLASSIFICATION N0. ZE-27-86
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
A. INTRODUCTIQN
This matter having come before the Zoning Hearing Examiner Committee on
October 2, 1986, and the members of the Commlttee present being
Jerry Williams, Chairman, Ron Udell and Jim Schurra.
B. PROPOSAL
The sponsor, Harold E. Schimmels, is requesting approval of a zone
reclassification, Agricultural Suburban to Light Industrial (I-2), Fi1e
No. ZE-27-86, for the purpose of developing a Contractor's Storage Yard
and Meta 1 Stud Storage and Sa 1 es .
C. FINDINGS OF FACT
1. That the existing land use in the area is residential (single family
and manufactured homes), contractor's yard, storage building and
outdoor storage of equipment and supplies.
2. That the Comprehensive Plan designates this area as appropriate for
Urban development.
3. That the zxisting ioning of the property described in the application
is Agricultural Suburban.
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act) have been complied with, and the Coinmittee concurs with the
Ueterminativn of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
I tem have been f u 1 f i 11 ed.
6. That the land in this area is suitable for the proposed use, as
cond it i oned for 1 andscap i ng and s i ght-obscur i ng fenc i ng, or uses
within the proposed Zone classification.
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ZONE RECLASSIFICATION N0. ZE-27-86
C. FINDINGS OF FACT (continued)
7. That the applicant has demonstrated that conditions have
substantially changed since the original zoning of this area and
accordingly, the proposed rezone as conditioned is justified.
8. That the proposed use is compatible with existing uses in the area,
and the required landscaping will help to make the propvsal of it
better with the adjoining single family uses.
9. That the owners of adjacent lands expressed both approval and
disapproval of the proposed use.
lU. The Hearing Examiner Cammittee 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 denial of the zone change would totally disregard the past
activity on-site since 1955, as a non-conforming use.
b) That the landscaping required by the conditions of approval are
reasonable as a buffer which recognizes the adjoining single
family residences as we11 as the long term use of the land for a
variety of uses.
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. ZONE RECLASSIFICATION N0. ZE-27-86
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROYAL
(All Conditions imposed by the Zoning Nearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a) COUNTY PLANNING DEPARTMENT
1. The following conditions are required to be complied with upon
approval of the zone change:
A) That a mix of evergreen and deciduous trees be planted
along the north, east and south property lines.
B) That a 5-foot landscape strip be provided along Ella Road
and Harrington Avenue.
C) That the existinq fence be modified as necessary to be
sight-obscuring except at access points and the clear-view
triangle at the intersec tion.
2. That complete compliance with the I-2 Zone standards is required
with the issuance of the next building permit for any structure
on thi s si te.
3. A specific landscape plan, planting schedule and provisions for
mafntenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project pri or to rel ea se of bu i 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.
4. 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: 6uilding location, landscape plans, and general
allowable uses of the permitted zone. All variations must
conform to regulations set forth in the ZONING CODE FOR SPOKANE
COUNTY. The original intent of the development plans shall be
maintained.
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ZONE RECLASSIFYCATION N0. ZE-27-56
b) COUNTY ENGINEERZNG UEPARTPIENT
Pri or 7o The Issuance pf A Bui 1 di ng Permit:
1. Applicant shall dedicate 5 feet on Warr n=n Aven~or
ri ght-of-way pri or t+a any u$e 0 the property. -
2. App'1 icant sha 11 dedi cate 10 feet on E17 a and a 24 fioat radi us Qn
I E11 a Road artd Harri ngton Avenue or ri ght-of-way prior to a ny
u perty.
3. Access permits for appraaches to the County Road System shali be
obtained fram the Spokane County Engineer.
4. Applicant shall submit for appraval by the Spokane County
Engi neer road, drai nage, and access pl ans.
5. The applicant shall submit for appraval by the Spokane County
~ EEngineer and the Spokane County Health District a detailed
combined an-site sewage system plan and surface water disposal
pl a n for the entire project or partion thereaf, if deve1 opment
' s ta be pha sed.
6. A parking plan and traffic eirculation plan shall be submitted
and approved by the Spokane County Engi neer. The design,
1 ocation, and arrangentent of parking stal ls shal l be i n
accordance wi th standard traffi c engi neeri ng practices. Pa~vi M
or surfac , n"s roved b the Countv En ia be
recui red for any porti on af the praj ect wi~i ch i s to ae occupi ed y
traveM"y ve t~c es.
7. The word "applicant" shall include the owner nr 8wners af the
property. his heirs, assigns, and successvrs,
8. The eanstruction of the raad improvements stated herein shall be
accomplished as appraved by the Spqkane Gounty Engineer.
9. The County Engi neer ha s desi gnated 7ypi cal Roadway 5ecti on
Number Ofle, Access Street standard for the impravement of E17 a
RQad whicff-ls aejaCent t0 fhe prv9asP ev 1 men
regui re t-ne add'i't#'uff-V appraximat+ely 8 feet to 10 feet of
devel opment.
10, The County Engineer .~as designated typical Roadwa Sect'on
hlumber One, Acc+ess St.reet stand~rrd far the imQrovemen ~
Harri ngton Avenue whti ch i s adjacent to the proposed
dMml-nment. f~~ swi 1l requ i re the additi on of approxima ely 11
feet to 14 f~~t- of ril rb a~_~dew~"k a a r~ta~,e
of the derrelopment.
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♦ ZONE RECLASSIFICATION N0. ZE-27-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
11. All required improvements shall conform to the current State of
Washi ngton Standard Speci fications for Road and Bri dge
Construction, and other applicable County standards and/or
adopted resolutions pertaining to Road Standards and Stormwate r
Management in effect at the date of canstruction, unless
otherwise approved by the County Engineer.
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.
13. No construction work is to be performed within the existing or
proposed public right of way until a permit has been issued by
the County Engineer. All work within the public road right of
way is subject to inspection and approval by the County Engineer.
14, All required construction within the existing or proposed public
right of way is to be completed prior to the release of a
building permit. A bond in the amount estimated by the County
Engineer to cover the cost of construction of improvements shall
be filed with the County Engineer.
c) COUNTY UTILITIES DEPARTMENT
1. Pursuant to Board of County Commissioners' Resolution No.
80-0418, the use of on-site sewer disposal sy stems is hereby
authorized. This authorization is conditioned on compliance
with all rules and regulations of the Spokane County Health
District and is further conditioned and subj ect to specific
application approval and issuance of permits by the Health
Di strict.
2. The owner(s) or Successor( s) i n i nterest agree to authori ze 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. PROUIDED, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter
36.94.
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ZaNE RECLASSiFICATiON N0. ZE-27-86
c) COUNTY UTIL IfiTES pEPARTNlENT ( conti nued )
3. Any water servi ce far thi s praject shal l be pravi ded i R
accordance with the Coordinated Water Syst+em P1 an for Spokane
County, as amended.
4. Any new unit shall be double-plumbed for connection ta future
areawi de col l eeti on syste3ns,
d) COUNTY HEALTH DISTRXCT
1. A cambfned surface water and sewage dispasal detailed Qlan shall
be approved by the 5pakane County Engineer prior to the issuance
of any on-si te sewage di sposal permit or bui 1 di ng pemi t far
thi s project.
2. Sewage di sposal rnethod shall be as authvri zed by the Di rectar of
Uti1 i ti es, Spakane County.
3. Subject to specific application appraval and issuance of permits
by the Hea1 th Of f i cer, the use of i ndi vi dual on-si te sewage
disposal systems may be authorized.
4. Water service shall be coordinated through the Director of
uti 1iti es, Spokane County.
5. Use of private we11 s and water systems i s prohi bi ted. ,
6. The sponsor shall demonstrate to the satisfaction of the Spokane ;
County Hea1th Oistrict that the existing an-site sewage disposal
systems serving the structures located on the lot are wholly
lacated within the baundaries af the lot,
e) CDUNTY BUILDING AND SAFETY DEPARTMENT
1. The si te i s 1 oGated i n Fi re Di strict # 1.
2. Thi s project may i nvol ve the storage and handl ing af critical
rnateri al s. It is recomnended that the appl icant contact the
Qepartment of Bui 1 ding and 5afiety far materi ai sidenti ficati on
and canta i nment requi rements pri or to the issuance af any
bu i l di ng permi t.
3. Any proposed conditi ons rel ating to bui 1 di ng 1 ocation, desi gn,
and occupancy shal l be reviewed by► Bui Z di ng and Safety for
cornpi i ance wi th the Uni farm Bui1 ding artd Fi rE Cudes pri ar to
fi rralizati an of actian.
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ZoNE RFCLASSiFIGATiON Na. ZE-27-86
e) C411NTY BUILD ING ANp SAFETY QERARTMENT ( canti nued )
4. No change shall be made in the character af accupancies ar use
of any buildYng which would pla+ce the buildirtg in a different
division of the same graup of occupancy or in a different graup
af occupancies, unless such bui1ding is rnade ta comply with the
requf rements af Gounty cades for such di vi si on ar group of
occupancy.
5. Trash enclosures shall nvt be located adjaeent ta cambustible
constructi on or underneath wi ndows or non-protected eaves.
6. Depending on the extcnt of existing water mains and hydrant 1 acati ans, fi re hydrants which meet the rni nirnum fi re fl ow
requirements as enumerated in Chapter 6, Title 3 of the Spokane
County Gade, may be required to be i nstall ed pri vr to any
constructian.
l. Approved numbers or addresses shall be placed on all new and
exi sting buildings i n sUCh a pasi ti on as to be pl ai nly v isibl e
and 1 egi bl e framn the street or road fxronting the pr+aperty.
Said numbers sha1Z contrast with their background.
f) WATER PURVEYOR
1. Water Purveyor is Nutchi nson Irrigation District #1 G, and they
wi 11 supply the si te wi th adequate water for domesti c, fi re and
irri gat? vn uses.
q) COUNTY AIR PqLtU7I0N CONTROL AU7HORITY
Al l ai r pol l uti on regul ati ans must be met. Thi s f ncl udes but i s nat
1 imi ted to the fol 1owi ng:
1. All travelled surfaces (ingress, egress, parking areas, access
raads ) must be paved and kept c1 ean. Starage areas must be
treated wi th a dust pal li ati ve at frequent i nterva! s to cantral
dust emissions.
2. Same ob j ectiorrabl e adorS wi 11 1 i kel y resul t duri ng the
construction phase of the praject and from motor vehicles using
the si te f011 owi ng cornpl eti on of the praject and f rom octupants
of the praposed projeet.
3. Demoliti an and renavation projects must comply wi th the
requirements af CFR 40 Part 61, Subpart M. Intent to Demolish
and Renovate forms are auailable at the SCAPCA vffice.
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ZDNE RECLASSiFICATION ND. "r.t_-27-86
E. URDER
The Zoning Hearing Examiner Committee, puwsuant to the aforemerttiuiied,
finds that the application af Harold E. Schimmels far a rane
reclasslfication as described in the application should be APPRaVL to the
LICHfi INDUSTRiAL (I-2) Z0NE.
Mation by; pdell Seconded by: Schurra
Vote: 4de11 - Aye
Schurra - Rye
Williams - Aye
tJnanimnus to APPROVE to the LIGHT INDUSTRIAL (I-2) ZflNE ~
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HFARING EXAMINER C0MMITTEE
HEREBY ATTEST TO THE ABOUE
FTNDINGS, URUER, AND UQTE
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ATTEST:
For WALl.IS D. HUBB14RD
Planning Directar
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By T E V E 00 R6IOWSKI
zaning Adm3nistratar
Date: 9e-r7
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432,t3 t ~ T
~ J I ~ lo' PLANNING DEPARTMENT
i 6R4AOMlAY CENTRE B111L61NG N 72t lEFFEii50N STREET
' PMOML 4515; 2205
SF'OKAlJE WASHINGTQN 99250
5POnwnC SOurrTr r-OUqT HOuSC
P L A NN I N G R E P 0 R T
Date; aCT08ER 2, 1986
T0. SPOKANE COt1hlTY ZONING NEARING EXAMIMER COMI9I?TEE
FROM: Spokane County Planni ng peRartment
SUBJECT: Rezane #ZE-27-86; AGRICULTURAL SlfBURBAN to LIGHT INDUSTRIAL (1-2)
I. GENERAL INFORMAYI ON
ApplicantJawner: HAROLD E. SCFCIMMEL5 Agent: D. J. Nume
Pro a7 -
request to rezone an approximate 84,000 square foot site frvm
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Agricultural Suburban to Light Industrial (I-2) for the purpase of a
Contractor's Storage Yard, Metal Stud Starage an+d Sales,
Location:
The site is generally located at the northeast corner of Harrington
Avenue and E11 a Road i n Secti an 18-25--44.
I I. S ITE ANALYSI S
Comprehensive Plan:
URBAN Categflry
- Inside Geheral 5ewer Service Area (GSSA) Boundary
- Inside Pri ori ty S+ewer Servi ce Area (PSSA) Baundary
- Inside Urban Impact Area (UTA) 8aundary
The projec t i s 1 ocated wii thi n the U rban catego ry wi th I ndustri a 1 ad3 acent
to the west. The Urban category of the Compr+ehensi ve P1 an i ndicates 1 i ght
industrial, and neighborhood commercial will be located near the heavily
travel ed streets. Many uses may requi re screeni ng or other perfarmance
standards ta make them campati b1e wi th vne aROther. The exi sti ng
residences wi 11 most 1 ikely cantinue for some time i nto the future, and
new high density projects would be consistent with the Comprehensive Plan
as possi bl e f uture uses.
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. ZONE RECLASSIFICATION N0. ZE-27-86
II. SITE ANALYSIS (continued)
Comprehensive Plan:
Therefore, the Planning Department reconmends that buffering, (or
technique of separating incompatible land uses by distance, changing
intensity, landscaping, screening and/or physical features or structures)
shoul d be provi ded al ong property 1 i nes that adj oi n exi sti ng si ngl e fami ly
uses. These would include the north, east and south property lines.
Zonin :
Kisting on SITE: AGRICULTURAL SUBURBAN (established 1956)
and within:
Aquifer Sensi ti ve Area Overl ay Zone
?o the NORTH: Agricultural Suburban (established 1955)
To the SOUTH: Residential Manufactured Home (estab. 1970)
To the EAST: Agricultural Suburban (established 1956)
To the WEST: Manufacturing (established 1941)
Industrial and Manufacturing zoning has been approved along the west
side of Ella with Residential zoning along the east. This proposai
woul d be the f i rst non-resi denti al zoni ng east of El 1 a.
Land Use:
Existing on SITE: Outdoor storage of equipment and supplies,
storage building and office
To the NORTH: Single family residential and vacant house
To the SOUTH: Manufactured Homes on i ndi vi dual ly-owned
property
To the EAST: Si ngl e fami 1y resi denti a1 and contractor's
ya rd
To the WEST: Industrfal (primary in-door activity)
The property has been zoned Agricultural Suburban since 1956;
however, it has been used with non-conforming status for a variety of
uses and has so been recognized by the Planning Department. This is
based upon a letter dated June 7, 1979, which indicated the property
was used for the manufacture of septic tanks and drainfields from
1949 to 1955, while zoned Unclassified.
As stated above, si ngl e fami 1y resi denti al borders the si te on three
si des; and, therefore, some bufferi ng a s a transi ti on between the two
u ses shou 1 d be p rovi ded.
The I-2 Zone requires outside storage areas be sight-obscuring,
fenced not less than 6-feet in height and to a height to screen the
storage areas. Also required is a 20-foot landscape screen; with
evergreen trees bei ng i nstal 1 ed wi thi n the 5-feet nearest the
property line. Trees are to grow together within three (3) years.
And, lastly, that storage uses comply with setbacks of the tone,
which are the same for structures.
ZONE RECLASSIFICATION N0. ZE-27-86
II. SITE ANALYSIS (continued)
Land Use: (continued)
The Planning Department recommends that all of the ahove standards be
complied with, if the zone change is approved, except strict
compliance with the 20-foot landscape strip. It is recommended that,
based upon the present use of the property, that the trees be planted
and maintained with a sprinkler sy stem, but that the width of the
strip be reduced f rom 20-feet to 10-feet, until additional structures
are placed on the property, then the strip be inc reased as required
by the I-2 Zone. A mi nimum 5-foot 1 andscape stri p i s requi red al ong
Ella and Harrington and also should be installed now as a condition,
if the zone change is approved.
Si te Characteristics:
Site Size: Approximately 84,000 Square Feet Existing Buildings: 4
Topography : None Vegetati on: None
Agricultural Summary: Urban category of Comprehensive Plan not
intended to protect agricultural land.
Adjoining Streets: Ella Road to the west of the site is a 40-foot
County right of way improved with two lanes
paved; no sidewalks or curbs.
Ha rri ngton Avenue to the south of the si te i s a
50-foot County right of way improved with two
lanes paved; no si dewal ks or curbs.
The County Engineer is requesting dedication of 5-feet additional
right of way for Harrington Avenue and 10-feet for Ella Road.
Proposed Site Plan:
Use: Metal Stud Storage and Sales
Proposed Buildings: 4 (Existing)
Proposed Buffering Techniques: The site plan shows eventual
compliance with I-2 standards; as discussed above under Land Use, the
P1 amm ng Department i s recomnendi ng phasi ng of the bufferi ng
requirements.
Other Site Plan Considerations: Outside storage should meet setbacks
to reduce noise activity near all property lines and treated with
dust palliatives or paved as required by the County Engineering
Department.
note:
- The si te pl an submi tted for revi ew by the Zoni ng Heari ng
Examiner Committee is general in nature. Detailed review to
determine compliance with all Ordinance regulations and
condi ti ons of approval i s recommended to be admi ni strati ve and
to occur at the Bui 1 ding Permi t stage.
. ZONE RECLASSIFICATION N0. ZE-27-86
III. SITE DEVELOPMENT RECOMMENOATIONS
Oesiqn: Site plan design recognizes existing buildings, fencing and
access points. Changes should be administrative to assure compliance with
Zoning Code standards and conditions of approval.
Signage: To comply with the I-2 Zone.
Circulation/Access: An access to both Ella Road and Ha rrington Avenue is
shown.
Stormwater Drainace: Compliance with '208' regulations as required by the
'County Engineering Department.
Sewa e Dis osal: Any new structures are required to be double-plumbed.
'County ea t s requi rf ng demonstrati on that the exi sti ng on-si te sewage
disposal systems are located within the boundaries of the lot.
Water SuPply: Hutchinson Irrigation District #16 indicates satisfactory
arrangements have been made to serve this proposal.
Fire Protection: District # 1.
Cri tical Materi al s/Use Acti vi ty: Compl i ance wi th ASA standards for
Aquifer protection, if applicable.
IV. SEPA ENVIRONMENTAL REYIEW
An Environmental Checkiist was submitted by the sponsor and was
revi ewed by the County P1 anni ng Department. The revi ew consi dered
the speci fi cs of the proposal, other ava11 abl e i nformati on, County
ordinances, other regulations and laws, posslble standard Conditions
of Approva 1, the Genera 1 i zed Comprehensi ve P1 an, and other County
pol i ci es and gui del i nes. The Zoni ng Admi ni strator has determi ned
that "No probable slgnificant adverse impacts" would result from the
proposal being developed and has issued a Determination of
Non-Significance ("DNS").
The "ONS" was circulated to eight other agencies of jurisdiction and
other agencies/departments affected by the future development for
review and comment. The "DNS" comment period ends October l, 1986,
and was adverti sed 15 calendar da4Ys before sai d date i n the
newspaper, by letter to ad3acent property owners within 400 feet of
the proposal, and by notice on a sign posted on the proposal site.
The Heari ng Examiner Cortmi ttee may consi der addi tional envi ronmental
related testlmony and the "DNS" at the public hearing.
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(Printout Cancelled by Operator) ZONE RECLASSIFICATION N0. ZE-27-86
V. PLANN I NG SUM14ARY
The zone request can be consistent with the transition area as
defined in the Comprehensive Plan Text, if properly buffered to
adjacent residential uses, as discussed in the Land Use section of
this report. Based upon the above, the Planning Department
recomnends approval of thi s zone change request.
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.)
ay COUNTY PLANNING DEPARTMENT
l. The following conditions are required to be complied with upon
approval of the zone cha nge:
A) That a mix of evergreen and deciduous trees be planted
along the north, east and south property lines.
B) That a 5-foot landscape strip be provided along Ella Road
and Narrington Avenue.
C) That the existing fence be modified as necessary to be
sight-obscuring except at access points and the clear-view
triangle at the intersection.
2. That complete compliance with the I-2 Zone standa rds is required
wi th the i ssuance of the next bui l di ng permi t for any structure
on thf s si te.
3. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Admi ni strator shal 1 be submi tted wi th a performance bond for the
project pri or to release of bui 1 ding permi ts. Landscaping shal l
be installed and maintained such that sight distance at access
poi nts i s not obscured or lmpai red.
4. The applicant shall develop subject property generally in
accordance wi thi n the concept presented to the Nearing Exami ner
Comn1 ttee. Yari ations when approved by the Zoni ng Admi ni strator
wi 11 be permi tted. i ncl udi ng, but not 1 imi ted to the fol l owi ng
changes: Building location, landscape plans, and general
al l owabl e uses of the permitted zone. Al l vari ati ons must
conform to regulations set forth in the ZONING CODE FOR SPOKANE
COUNTY. The original intent of the development plans shall be
maintained.
5
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. .
ZONE RECLASSIFICATION N0. ZE-27-86
a) COUNTY PLANNING DEPARTMENT (continued)
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permi ts.
6. All current standards of the Light Industrial (1-2) Zone, as
amended, shall be complied with in the development of this site.
7. That the proj ect i s subject to Secti on 7.06, the Aqui fer
Sensitive Area 4verlay Zone of the ZONING CODE FOR SPOKANE
COUNTY, which sets forth various measures for Aquifer
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
8. That the present proposal is not detailed enough to determine
whether ornot the use of or materials stored on the site are in
compl i ance wi th Secti on 7.06 ( Aqui fer Sensi ti ve Area Overl ay
Zone) of the ZONING CODE FOR SPOKANE COUNTY. Accordingly, as a
condition of approval, the sponsor/applicant shall be required
to f i 1 e wi th the Spokane County Audi tor, wi thi n thi rty (30) days
of the s3 gni ng of Fi ndi ngs and Urder of the fi nal deci si on i n
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 BUILOING OR ANY USE
ON THE PROPERTY DESCRIBED HEREINAFTER. THE APPLICANT
SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PROYISIONS
OF THE ZONING CODE FOR SPOKANE COUNTY SECTION 7.06
(AQUIFER SENSITIYE AREA OVERLAY ZONE). THE PROPERTY
WNICN IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY
DESCRI6E0 AS FOLLOWS:....".
9. Applicant shall comply with '206' recomnendations concerning
stormwater runoff and provi de necessary 1 andscapi ng 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
Commi ssi oners Resol uti on #77-1392 be i ni ti ated by the project
applicant within thirty (30) days of final disposition of this
appl i cati on. and pri or to a ny on-si te improvements. or fi 1 e
appropriate documents to the effect that the NOTICE OF ACTIQN is
wai ved i n accordance wi th Spokane County Conmi ssi oners'
Resolutian #82-0458 dated May 4, 1982.
6
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ZONE RECLASSIFICATION N0, ZE-27-86
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A auilding Permit:
1. Applicant shall dedicate 5 feet on Narrington Avenue far
right-of-way prior to any use of the property.
2. Applicant shall dedicate 10 feet on Ella and a 20 foot radius on
E11 a Road and Harri ngton Avenue for right-of-way pri or to any
use of the property.
3. Access permits for approaches to the County Road Sy stem shall be
obtai ned from the Spokane County Engi neer.
4. Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans.
5. The app]icant shall submit for approval by the Spokane County
Engi neer and the Spokane County Heal th Di strict a detai 1 ed
combined on-site sewage system plan and surface water disposal
plan for the entire project or portion thereof, if development
is to be phased.
6. A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer. The design,
location, and arrangement of parking stalls shall be in
accordance wi th standard traffic engi neeri ng practices. Pavi ng
or surfaci ng as approved by the County Engi neer, wi 11 be
requi red for any porti an of the project which i s to be occupied
or traveled by vehicles.
7. The word "applicant" shall include the owner or owne rs of the
property, his heirs, assigns, and successors.
8. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
9. The County Engi neer has desi gnated Typical Roadway Section
Number One, Access Street standard for the improvement of Ella
Road which is adjacent to the proposed development. This will
require the addition of approximately 8 feet to 10 feet of
asphalt, curb and sidewalk along the frontage of the
development.
10. The County Engineer has designated typical Roadway Section
Number One, Access Street standard for the improvement of
Harrington Avenue which is adjacent to the proposed
devel opment. Thi s wi 11 requi re the addi tion of approximately 11
feet to 14 feet of asphalt, curb and sidewalk along the frontage
of the development.
7
•
. f ZONE RECLASSIFICATION N0. ZE-27-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
11. Al1 required improvernents shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable Caunty standa rds and/or
adopted resol uti ons pertai ni ng to Road Standards and Stormwater
Management in effect at the date of construction, unless
otherwi se approved by the County Engi neer.
12. Roadway standards, typical roadway sections and drainage plan
requi rements are found i n Spokane Board of County Cortmi ssi oners'
Resolution No. 80-1592 as amended and are applicable to this
proposal.
13. No constructi on work i s to be performed wi thi n the exi sti ng or
proposed public right of way until a permit has been issued by
the County Engi neer. Al 1 work wi thi n the publ ic road ri ght of
way i s subject to inspecti on and approval by the County Engi neer.
14. All required construction within the existing or proposed public
right of way is to be completed prior to the release of a
building permit. A bond in the amount estimated by the County
Engineer to cover the cost of construction of improvements shall
be filed with the County Engineer.
c) COUNTY UTILITIES OEPARTMENT
1. Pursuant to Board of County Commissioners' Resolution No.
80-0418, the use of on-site sewer disposal systems is hereby
authorized. This authorization is conditioned on compliance
wi th al l rul es and regul ati ons of the Spokane County Heal th
District and is further conditioned and subject to specific
application approval and issuance of permits by the Health
District.
2. 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 ULIO by petition method pursuant to RCW 36.94 whlch the
petition includes the Owner(s) property and further not to
object by the si gni ng of a protest peti ti on aga i nst the
formation of a ULID by resolution method pursuant to RCW Chapter
36.94 which includes the Owner(s) property. PROVIDED, this
condi ti on shal 1 not prohi bi t the Owner(s) or Succes sor( s) f rom
objection to any assessment(s) on the property as a result of
lmprovements cal 1 ed for i n conjuncti on wi th the formati on of a
• ULID by either petition or resolution method under RCW Chapter
36.94.
3. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
4. Any new uni t sha 11 be doubl e-pl umbed for connecti on to future
areawi de col 1 ecti on systems.
.
ZONE RECLASSIFICATION N0. ZE-27-86
d) COUNTY HEALTH DISTRICT
l. A combined surface water and sewage disposal detailed plan shall
be approved by the Spoka ne County Engineer prior to the issuance
of any on-site sewage disposal permit or building permit for
thi s project.
2. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the Hea 1 th 4f f i cer, the u se of i nd i vi dua 1 on- si te sewa ge
disposal systems may be authorized.
4. Water service shall be coordinated through the Director of
Utilities, Spokane County.
5. Use of private wells and water systems is prohibited.
6. The sponsor shall demonstrate to the satisfaction of the Spokane
County Health District that the existing on-site sewage disposal
systems serving the structures located on the lot are wholly
located within the boundaries of the lot.
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The si te i s 1 ocated in Fi re Di strict # 1.
2. This project may involve the storage and handling of critical
materials. It is recorrmended that the applicant contact the
Department of Bui 1 di ng and 5afety for materi al s i denti fication
and contai nment requi rements pri or to the i ssuance of any
building permit.
3. Any proposed conditions relating to building location, design,
and occupancy shall be reviewed by Building and Safety for
compliance with the Uniform Building and Fire Codes prior to
finalization of action.
4. No change shall be made in the cha racter of occupancies or use
of any building which would place the building in a different
divi si on of the same group of occupancy or i n a di fferent group
of occupancies, unless such building is made to comply with the
requirements of County codes for such division or group of
occupancy.
5. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or non-protected eaves.
6. Depending on the extent of existing water mains and hydrant
1 ocati ons, fi re hydrants which meet the mi nimum fi re fl ow
requirements as enumerated in Chapter 6, Title 3 of the Spokane
County Code, may be requi red to be i nstal 1 ed pri or to any
construction.
.
r +
ZONE RECLASSIFICATION Na. ZE-27-86
e) CQUNTY BUILDIh1G AND SAFE7Y aEPARTMENT (continued)
7, Apprav+ed numbers or addresses shall be Rlaced on all new and
existing buildings in such a positian as ta be plainly viszble
a nd 1 egi bl e f romn the street ar road fxronti ng the praperty.
5aid numbers shal l contrast wi th thei r backgraund,
f) WATER PURYEYaR
1. Water Puriveyor i s Hutchinson Irrigativn Di strict #l 6, and they
wi1l supply the si te wi th adequate water for damesti c, fi re and
i rri gati on uses.
g) COUNTY AIR PnLLU7IaN CONTROL AUTWORITY
A11 ai r pol1 utian regul ati ons must be met. Thi sincl udes but is not
1 i mi ted to the fol l owi ng :
1. All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept cl ean. Starage areas must be
treated with a dust palliative at frequent intervals to cantrol
dust emi ssions.
2. Same ab j ectianabl e odors wi i 1 17 kel y resul t duri ng thE
construCtf an phase of the project and from mator vehicl es usi ng
the site fol l owing campl etion of the project and f rom accupants
of the proposed praj ec t,
3. aemal ition and renavati on projects must camply wi th the
requi rements of CFR 40 Part 61,Subpart M. Intent ta Dernol i sh
and Renovate farms are available at the SCAPCA affice.
10
Page 1
OFFICE OF THE COUNTY ENGINfiER
SPOKANE COUNTY, WA3NINGTON
Project: Office Storage Building Date 3-18-91
Address: E. 7903 Harrington
Parcel No: 18593-0712,0713 Ref No. B91015
The County Engineezing Department has completed a review of
the above referenced project. The following information must be
provided in order for us to proceed with our review.
A) A drainaqe plan for the sfte which has been prepared in
compliance with Spokane County "Guidelines for Stormwater
Management". At a minimum the plan must contain:
1. Drainage calculations for stormwater volumes
generated on site.
2. Calculations for total impervious surfaces
contained within the site.
3. Finished grade elevations for structures to be
constructed on site.
4. Finished grade elevations at the top and bottom of
the 208 swale.
5. A typical cross section of the 208 swale.
6. Calculations to iustify the nutnber and type of
drywells proposed.
7. Elevation of drywell inlets where applicable.
B) The subject property is affected by the "Findings and
Order" and the "Conditions of Approval" for the following
land use action:
1. Spokane County Zone Change No. ZE-27-86
C) The following improvements within adjacent Right of Way
are required prior to the release of a building permit:
1. Right of Way dedication:
a. 5 feet on Harrington Avenue
b. 10 feet on Ella and a 20 foot radius on Ella
and Harrington Avenue.
2. Please submit a copy of a recorded property deed
from the Auditors office f or the subject property.
Upon receipt of the deed our staff will prepare the
right of way deed agreement.
3. You must submit road and drainage plans for street
improvements. These must be prepared by an
engineer. Plans must be prepared for the following
streets:
a. Ella: Typical Roadway Section Number One.
b. Harrinqton: Typical Roadway Section Number
One.
Page 2
All required construction (sidewalk/curbing/pavement) within
the Public Road Right of Way is to be completed prior to the
release of a building permit or a financial guaranty in an amount
estimated by the County Engineer to cover the cost of
construction or improvements shall be filed with the County
Engineez. Reguired plans are to be submitted prior to estimating
the amount of the financial guaranty or permit release.
9. Approach permfts must be obtained fram the County
Engineering Department for driveway approaches to
the following st-reets :
a. Ella
b. Harrington Avenue
D) Insufficient fnformation was submitted with the proposal.
We are unable to proceed with our review. We will need
the followinq before we can proceed:
1. Site Plan.
2. Drainage plan as specified.
3. Other i nf ormat f on :
a. Surface water disposal plan ff the project is
to be phased.
b. A parking and circulation plan for the s3te.
c. PavYng shall be required for all surfaces
which shall be occupied or traveled by
vehicles.
E) Utility Condition: Permittee is responsible for arranging
for all necessary utility ad3ustments or relocation as
required fox completion of the improvement.
F) The owner of the property or the authorized
representative must complete and sign Spokane County
Engineers "Agreement to Pay F'ees". This document must be
returned to the County Engineers Office. Plan review will
not be completed until this document is executed. Thfs
document is attached to these comments. Please retuzn
the completed Agreement to your contact person at the
Engineers Department.
Only after all the information and requirements listed above
are supplied or completed and the necessary review has been
accomplished will your building permit be released.
Your contact person at the County Engineering Department may
be contacted at 456-3600. Your contact person is Robert Turner.
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S P O K A N E C O U N T Y
DEPARTMENT OF BUILDMGS • A DNISION Of THE PUBUC WORKS DEPARTMFM
JAMES L MANS4N. C B O, DIRECTOR DENhns M SCOTT, P E, DIRECTOR
1
RECEIV"-F-I)
MAR 2 01991
I SPnKI;hE CDU:IiY ENGfNEER
TO: Allari deLaubenfels, Planning Department
Bob Tuxner, Division of Engineering & Roads
Daryl Way, Health District
Clyde Wisenor, Fire District No. 1
FROM: un Mascardo, Plans Examiner
ivision of Buildings
DATE: March 19, 1991
RE: March 18, 1991 Pre-Application Conference
East 7903 Harrington Avenue -e
Enclosed is your copy of the minutes to the referenced meeting.
Should you have any questions or need additional information,
please feel free to contact me.
JUN:rmd
cc: Mr. Stan Cochran, Spokane Structures
Mr. Rick Eldenburg, Steeler Inc.
Mr. Glenn Ullricb, Spokane Structures
Ms. Mabel Caine, Air Pollution Contral Authority
Mr. Dennis Scott, Public Works Department
CODE ENFORCEMENT DNISION
WEST 1303 BROAOWaY • SPOKANE, WASHINGTON 99260-0950 •(sos) 45b-3675
FAX (509) 45&4703
. KINQTBS
. PR$-APPLICATION CONFEItEb1C8
~
EAST 7903 SARRINGTON A9MTQL
OFFIC$ i BTORAGZ SIIILDING
MARCH iB, 1991
CALL TO ORDBR: The meetinq was called to order at approximately
10:00 a.m. by the Division of 8uildings Plans Examiner, Jun
Mascardo, with the followinq in attendance.
PERMIT REVIEW PARTICIPANTBs
Al1an deLaubenfels, Planning Department
Robin Domitrovich, DiviBion of Bufldinqs
Bob Turner, Division of Engineering & Roads
Daryl Way, Health District
Clyde Wisenor, Fire District No. 1
APPLICANTS:
Stan Cochran, Spokane Structures Inc., N. 502 Mullan Rd, Suite B
Spokane, WA 99206 (509) 927-0655
Rick Eldenburg, Steeler Inc., E. 7903 Harrinqton
Spokane, WA 99212 (509) 926-7403
Glenn Ullrich, Spokane Structures Inc., N. 502 Mullan Rd, Suite B
Spokane, WA 99206 (509) 927-0655
SCOPEIPROJECT DESCRIPTION:
I. General Overview - The owner Steeler Inc. is proposing the
construction of a 1,500 square foot building to be used for storaqe
and office area. Approximately 600 square feet will be used for
office area and 900 square feet will be used for storaqe. The
applicant stated that there will be minimum retail sales to the
general public.
SIIMIIKARY OF DhPARTMENTAL RSQIIIRSMBNTB:
I. Planninq Department (456-2205)
A. Discussion/Requirements
1. The proposal is located in an I-2 Zone.
2. The proposed shall meet the conditions of Zone Change
No. ZE-27-86. Specifically dfscussed was the requirement
for a 20 foot strip of landscaping abuttinq the
residential zone on the south property line. Also all
underlying conditions of the zone must be met.
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3. A minimwn of a 35 foot front yard setback is required
for the proposal, the site plan indicates a 25 foot
setback.
4. Parkinq as illustrated on the site plan is adequate. A
minimum of seven parkinq spaces are required, eiqht spaces
are illustrated.
5. Please submit a detailed landscaping plan for review
and approval.
6. The site plan illustrates two parcels of land. All
improvements proposed at this time are located on the west
parcel. Therefore, the Planninq Department will accept
phasinq of site fmprovements except for pavinq. Al1
traveled areas on both parcels of land shall be paved at
this time.
B. Permit Release Requirements
1. An estimate from a nursery including size, type, and
quantity alonq with a promissory letter from the owner
statinq the landscaping will be installed shall be
submitted.
2. All conditions of Zone Chanqe ZE-27-86 must be met.
3. Please submit a detailed landscape plan for review and
approval.
II. Division of Enqineering & Roads (456-3600)
A. Discussion/Requirement
1. Comments were qiven to the applicant and the Division
of Buildinqs by Bob Turner.
2. Please submit a drainaqe plan for the site that is in
compliance with Spokane County Guidelines for Stormwater
Manaqement.
3. The proposed will have a metal roof therefore, roof
drainage may go directly into a drywell.
4. The proposed shall comply with the conditions of Zone
Chanqe ZE-27-86.
5. An additional five feet of right of way dedication on
Harrinqton Avenue and an additional 10 feet of right of
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V
way dedfcation is required on $lla Road. Also a 20 foot
radius on Ella Road and Harrington Avenue fe required.
Please submit a copy of the recorded property deed to the
Division of Enqineerinq & Roads so that the riqht of way
deed aqreement can be prepared.
6. Road and drainaqe plans prepared by an enqineer for
road improvements on 8arrington Avencte and Ella Road shall
be submitted. The roads shall be improved to Spokane
County Typical Roadway Section Number One. All required
construction shall be completed prior to pernnit issuance
or a bond in an amount estimated by the county ergineer to
cover the cost of the road improvements shall be
submitted. The applicant was advised to submit the road
plans as soon as possible to avoid any delays in the
issuance of the buildinq permit.
7. The applicant questioned the need for road
improvements. 8e was advised by 8ob Tuner that the road
improvements are a condition of the zone change and that
the only way to change the conditions would be to apply
for a change of the conditions for the zone. There is no
quarantee that the request will be granted.
8. Approach permits are required for new driveway
approaches along county riqht of way.
9. Please submit a parkinq and circulation plan for the
site.
10. An Aqreement to Pay Fees was given to the applicant
during the meeting. The agreement is to be signed by the
owner and returned to the Division of Engineering & Roads.
Plan review will not be completed until this docwnent is
executed.
B. Permit Release Requirements
1. Please submit a drainage plan as described above for
review and approval.
2. All conditions of Zone Chanqe No. ZE-27-86 shall be
met.
3. Please submit a copy of the recorded property deed so
that the right of way deed agreement can be prepared.
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4. Pleaee submft road and drainaqe plans prepared by an
engineer for road improvements on Ella Road and Harrington
Avenue for review and approval.
5. Please submit a copy of the Aqreement to Pay Fees
siqned by the owner.
III. Health District (456-6040)
A. Discussion/Requirements
1. The applicant must either apply for a permit to
install an on site sewaqe disposal system or tie into the
existing system. The Health District has no record of the
existing system therefore, if the applicant wishes to tie
into the existing system he must first illustrate on the
site plan the location of the system and the location of
the proposed tie in. If the existing system is tied into
the top of the septic tank must be exposed as well as
portions of the drainfield. The employee count must not
exceed the capacity of the drainfield.
2. Please submit a critical materials list and materials
data sheet to the Division of 8uildinqs for review and
approval.
3. Coordinate the required paving with the existing
sewage disposal systems. The systems are not to be paved
over.
4. All construction and demolition debris is to be taken
to a licensed landffll.
B. Permit Release Requirements
1. Please verify if a new on site sewage system will be
installed or if the proposed will tie into the existing
sewage disposal system.
IV. Fire District No. 1(928-2462)
A. Discussion/Requirements
1. Fire flow for the proposed is 11250 g.p.m.
2. The hydrants located near the site are adequate.
3. Access to the site is adequate.
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.
~ V. Division af Buildings (456-3675)
A. Discussion/Requirements
1. Plan review h.as been completed on the site plan only
by J'un Mascarda.
2. The proposeti sha11 meet the minimum reguirements af
the Wa$hington State Regulativns €or Sarrier-Free
Facilities.
3. The applicant questioned the need for the requirement
vf having restraoza facilities far both men and wamen. Jun
Mascardo advised the applicant to submit a letter ta the
Division of Buildxnqs requesting arn exemptian of the
separate restraom requirement.
4. The $pplicant stat+ed that the starage area will ba
heated, therefore, the proposed must camply with the new
energy code requirements,
B. Permit Release Requirements
1. Two camplete revised sets of plans addressing the
items discussed during and after the meetirig needs to be
submitted for review and appraval.
AP$LICANT' 8 COMMEIi3~,'SI1o1CRHOWLEDGEMEN'1':
The applicant acknawledqed that all comments/requirements were
understood aand had no further questiarts at this tixae reqardinq
permit requirements.
CaRRECTZarrs :
To minsttes or changes frvm what appears in the minutes, we shanld be
notified within one day caf your receipt af these minutes.
Ta sfte p1ana as required by any ar all af the abave-listed
departments shall be submitted to the Divisivn of BuildYngst who will
theri dietribute accordingiy ta those departments.
AD7OtJRMMTa There being no further business' Jun Mascardo t.hanked
the applicant and the departments for thefr participation and
remf nded all that he should b►e confiact+ed if there are any unforeseen
problems which may arise.
p
The meetinq was adjou,rned at approximately 10:45 a.m.
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,
Copies of Minutes to: All participants
File - East 7903 Harrison Avenue
Office & Storaqe Buildinq
NOTE TO APPLICANT: Some time ago the County recognized the need to
streamline the buildinq permit system and accordinqly initiated
these Pre-Construction Conferences. Comments so far would indicate
these conferences are successful and do enhance the permit system.
As a recent participant, we would appreciate any comments you might
have to further improve the process or, should you have any
questions or concerns reqarding your conference, please contact
either Jim Manson, Division of Buildings Director, at 456-3675 or
Dennis Scott, Public Works Director, at 456-3600.
Sincerely,
James L. Manson, Director
.
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