BROADWAY E 19011 ADMIRALTY SAILBOATS SAILBOAT SALES il
I
F y _
' ~ .
. . BROADWAY E 19011
DATE FINAL ENGINEER' S REVIEW SHEET
BLDG. PERMIT #-or -FILE B95073 _95
Related File # 7 ~
Date to Review 05/10/95 Time 10:00 # PRE-APPLICANTION
Date to AA & DR Time
Date Received 04-27-95
Project Name ADMIRA.LTY SAILBOATS SAILBOAT SALES No. Lots No. Acres
Range - Township - Section
SITE ADDRESS BROADWAY E 19011 PARCEL # 551740*0'410
Applicant's Name BILL MOORE Phone # 926-1150
Address 15912 N RAINBOW DR Work # 467-0023
Dates Conditions mailed
Contract person Phone
3
FLOOD ZONE No W S School c o n`. ~O~~j
Engineer / Surveyor's / Architect's Name
Planning Contract Person Phone # 456-2205
Date Submitted Description Initials ~I
!
4g / 13 /9SAGREEMENT TO PAY FEES OR PR,IORITY FEE COMPLETED & COPY TO ACCOUNTII~
FINAL PLAT FEES COMPLETED & 5QP_X-TC~ACCOUNTING
9 j NOTICE TO PUBLIC # 1 3Q 6 C9N&LET„ED--"OR NEEDS TO BE SIGNED DESIGN DEVIATION SUBMITTED .
ALTERATION TO PLAT - BLOCKS -LOTS
BOND RELEASED - ROAD & DRAINAGE IMPROVEMENTS
HEAR[N6 EXAM APPROVED DENIED- APPEALED BBC / PROJECT APPROVED DENIED
BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED
STAMPED MYLARS TO PERMIT TECHNICAN (SYL/SUZANNE)
STAMPED 208 LOT PLANS TO ADMINISTRATIVE ASSISTANT (SANDY)
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PROJECT NUMBER= 95002716( APPLICATION,' 'DA08/24/95 PAGE= 01
THIS IS NOT A PERMIT
PENALTIES WILL BE ASSESSED FOR COMMENCING WORK WITHOUT A PERMIT
SITE STREET= 19011 E BROADWAY AVE PARCEL#= 55175.0410
ADDRESS= GREENACRES WA 99016
PERMIT USE= SAILBOAT SALES
PLAT#= 000000 PLAT NAME= UNKNOWN
BLOCK= LOT= ZONE= B-3 DIST#= G
% AREA= F/A= A WIDTH= DEPTH= R/W=
# OF BLDGS= # DWELLINGS= WATER DIST = CONSOLIDATED IRRG #1
OWNER= MOORE, BILL PHONE= 509 467 0023
STREET= 15912 N RAINBOW DR •
ADDRESS= SPOKANE WA 99206
CONTACT NAME= LONNIE STEVENS PHONE NUMBER= 509 535 9016
BUILDING SETBACKS: FRONT= 94 LEFT= UNK RIGHT= 10 REAR= UNK
REVIEW INFORMATION *****************,t***********
DEPARTMENT . REVIEW REQUIREMENT ,
BUILDING REVIEW COORDINATOR - J LARSON
COMMENTS:
BUILDING PLAN REVIEW REQUIRED
COMMENTS: •
BUILDING SEWER PERMIT PENDING
COMMENTS:
BUILDING ZONING/SITE REVIEW
COMMENTS : : . . . . t~
ENGINEER APPROACH/FLOOD PLAIN/DRAINAGE
COMMENTS: ENGINEER SITE DRAINAGE TO BE REVIEWED g 9~
COMMENT S : ew , e • 9S '
FIRE DISTR EIRE FLOW TO BE REVIEWED
. i ► ,
PROJECT NUMBER= 95002716 APPLICATION DATE= 08/24/95 PAGE= 02
COMMENTS: WA ST DEPT STATE HIGHWAY IMPACT/ACCESS
COMMENTS:
BUILDING PERMIT
CONTRACTOR= TOWN & COUNTRY BUILDERS INC PHONE= 509 535 9016
STREET= 5918 E TRENT AVE
ADDRESS= SPOKANE WA 99212
NEW= X REMODEL= ADDITION= CHANGE OF USE=
DWELL UNITS= OCCUP. LD= BLDG HGT= 14 STORIES= 1
BLDG W X D= 60 X 100 SQ FT= 6000 SPRINKLER= N
REQ PARKING= 12 #HANDICAP= 1 CRITICAL MAT= N
DESCRIPTION GROUP TYPE SQ FT VALUATION
OFFICE B-2 VN 308 14879.48
WAREHOUSE S-2 VN 5692 111221.68
ITEM DESCRIPTION QUANTITY FEE AMOUNT
COMMERCIAL VALUATION Y 734.00
PLAN REVIEW FEE Y 477.10
STATE SURCHARGE Y 4.50
ENGINEERS REVIEW Y 50.00
COMMERCIAL SURCHARGE Y 218.00
ZOCD-BUSINESS ZONE; 124 Y 270.00
ZOCD-COMM SQFT-S-lOK; 128 Y 110.00
,t*yt~~~yt*yt~****~*~*****~~**yt~~r** PAYMENT SUMMARY *****t*~r~***yt*~r~r**yt~~******~r
, PAYMENT DATE RECEIPT# PAYMENT AMOUNT
08/23/95 00007838 907.10 TOTAL DUE= 956.50 TOTAL PAID= 907.10
-PERMIT TYPE FEE AMOUNT' AMOUNT'PAID AMOUNT OWING
- -
BUILDING PERMIT 1863.60 907.10 956.50 .
- 1863.60 907.10 956.50 . ;
PROCESSED BY: BURRIS, ROBIN - ~•h P.RINTED BY: JOHN LARSON , ' _ - , THANK YOU
iS , ' ) ii , nTD
. . ~u ' a I~
r- ~ REPOKT OF 5/10/95 QkE-APPLICATION CONFERENCE
19011 E BROADWAY - SAILBOAT SALES
~ NAMF. ~ ADDRESS ~ CITY ~ STA'IE ~ ZIP ~ PHONE ~ CONTAGT
OWNER lBILL MOORE 115912 N RAINBOW ~ SPOKANE ~ WA ~ 99208 ~ 467-0023 ~ X ~
STATIE ENVIRONMENTAL POLICY ACT (SEPA)
Thc proposal was rcviawcd by tl►c Divieian of Buildinge for compliance with thc Stitc Eaviroameatal PoGcy Act. A threeWd determiantion ia nd rcquird based au WAC 197-11-800(1)(G).
PROJFCT OVERVIEW
Pole building for storage/sales and office for sail boatsales. The project will include a display yard adjacent to the freeway.
Only the office and restrooms are to be heated.
SUMMARY OF PROPOSED
occu-
LAND USE PANT CONST FIBE
61mtARCEL ZONE ACI1ON6 1YPE dU1LDING USE SQ.FT. GROUP TYPE F[AW WA71Et PURVEYOR / PHONE
~ ~
55175.0410 ~3 ZE-i39-76C ~ Oftioe 600600~ Muhipk ~ VN 1500 Consolldaoed IrriRadon Diatricx 019 (924-3635)
I IZE139A-76C I I Sabs I ~ I I
DISCUSSION TOPICS
(CLARIFICATIONS, ADDITIONS, AND CORRECTIONS TO WRITTEN COMMENTS)
ZOr1ING (456-3675) CONTACT: LORNE LAKSHAS.
* Written comments were prepared & a copy given to the applicant. °
* Note on site plan that storage and refuse will be stored inside the building.
* All major public entrances to buildings shall be landscaped with Type III landscaping.
* Legal description describes property left after freeway was built; could segregate back based on the original lot;
will require Cerbficate of Exemption.
a I u
ENGINEERING & ROADS (456-3600) CONTACT: KATHERINE MILLER.
* Written comments were prepared & a copy given to the applicant.
* WA State Dept of Transportation appears to be agency of jurisdiction and should have their own signature block
on this permit.
* Each property along Broadway is recluired to pay for the roadway restoration.
HEALTH DISTRICT (324-1560) CONTACT: DARYL WAY
* Ready to sign off with the understanding that connecdon is made to public sewer.
* A11 construcaon debris must be taken to a licensed disposal facility; no on-site burning or burial will be authorized.
FIRE DISTRICT NO. 1(928-2462) CONTACT: PAUL CHASE
* Knox box required.
* Division of Buildings to verify hydrant requirements.
DIVISION OF BUII.DINGS (456-3675) CONTACT: KEN JEFFREY.
* Written comments were prepared & a copy given to the applicant.
* For information on the Americans with Disabilities Act, call 1-800435-7232.
* One hour wall required on east side of property.
* Effective 411/94 all commercial projects shall demonstrate compliance with the Non-Residential Energy Code.
* Two euits will be required from this structure
WA STATE DEPARTMENT OF TRANSPORTATION (324-6199) GREG FIGG. * Will need a letter stadng number of vehicle trips per day. Provide copy to County Engineers.
SEE REVERSE FOR PERM/T RELEASE REQUIREMENTS
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PERMIT RELEASE REQUrREMENTS
Please submlt seven (7) seu of rtvrsed sfte, drainage, and landscapc plans plus three (3) compku seu njconstruction drawfngs to
the Deparpttent ojBulldings for acbrowldgernent and distribution m a!! thr appropriate agencfes. !n order jor ali agencies
to expeditiously process your project, it !s important that subnuuals includt ctll necessary drawtngs and documenss to insure
that review ojyour projeet is contpleted in the ltast mnounl oJri►nt. Documants should include: building address and kgal
descripdon ojproperty.
Spokane County's Project Review Coordinator will be John Larson at the Div. of Buildings 1456-36751.
)ZONINO JENOINEERS I HEAI.TH I FIRH I BUILDIN(3S I UT1UTlES
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1 lBuildinR heiRht in atories & feet ~ X
2lCurbino acound landscaping ~ X
3 ~ Dimension tcavel lanea ~ X
4 ~Exterior li h+a g/directian of illumination X
S i Fence location, heiRht, & type ~ X
6(Landsca i~n . of parking lot + X
7 125' Txpe II IandscaQing adiaeent to I-90 ~ X
811S' TXpe III landsca in adjacent to Braadway ~ X
9 ILandscaping (location, apeciea, eize) ~ X
10 (Parcel boundary dimensions end legal descrivtion ~ X
l l lBuilding coverage calcul8tion ~ X
12 IParicing & tcaffic ciroulation plan ~
13 IPericing siells (number, striping, dimension, directional arrows) ~ X
14 IPaving ~ X
15 ISetbacks ~ X J
16 Si na e(iocsGon, height, & squere footagc) ~ X I
17 S uare footage &c type of use of ro osed bldg ~ X
18 Traffic control devices ~ X
19 lDrainage plen (sweles, drywells, calculations) ~ I X
20 1 Driveways & all eoad appcnechea x
21 fHandicaUerkinf sialls & acceaswa,ys (into & within bld~`/f X ~
?;ir 'i' ri ~y~!{ Qy.~y 1~►yt~`~~ ~ y~.h.~ . x: ' ' } +S:i2C:Y• '2: i~~ r~,', '
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22 (Certificate of Exempdon ~ X
23 icri ation syatem pleas ~ X
24 Nursery esiimate ~ X
25 1 Pcomissory letter for landscape requirements ~ X
26 A,c~eemertt to paY fees & minimum rsquirements list X
27 Approach permit foc aceeas to county roads X
28 (Recorded property deed }t
29 IRID Agreement for fuwre inad improvements X
30 ICritical Materials list X X ~
31 lScwer permit I X
32 IConnection Ageement I X
33 lLock (Knox) box entry systcm form X
34 lSpecial NREC Plan Reviewer/Inspector X ~
rc4~agtk r • ••:p~t:•~. ` ~ • t :;,.1ti~ ; •x•: u~c~ ~ tr• r::a:<t.•:: ~t~ca c;'w:: t~:::•::.•>:.,+: •c• •::;t,+:.~ r.~r.;•: : { .
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35 ~BArrier-Frae Requirements (WAC 51-20) X ~
36 lDesign specificationa of proposed building ~
37 ~EJectrical details X (
38 ~ Enecsy details/calculations ~
39 ~Heating, ventilation & air conditioninR drawings X (
40 IPlumbing details 7{ ~
41 lScparetion wall details x ~
42 lStructural drawings with wet stamvs & calculations ~
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Sibnitu ,6f `o rdinator Signeture of Plen Reviewer
Project No: 95002716
.
Page 1
OFFICE OF TSE COIINTY ENGIN£ER
SPOKANE COIINZ'Y, WASHINGTON
Project:Admiralty Sailboats Date:May 10, 1995
Address:E. 19011 Broadway Ref No.B95073
Parcel No:55172.0410 Review Pre App
The County Engineering 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) For any new impervious surface area a drainage plan
for the site shall be 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 justify the number and type of
drywells proposed.
7. Elevation of drywell inlets where applicable.
8. Copy of the proposed landscape plan.
B) The subject property is affected by the "Findings and
Order" and the "Conditions of Approval" for the following
. land use action:
Spokane County Zone Change No.ZE-139A-76
C) The following improvements within adjacent Right of Way
are required prior to the release of a building permit:
1. 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. Broadway, 'Iypical Roadway Section 1
local access.
NOTE: An RID agreement for the realignment of
Broadway will be accepted.
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
Engineer. Required plans are to be submitted prior to estimating
the amount of the f inancial guaranty or permit release.
«
f , .
Page 2
2. As an alternative to the required road improvements
the County will accept an RID/CRP agreement
"Notice to Public No. 6" on the property.
. 3. Each applicant along Broadway is required to pay for
the roadway restoration. The amount will be based on
linear feet of frontage along Broadway. For the
54.39 feet indicated on the preliminary site plan
the amount will be $250. If the frontage length
changes the amount will also reflect the change.
4. Please submit a copy of a recorded property deed
from the Auditors off ice for the subject property.
Upon receipt of the deed our staff will prepare the
right of way deed and/or the RID/CRP agreement.
5. Approach permits must be obtained, after a site
plan has been approved, and before the issuance of
a building permit, f rom the County Engineering
Department for any new or improved driveway
approaches to the following streets:
a.Broadway
, D) Insufficient information was submitted with the proposal.
We are unable to proceed with our review. We will need
the following before we can proceed:
1. Site Plan.
2. Drainage plan as specif ied.
3. Other information:
a. A parking 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 with standard traffic engineering practices. Paving as
required by the County Planning Ordinance, will be required for
any portion of the project which is to be occupied or traveled by
vehicles. It is illegal to back out onto the Right of Way.
b. The Washington State Department of
Transportation appears to be agency of jurisdiction on this
. project and should therefore have their own signature block on
the permit.
E} Utility Condition: Permittee is responsible for arranging
for all necessary utility adjustments or relocation as
required for completion of the improvement.
F) The owner of the property or the authorized
representative must complete and sign Spokane County
Engineers "Agreement to Pay Fees". This document must be
returned to the County Engineers Off ice. Plan review will
not be completed until this document is executed. This
document is attached to these comments. Please return
the completed Agreement to your contact person at the
Engineers Department.
G) See comments on the attached minimum requirements
checklist. Please return the checklist to your contact person at
. County Division of Buildings.
.a.
j ,
Page 3
The applicant or their representative is responsible for
including each item that is marked "Required By This Project" in
their submittal in accordance with the checklist descriptions.
Each item submitted that is to meet the checklist shall be
checked off by the applicant or their representative. Submittals
which do not conform to the above requirements will be returned
for further items with no review being accomplished. This will
prolong the review process. If changes occur in the requirements
for the project because of further conversations with Spokane
County representatives, please attach a note explaining the
agreed upon change in requirements. When the applicants'
submittal is finally approved, the Engineers department will
release their portion of the Building Permit.
Your contact person at the County Engineering Department is
Katherine Miller, 456-3600.
Page 1
OFFICE OF THE COUNTY IINGINEER
SPOKANE COUNTY, WASHINGTON
Project:Admiralty Sailboats Date:May 10, 1995
Address:E. 19011 Broadway Ref No.B95073
Parcel No:5517_g-.0410 Review Pre App
The County Engineering 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) For any new impervious surface area a drainage plan
for the site shall be 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 justify the number and type of
drywells proposed.
7. Elevation of drywell inlets where applicable.
8. Copy of the proposed landscape plan.
B) The subject property is affected by the "Findings and
Order" and the "Conditions of Approval" for the following
, land use action:
Spokane County Zone Change No.ZE-139A-76
C) The following improvements within adj acent Right of Way
are required prior to the release of a building permit:
1. 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. Broadway, Typical Roadway Section 1
local access.
NOTE: An RID agreement for the realignment of
Broadway will be accepted.
. 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
Engineer. Required plans are to be submitted prior to estimating
the amount of the financial guaranty or permit release.
, •
Page 2
2. As an alternative to the required road improvements
the County will accept an RID/CRP agreement
"Notice to Public No. 6" on the property.
3. Each applicant along Broadway is required to pay for
the roadway restoration. The amount will be based on
linear feet of f rontage along Broadway. For the
54.39 feet indicated on the preliminary site plan
the amount will be $250. If the frontage length
changes the amount will also reflect the change.
4. Please submit a copy of a recorded property deed
from the Auditors office for the subject property.
Upon receipt of the deed our staff will prepare the
right of way deed and/or the RID/CRP agreement.
5. Approach permits must be obtained, after a site
plan has been approved, and before the issuance of
a building permit, from the County Engineering
Department for any new or improved driveway
approaches to the following streets:
a.Broadway
. D) Insufficient information was submitted with the proposal.
We are unable to proceed with our review. We will need
the following before we can proceed:
1. Site Plan.
2. Drainage plan as specified.
3. Other information:
a. A parking 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 with standard traffic engineering practices. Paving as
required by the County Planning Ordinance, will be required for
any portion of the project which is to be occupied or traveled by
vehicles. It is illegal to back out onto the Right of Way.
b. The Washington State Department of
Transportation appears to be agency of jurisdiction on this
. project and should therefore have their own signature block on
the permit.
E) Utility Condition: Permittee is responsible for arranging
for all necessary utility adjustments or relocation as
required for completion of the improvement.
F) The owner of the property or the authorized
representative must complete and sign Spokane County
Engineers "Agreement to Pay Fees". This document must be
returned to the County Engineers Office. Plan review will
not be completed until this document is executed. This
document is attached to these comments. Please return
the completed Agreement to your contact person at the
Engineers Department.
G) See comments on the attached minimum requirements
checklist. Please return the checklist to your contact person at
, County Division of Buildings.
Page 3
The applicant or their representative is responsible for
including each item that is marked "Required By This Project" in
their submittal in accordance with the checklist descriptions.
Each item submitted that is to meet the checklist shall be
checked off by the applicant or their representative. Submittals
which do not conform to the above requirements will be returned
for further items with no review being accomplished. This will
prolong the review process. If changes occur in the requirements
for the project because of further conversations with Spokane
County representatives, please attach a note explaining the
agreed upon change in requirements. When the applicants'
submittal is finally approved, the Engineers department will
release their portion of the Building Permit.
Your contact person at the County Engineering Department is
Katherine Miller, 456-3600.
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TRANSAMERICA , ^ THIS EWE&R6VI6E6 F94ECORDER's usE: ~
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.TITLE INSURANCE COMPANY • '
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F11E0 FOR RECORO AT qEOUEST OF ~UN I 1
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9506154bOl
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Statutory Warranty Deed
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THE CRAN'I'OR S DONWOOD, • ZNC.', a _ Washington corporation, ~
. ~ ~ ~ _ ~ • _ 5
lorendinoonsiderationof Ten Dollars and other valuable consideration,
,
;nhandpaid,oonvcyenndwatrantm to WILLIAM L. MOORE and KATHLYN L. MOORE, husband and wife, ~ }
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s t onte-half and CARL E. RAFELLO and MARY LOU R11FELL0, husband and wife one-C~.
la (oiwng aeeercnbed ien) eatete, eituatcd in the County of Spokane ~Steteof Washington:
Lot 5, lying South of Primary State Highway No. 2, Spokane to Greenacres,
Block 3, CORBYN ADDITION TO GREENACRES, according to prat recorded in ~
Volume "S" of Plats, page 30, in Spokane County, washington;
EXCEPT those portions of said Lots 2,3,4 and 5 conveyed by Burlington r
Northern Inc. to the State of Washington by Quit Claim Deed dated June C, .
4, 1976, undez No. 7609160303, and EXCEPT those portions of Lots 2,3,4,
S and 8 conveyed by the Great Northern Railway Company to the State of '
washington for highway purposes by Quit Cl.aim Deed dated October 10, 1957, E:
recorded as No. 4938718 and described as "Freeway Right of Way" and ~
"Frontage Service Road Riqht of Way" only.
SUBJECT TO: • -a`
1. Restrictions and easements of record includinq any covenants common
to the area, including any relinquishments as per recording No. 4938718.
2. Last half of 1995 general taxes which will be due on or before •
October 30, 1995.
3. Last half of 1995 Assessment of Conso2idated Irriqation District
No. 19 and future assessments of district.
Daled 19............. 9~UU0D71iJ.Q , .
Excise e~ Pa'~-C
Sale Amt. Pd.
DONWOOD, INC. /JO• DO .
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ST/1TIi 01- W/1SIIINGTON STA'I'E (11' WACHINGTON
COUNTY l)l: COUNTY clF S o anP
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1 eertify tAa I teK.w cK have sat'r+(acynrr evkkne thst ~enify ~hal 1 Iti iac vii.factnry eviJcnce t r~~~ L • , .
ia lht ia the fervinte) wM appearcd PeG t nrc. stal aaiil r-crsrm(sl Ktew•wieilFnl tlut fhtla!►dthry! >iRn.
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PERMIT DOCUMENT TRANSM TTAL
Spokane Couniy Divisian of Buildings -
1026 W Broadway Ave.
Spokane, WA. 99260
Project Address: Project ~;!5 - 2.7 t
Business Name:
CONTACT: Phone:
Mailing Address:
COORDINATOR: Jo\Aq Phone:
DOCUMENTS CIRCULATED
Fire
Description Bulldlng Zonlrtg Enylneers Heatth Dlstti_A_ lJtlltdes SCAPCA (NQ•'p~-
AGtZo-aWN i 4b2 PCc ~
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Received By
Date of Transmittal: Circulated by:
RECTIVED
► ;
AUG 2 41995 i
. ;
; Sa09A;if COURiTY ENGIkEER
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P 1083 . ~ . ADMIRALTY SAILBOATS OF SPOKANE
A DIVISION OF B 8 K CORP. , •
WK, (509) 926-1150 19-701613250 ,
19011 E. BROADWAY AVE, la%vc4 19
; • . • GREENACRES, WA 99016 J 1 • ~
OF ~04/~ C-~`G~`A~ ~ I ~~~0• J'U O I i ' ~
ORDER ~
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~ • IIIi WASHINGTON MUTUAL
SAVINGS BANK
• • , , ^ Norlhpointe flnancial Center 060
. • 9604 NoAh Npwport Higbway
$polcano, WA 99218
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3 i~ 111303207le,Du" 108 3 .
. 0 0 .060
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. RECEIPT Dote 19
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Received From
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Address
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' ' . ACCOUNI HOW PAID ' .
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ACCOUNT
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BAUNCE MUNEY
ORDER r
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8Kd08 RE01FOM11.
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~S P O K A N E C O C.JN T Y
OFFfCE OF THE COUNIY ENGINEER • A DTVISiON OF THE PUBLIC WORKS DEPARTMENT
Ronald C. Hormann, P.E., County Engineer Qennis M. Scott, P.E., Director
November 19, 1993
Gordon Curry Gordon W. Curry & Realtors Co.
E. 14313 Trent '
Spokane, WA 99216
Subject: Broadway Avenue (East of Barker) - Road File No. 443
Dear Mr. Curry: .
You asked sometime ago about the County accepting Broadway, East of Barker Road, for full
time maintenance and what requirements we had to accomplish that acceptance. First, we would require
that the roadway ditches be graded and cleaned and shouiders graded, the pavement be crack sealed, then
given a chip sea] coat. Second, we would ask the construction of a turn around at the East end of the
~ road or, as you have proposed, connection out to Sprague Avenue. Our estimate for the fix-up of Broadway Avenue, if the work were done by our crews is
$12,000.00 at today's cost. You could arrange to do the work by private contractor(s), if you so desired,
providing the proper permits are obtained from this office and inspection accomplished. Once the road
is accepted, routine maintenance will be done by the County. Additional road improvements will be
required as property along the road is developed, ie widening, curbing, drainage control sidewalk etc.,
together with provision for participation in a future overlay over the entire road to accommodate the
traffic resulting from the commercial-industrial development.
Very truly yours,
Ronald C. Hormann, P.E.
Spokane County Engineer
. / ~ ~_Z .
Verril S le
Engineering Administrator .
- i qq'71
W. 1026 Broadway Ave. Spokane, WA 99260-0170 (509) 456-3600 FAX (509) 456-4715 TDD: (509) 324-3166
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DETAILED PROJECT DESCRIPTION:- 5,41,1za'o-I ~S',~/ 5
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PROJECT NUMBER= 95002716 PRE-APPI,ICATION INFO DAT._. -)4/27/95 PAGE= 01
THIS IS NOT A PERMIT
PENALTIES WILL BE ASSESSED FOR COMMENCING WORK WITHOUT A PERMIT
SITE STREET= 19011 E BROADWAY AVE PARCEL#= 55172.0410 ADDRESS= GREENACRES WA 99016
PERMIT USE= 5/10/95 @ 10:00 - SAILBOAT SALES .
PLAT#= 000000 PLAT NAME= UNKNOWN
BLOCK= LOT= ZONE= B-3 DIST#= G
AREA= F/A= A WIDTH= DEPTH= R/W=
# OF BLDGS= # DWELLINGS= WATER DIST = CONSOLIDATED IRRG #1
OWNER= MOOR, BILL PHONE= 509 467 0023
STREET= 15912 N RAINBOW DR
ADDRESS= SPOKANE WA 99206
CONTACT NAME= BILL MOORE PHONE NUMBER= 509 926 1150
BUILDING SETBACKS: FRONT= 94 LEFT= UNK RIGHT= 10 REAR= UNK
REVIEW INFORMATION
DEPARTMENT REVIEW REQUIREMENT
BUILDING REVIEW COORDINATOR - J LARSON _
COMMENTS:''"' '
PRE-APPLICATION
CONTRACTOR= PHONE= -
STREET=
ADDRESS=
* PROJECT NOTE: TOPIC = CONTACTS DEPT = BUILDING *
COORDINATOR: JOHN LARSON
PLAN REVIEW:
SR INSPECTOR: -
PROCESSED BY: BURRIS, ROBIN
PRINTED BY: BURRIS, ROBIN
THANK YOU
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nECIPnOC%1L USE AGREEMEN7V--
~ AF'PROACFI'pERMIT
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Pi~OP~nTY LIN~B_._..... . _ . _ . . . . . . . ........X
SET=ASidE s~iiowri o►t.piains_..-. . ~ . . . . . .
. GRADES ~tttltl _...X -
STA~JIF' . . ~ X
I'AVING(sut face cltscriptioii) . . . . . X . . _
~ TnAt=FiC CInCULATIOM PU1tJ X
LAKb~CAI'ff F'L.AN (268 COh1~l.iC~1-j . . . . . . . X . . . .
diYwefl%LidIInieUSplasli block Uelail... . . . . . . . , . . x.. . .
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Swa1e voiurTie calcuialions ~X ~
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f'te beveloped Conc1111nl-i--"-"-*'----- _ . X
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f F2-55 AhIALYSIS . . . . . . . . . _ . _ -~---..W-~-
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Quantllies%8ona eslimale
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S I7 U K .N E C O U N'~:' Y
OFFICE OF TFIE COUNTI' ENGINEFR • A DIVISION QF TI TE PUBLiC WORKS DEPARTMENT
Ronald C. Harmann, I'.E., County Engineer Dennis M. Scott, P.E., Director
AGREEMENT TO PAY FEES
ENGINEER'S AGREEMEIVT NUMBER q C50 73 This agreement between Spokane County and Gl/i~ ~ e m 1-7002
kname di person)
whose interest in the project is Ol,vl1/E'R
,
ti.e. owner, agent, e(c.)
is entered into this day of 19 19 ~'5-. This agreement is applicable to the project
known as: ~ .,v 4.r.¢ofs c~~ pro~ec ac res"s oi e number)That the individuals and parties named herein as having an interest in the above described property or project
agree to the following:
1. Reimburse Spokane County for project review and inspection fees as specified in Chapter
9. t4 of the Spokane County Code. The fees will be based on actual salary costs incurred
by Spokane County for project reviews and / or inspections plus a ten percent administrative charge, and will be billed monthly as accrued. Any billing amounts due,
including any expenses incurred in the collection of an overdue account, must be paid
prior to the County's acceptance of the project for filing. If a project is approved and/or
filed with a balance still owing, the unpaid balance shall be paid within 30 days of the
invoice date. 2. The undersigned agrees that these fees are due and payable upon receipt of the billing as
specified above. 3. Any invoices not paid within 30 days of the invoice date will be considered delinquent.
If any outstanding balance on the account for this project is not paid within 30 days of '
the invoice date, no further reviews of the project documents will be conducted until the
entire account balance is paid. Any balance on the account for this project not paid
within 65 days of the invoice date may result in legal action or the initiation of other
collection procedures, including referral to a collection agency. Tlie Sponsor will be liable for any and all expenses incurred by the County for the collection of overdue
accounts.
4. The monthly billing should be sent to the attention of:
NAME: Z. 1-1002 -e
ADDRESS:
10,
CITY, STATE: eiv 4 r.,S /*l~i4
ZIP CODE: PHONE 'ot2 ic 11S4
I understand that failure to pay these fees may result in delay in completion or approval of the project or other
possible sanctions.
C) If this fee agreement is completed by someone other than the Sponsor (i.e., the project
owner or a principal in the firm sponsoring the project), such as the Engineer designing
the project, then written authorization from the Sponsor specifically authorizing the
Agent to execute tivs Fee Agreement is attached to this Fee A reement.
SIGNATURE By:
(PRINT NAME)
RETURN YELLOW COPY TO SPOKANE COUNTY ENGINEERS
k\p\tlagreemen.fee 2!1/95
1026 W. Broadway Ave. • Spokane, WA 99260-0170 •(509) 456-3600 FAX: (509) 324-3478 '1'DD: (509) 324-3166 '
. ADMIRALTY SAILBUnrS SPO 509 926 1150 P.03 •
, . • •
too'00~
1 S~' V K J1 N L V V
Orrtce of Tt tE CourltY F.NONPFa • A b1v1SlON OF Ti iH ['U8L1C: WvRKS MPARTMP.Nt
Ran.i1c1 C. 1IhrmAtin, I'.E., County Engtneett Mnnts M. 3cott, P.P_., Dlttctof '
AGKCEMENT TU pAY FEE5
-
:tNECR's AcxEEM~:Nr tvvMBEx 1 S D
~
TWs ogreement between Spokane Couttty mtd .
ise interest ln Itie ptoJect is ,
t~~ . .
itered into this day of rQ - , 19 s. Thts Agreement is appllcable to tht project
wh A3:
lprojeci . riutnoefj
Tliat tiieIridtvtduals aiid parttes named hereln to having an interest In the above described pfopetty vt ptvJect
!r to the t'oliowtng:
1. Reimburse Spoknne County fo[ ptoject teview and tiiaPectton fees ts specified In Clteptef 9.14 of tlie Spokane Cotiiity Codt. The fecs vultl be bascd vn actual salaty costs incuttr.d
by Spokane Coutity for project revtews gnd / or inspectivns p1us a ten peccent
adrninistritlve charge, atid will be billed monthly as aectued. Any bitling ttmounts dtle,
Irictuding any ezpen.~es lncurred itt tfie collection of gn ovetdue accvunt, must be paid
hrior to tlte Cotiiity's acceptance of the project for t11lng. Tf s project Is approvca gndldt .
iled willi A Wtancc stlit owing, the unpald balanct shalt be paid wtthtn 30 days of the lnvoice date. 2. 'I'he tindersigheci agrecs that ttieae fees At# dtte And payable upon teceipt of tlie bllling As .
sPecified above.
3. Atiy involces not palci witli3ti 30 days vf tlie invoice date will be considered delinquent.
lf Any otitstanding balance on the gccouttt for this ptoJect is not pald wlthin 30 daya of .
i1te invoice date, no further review3 of tlie project documents will be conducted unttl the tntire account baiincc is paid. Any balanct on thr account for this proJect not patd
a►ithin CS days of tlie invoice date mAy reau[t In legal action or the initiation of othec
collcction procedures, litcluding teferrAl to a colfection agettcy. The Sponqor wtll be
liable for any atxl all expenses inctitred by the Covnty for the collectton of overdut
~ccowtts. d. 7'he montiily hillinR shoutd be stnt to tlie Atttntion of: .
NAMB:
AUURESS: cITY, sTnTE: 6keLo"6ee3- &44 Ztp CODE: ,~~D/B
ptiONE N:
I understand Iliat fallure to Pay these fees msy ttsult in delay In compictton ot approval vf ttie ptoject or btho-t ible sRiictiotis.
0 If tilis fee agreetntnt is completed by someone other than the Sponsot (I.e., the pro,ject
owtaer or A prinCipai In the finn spontoting the project), such as the Engineer designlhg
the project, thtn written authorltation frbm the Spohsoi tppcffically authdritfng tht . ,
Agmt to exetute thly Pet, Agrftmptif is gttached to this t'ee A c"ment.
• .
SIONATvaP, 13y:
• ,or-~ ~''ia o ~ ~ .
(pItINT NAMB) ~
-MIN YELLQW Gt)P oKAN~ c y~r~~RS :
fRetetne111ee 21t/9S -
ADMIRALTY SAILBOATS SPO 509 926 1150 P.03
, , • s u
'1°
C3 K N ~ • i, ~ V U 111-7
UFnCE OF TE iE COUKTY ENf;[NFF.R • A b1V1SlON OF TI [B I'U8L1G wORKS DEPAR'iMENT
Roiiald G. }iormactn, P.E., Counly Engitieer Mnnis M. Scott, F.E., Director
A►GREEMENT TO PAY FEM
ENGIN~ER'S AGItEEMENT rrUMBER .
This agteement between Spokane County and ~00/1 ~ ~
name o penon)
whvse interest in llie prvject is Ql.vl/d°9 9
(i.e. awner. agenc, etc.)
is entereci into this day of 4k~ s p4 ~ 19 q' S. T}iis agreement is applicable to the project
lcnown as: <Sv
pC eC a 9 Z& r.• tlame ot Ti c num r
That the individuals and parties named hetein as having an interest in the above described property or project
agree to the following:
1. Reimburse Spokane County for project review and inspection fees as specified in Cliapter
9.14 of the Spokane Coutity Code. The fees w'tl( be based on actual salaty eosts incurced
by Spokane County for project reviews and / or inspections plus a ten percent
administrative charge, and will be billed monthty as aecrued. Any billing amounts dtle,
including any expenses incurrcd ln the coltection of an overdue account, must be paid
prior to the Couiity's accepcance of the project for filing. If a project is approved and/or
fited witli a balance still awing, the unpaid balaiice shall be paici within 30 days of the
invoice date.
2. 't'lie undersigneci 1grecs that tliese fees are due and payable upon receipt of the billing as
specified above.
3. Any invoices not paid witliin 30 days of the invoice date will Ue considered delinquent.
[f any otitstanding balance on the account for this project is not paid within 30 days of
ttie invoice date, na further reviews of the project documents witl be conducted untid the
entire aeeount balance is paid. Any balance on the account for this project not paid
within 65 days of ihe invoice date may result in legal action oc the initiation of ather
collection proeediires, including referral to a coliection ageney. Tlle Sponsor wilY be
liable for any and all expenses incurred by the County for the collection of overdue
accouiits.
4. The monthly bitling should be sent to die attention of:
N11ME:
AUllRESS:
C1TY, S'I`ATE:
ztP coDE:
PliONIE L/ {,,i
I understand iliat failure to pa' kne fees may resuit` in delay in comple or approvat of tiie projecc ar other
possible satictiotis.
Q If this fee agreernent is completed by someone other than the Sponsor {i.e., the projece
owqer or a principal in the firm sponsoring the project}, such as the Engineer designing
the project, then written authorizatlon from Qhe Sponsor spccfficaily anthorizing the
Agcnt Qo execute th.is k'ee Agreement is attached to this ree t~ reement.
SIGNATURE By: •
(PR1NT NAMB)
RE1`UR.ri YELLOW COPY 10 SPUKANE COUNTY ENGINEERS
kkp\Aagccemta.[ea 211195
1026VV. $roadway Avc. • Spokane, WA 99260-0170 •(509) 456,3600 PAX: (509) 324-3478 TUT); (509) 324-3I66
i
v V=~ AP i' LI CANTS ~tAM r~i ir~~ o~`-c
~~RIA~ C~
~
aLDG T Q C1 ~-~Z
,
a~ OTHER ~ ~/1AILING ADD~CS~ ~
s l~ . T S , r~ Y.~
PARCEL ~ ~ S I , O L,//(~ PH4~IE - HOMF $ ~ ~ - ~I`S~`d
ttoaD vaME ~ w~r, 1 ~1 t~/ PxoNE - woRK ~ - ~ ~ 3
J '
Zlic Collowin~ documcnts arc necded before che Spokaae Counry Cngincc~s Dcpartment can Uegi.n processi~g your
variancc or i~uuding ~p~licacion as approved. (509) 456-3600
.yGREEYIE~IT TO PAY FEES have beea coilected.
~ RECORDED COPY OF DEED, DEED OF'I'RUST, cvntract or coaveying instrumeut. ~ese may be
abcained Erom che Caunry Auditor, 2nd ~Ioc~r of ~the Counhouse. _
I.EG~L DESCRIP'I'ION of your acc~ easemenc. -
L.ISTING 4F YAlI~tES of individuais who wiil be signi.ng che documents. These individual aames-
shouid aopear as che persva(s) legally sign their name. " _
C~i`~'T .~.SSESSOR'S iY1AP which depicts che loc~tioa oc vour ~roperry.
OwNERSHIP 1~IICR0•RIIN. T~iese may be obcained from che County ~ssessors, lst floor, of che
Caurthouse, Jetferson edcrance, 2nd daor on the left. ~
The nec~ssary documents will be prer~ared by che Engiueer"s Dep~artmen[, Righ[-af-Way Section, upon provision of
che i.at"ormacioa aoced above. You will be nocified w~en ct~e documencs are ready for signature. 1'tie documents may
be sent to vou, ~owever, IT SHO(JI.D BE N4TED 'I~.T A,LL SIG~A'I'URES t1~fUST BE NOT.~RSZED. T'ne
Enginee~s Deoartmenc does have nocaries availabie if you choose to sign the documents at our o~fice.
~ Please ca[I w~en ready Ptease maii w~ea ready
vocice co Public Q ~ Right-oF Way
COMME?vT'S ,
: ~
ly
Risl~t-af-`Vav ,-~.gent ~r,~~ _ ronvacd co yvu ~'rom _ f ~ ° , -
~~~0«~.192" , r
, ~ c ~ 9's~-
. 9508290280 YOI. 17 6 G PAGE 161.
. , .
:.WR a€a
. ~ ~ " . RE 0 t3ESIi ~1C~06 G) C1'1
.
log In date: _ - /'~i~• 9S Parcei #
Road NameMe: itAl AV{. Atic 29 3 14 PN '95
P~rpose: %i~repared By: E. D~NANUE .
o~ »711'OR ~L.
Req 13y: (Land Dev),~ 'A..{ SPOKt,NE COUNTY WASN. '
• qEPUTY
NO, f . NOTICL TO TIILi PUl3LIC . RID WAI`IER, AGREEMENT AND COVENANT: KNOW AI..L MEN BY 7'f-fESE PRESENTS, That
~William L. Moore and Kathlyn L. Moore, husband and wife; and Carl E. Rafello and
1
s
Mary Lou Rafello,.husband and wife,
being the owners of the following described lancls in consideration of Mutual Beiielits now or to be liereafter derived,
~ do for themselves, tileir heirs, grantees, assigns and successors in interest Iiereby request and authorize Spokane
County to include ifi-e,below described property in a Road Improvement bistrict (IZID) and to stipport ttie formation
of a Road.Improvement Iaistrict for improvement of the road(s) described below by requesting and authorizing
Spokane County to Place their nanie an a petition for formalion of a Roacl Iiiiprovement District pursuant to RCW
36.88.050; or by'requesting and autliorizing Spokane County to cast tiieir ballot in favor of a RID being formed
under llie resolution rnetliod ptirsLiant to RCW 36.88.030, ancl/or by not filing a protest against the formation of a
RID being formed under the alternative resolutian metiiod provided for in RCW 36.88.065 ancl Cliapter 35.43 RCW.
If a RID is proposed for improvement of the road(s) described below, said owners and sticcessors further agree: (1)
. that the improvements or constnictioii contemplated within the proposed RID are feasible, and (2) that the benefits
to be derived from the furmation of the RID by tlte property included tlierein, togetlier witii the amount of any
County participation, exceed the cost ancl expense of formation of the RID, and (3) that the property witliin the
: ptAposed RID is sufficiently developed; provicled, tliemselves, tlieir Iieirs, grantees, assigns and successors stialt retain
: the rigfit, ss autliorized under RCW 36.88.090, to object to any assessment(s) on the property as a result of the
improYem ents Ca!!ed far in cor;unciion witti the Foranalion of a 1?ID by either the pe!il'son or resolutior. mcthoc! under
Chapter 36.88 RCW and to appeal to the superior court the decision of the Boarcl of County Commissioners
coitfirming the fi»al assessmeiit roll; provided fiirther, it is recognized that actual assessments may Yary from
assessment estimate so long as they do not exceed a figure equal to the increased tnie and fair value the
improvement(s) add(s) to the property.
It is furttier acknowledged and agreed that at sucli time as a RID is createcl or any cotinty road improvement project
is authorized by Spokane County, the improveiiients required shall be at tlie sole expense of the owners of property
within the ItID or served by the improvements without any monetary participation by Spokane County.
' .
The RID waivec contained in this agreement shall expire after ten (10) years fi-om the clate of execution below:
The above conditions and covenant apply to the following described property:
AS-SESSnItS pARCE- M.: 55175.0410 .
That portion of Lot 5, F31ock 3 of CORBIN ADDITION TO GREENACRES, as per plat thereof recorded in Volume "S" of Plats, Page 30, Spokane County, Washington, ~
' lying,South of Primary State Highway No. 2.
a - '
tT
r
1`~ C) 6 P,
4cE 1 6;~
7'his Agreetnent appties to tiie iriiproveinent of Broadway Avenue , Itf No. 443-E
by grading, draiiiiiig, surfacing, curbiiig, paving, sidewalk construclion iiiclucling traffic control facilities ancl related
work. . Tliese requirerneiits are ailci sliali rtin witli the land and sliall be binding upon tlte owiiers, tlleir Ileirs, successors or
assigns.
1 e a ~ • ~'1
IN W1TN SS W~ , REO~~, Iiave Iiereunto set Itand(s) aricl seal(s) tl»s day of
. r , 199 5 .
H :~1j%~'d.~*-~-._ / By:
Y .
, William L. Moore Carl E. Rafel~l/-
. , ~
~
. Ay: BY: _
~ Kathfyn L. Moore q7yu Rafello
STATB OF WASHINGTnN )
COUNTY OF SPUKANC ) ss
I certify that I know or Iiave satisfactory eviclence that William L. and Kathlvn L. Moore •
(Ware) the persoti(s) wlio appearecl before tiie, anci saiJ'nerson(s) acknowlecl6ed tliat they signed tliis
instnimetit, and acknowlecl6ed it as their free and voluntary act, for tl►e uses aii(i purposes mentioned in tlie
'tnstrutneiit.
f
Uated tliis clay of 199 5 .
~
. . . -~'~t•!o`~ .ti'!,~~.~~
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• R~~:~ = , ~Z ~ ,~~c TH~~S
~lotary I ublicd /
:;4• r~'~~:.;,....; ~ .A =
:=a~s . In ar~
d for llie State of Washington,
l o~.
Ud ~C
'.,,..F, ~ \ o • ~ resiJiiig at Spokane.
r ~'s;~~f~'~•~• 1q:.•~My a~~~~ointn~ei~t expires 9s ,
. , ~.4p ~y .
p.
• ~
" STATE OF WASHING'TON )
COUNTY OF c, e ) ss
I certify that I know or have satisCactory evidence ttiat Carl E. and Mary Lou Rafello .
Ozdare) the persoii(s) wlio arpeared before tne, and said'- person(s) ackrlowledged tllat they signecl this
instrurnent, and acknowledged it as their free and voluntary act, for the uses and purposes mentioned in the
instrument.
~
,
Dated this day o1
: • .
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. .
. SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS OF FACT, CONCLUSIONS AND ORDER
INTRODUCTION
This matter has come before the Hearing Examiner Committee on December 16,
1994, continued from the December 15, 1994 regularly scheduled hearing. The
members of the Committee present are: Verona Southern, Chair, and Toni
Nersesian.
PROPOSAL
The sponsor, Donwood Inc., requests approval of a Change of Conditions,
ZE-139A-76, to an existing Regional Business (B-3) zone to allow a revised site
plan and those uses permitted in the Regional Business (B-3) zone.
FINDINGS OF FACT AND CONCLUSIONS
1. The property is generally located south of and adjacent to Interstate-90,
approximately 800 feet east of Barker Road, in the West 1/2 of Section 17,
Township 25 North, Range 45 E.W.M., Spokane County, Washington.
2. The Committee adopts the Planning Department Report as a part of this record.
3. The existing land uses in the area include single family residences, a truck stop,
commercial uses, administrative offices and vacant, undeveloped land.
4. The proposed use is compatible with existing uses in the area.
5. The Comprehensive Plan designates this site as Urban and within the Priority
Sewer Service Area (PSSA). The Urban category is intended to provide the
opportunity for development of a"ciry-like" environment. The Urban category will
typically be developed with residential, neighborhood commercial and light
industrial uses with the more intensive land uses located near heavily traveled
streets with public services available. The Urban category is intended to be
implementeri by the Neighborhood Commercial (B-1) zone, while the more
intensive commercial classifications, Community Business (B-2) and Regional
Business (B-3) zones, will implement the Major Commercial category of the
Comprehensive Plan.
6. The existing Regional Business (B-3) zone does irnplement and conform to the
Comprehensive Plan.
7. The Arterial Road Plan designates Broadway Avenue as a Local Access Street with
a recommended right of way width of 60 feet.
8. The existing zoning of the property described in the application is Regional
Business (B-3) previously established as Freeway Commercial (FC) zoning in
~i •
\ '
' . •1976 and redesignated to Regional Business (B-3) on January 1, 1991 pursuant to
the Program to Implement the Spokane County Zoning Code. The proposal does
conform to the requirements of the existing Regional Business (B-3) zone.
9. The provisions of RCW 43.21 C(The State Environmental Policy Act) have been
complied with and a Detennination of Nonsignificance (DNS) was issued. The
Committee, after independent review, hereby adopts the DNS.
10. The legal requirements for public notice have been fulfilled.
11. The owners of adjacent lands expressed neither approval nor d.isapproval of the
proposed use.
12. The applicant testified at the public hearing that he would accept the Washington
State Department of Transportation (WSDOT) trip generation estimate of 1,600
vehicle trips per day for the site, as presently approved for ZE-139-76. The
applicant further testified that he opposed Planning Deparnnent Condition #7
requiring a 36 inch high decorative wall along Broadway Avenue and Condition #2
requiring a subsequent public hearing for specific site plan review.
13. The applicant has demonstrated that conditions have substantially changed since the
original zoning of this area and accordingly, the proposed change of conditions is
justified. Specifically, changed conditions include the adoption of the Spokane
County Comprehensive Land Use Plan, Spokane County Zoning Code, and the
availability of public services and facilities.
14. The proposed use will not be detrimental to the public health, safety, morals or
welfare especially in light of the conditions recommended by the reviewing
agencies.
15. The Washington State Department of Transportation (WSD01) submitted a letter at
the public hearing which included an appeal of the Planning Department's
Determination of Nonsignificance (DNS) based on traffic issues and potential traffic
generated by the proposal. The appeal of the DNS was withdrawn following
testi.mony by the Office of the Spokane County Engineer, Planning Department,
and the applicanL -
16. The Committee additionally finds/concludes:
a. The Committee finds that the site plan of record submitted by the applicant is
very general in nattm and subsequent public hearings are necessary for site
plan review to determine if future site development complies with all
applicable regulations and to ensure that adequate review is made and
mitigating measures imposed through a public hearing and conditions of
approval. The Committee finds it reasonable to implement the condition of
approval recommended by the Planning Department to require subsequent
public hearings for site plan review.
b. The Committee finds that the landscaping requirements recommended by
Planning Department Condition No. 7 should be modified. The Committee
finds that the landscaping required by the Spokane County Zoning Code, in
, HEC Order for ZE-139A-76 Page 2
, , -
. • •add.ition to the 15 feet wide strip of Type III landscaping along Broadway
Avenue, are appropriate for the site. The Committee finds the recommended
36" high meandering decorative wall may not be compatible with future
development and uses on the site, and therefore should not be required.
CONDTTIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
1. All Conditions imposed by the Hearing Examiner Committee shall be binding on
the "Applicant," which term shall include the owner or owners of the property,
heirs, assigns, and successors-in-interest,
2. The following Conditions of Approval apply to the real property described below:
Lots 2, 3, 4, and S lying South of Primary State Highway No. 2, Spokane to
Greenacres, and all of Lot 9, Block 3, CORBIN ADDTTION TO GREENACRES,
according to plat recorded in Volume " S " of Plats, Page 30, in Spokane County,
Washington.
EXCEPT those portions of said Lots 2, 3, 4, and 5 conveyed by Burlington Northern
Inc. to the State of Washington by Quit Claim Deed dated June 4, 1976, under
Record.ing No. 7609160303, and
F.XCEPT those portions of said Lots 2, 3, 4, and 5 conveyed by the Great Northern
Railway Company to the State of Washington for highway purposes by Quit Claim
Deed dated Qctober 10, 1957, Recording No. 493871B and described as "Freeway
Right of Way" and "Frontage Service Road Right of Way" only.
HEARING EXAMINER COMMITTEE 1. Planning Department Condition No. 7 is modified as follows: A fifteen foot wide
strip of Type III Landscaping shall be installed along both sides of the sites'
Broadway frontage.
2. County Engineer Condition No. 2 is modified as follows: Applicant shall dedicate
right of way to equa160 feet on Hodges Road south from Broadway Avenue to
Appleway for right of way purposes.
3. County Engineer Condition No. 18 is modified as follows: This change of
condirions is based on an original approval of ZE-139-76. It would appear that the
applicant has approval of a baseline trip generation of approximately 1,600 trips per
day on the existing approval. Since this request is based on any use on
approximately 200,000 square feet of building, Spokane County Engineering
would require this applicant at time of building permit to demonstrate through trip
generation analysis that trip generation was not greater than the original baseline of
1,600 trips. Once the threshold of 1,600 trips is broken the applicant shall provide
a full traff'ic analysis including mitigating measures prior to any future building
penmuts being issued. This analysis would be done under the SEPA review
process, this requirement to be implemented by the Spokane County Building
Official and reviewed also by the Department of Transportation.
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SPOKANE COUNTY PLANNING DEPARTMENT
1. The proposal shall comply with the Regional Business (B-3) and Aquifer Sensitive
Area (ASA) Overlay zones, as amended.
2. A public hearing review by the Hearing Body is required prior to any site
development. The detailed site plan presented at a subsequent hearing must address
concerns raised at the public hearing and address conditions of approval imposed
by this hearing body.
3. Approval is required by the Planning Director/designee of a specific lighting and
signing plan for the described property prior to the release of any build.ing permits.
4. A specific landscape plan, planting schedule and provisions for maintenance
acceptable to the Planning I?irector/designee shall be submitted with a performance
bond for the project prior to release of building penmits. Landscaping shall be
installed and maintained so that sight distance at access points is not obscured or
impaired.
5. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
6. Landscaped areas of at least 100 square feet shall be located no more than 100 feet
apart along building fronts facing street right of ways. In addition, all major public
entrances to buildings shall be landscaped. The landscaping described above shall
be Type III. Modifications to this condition may be allowed if approved by the
Planning Department.
7. A meandering decorative wall 36 inches in height shall be constructed along the site's
Broadway Avenue frontage. A fifteen foot wide strip of Type III Landscaping shall
also be installed along both sides of the sites' Broadway frontage. (Modified per
Hearing Examiner Committee Condition No. 1).
8. Twenty (20) feet of Type I Landscaping is required along all property lines abutting
a residential zone.
9. Free standing signs shall be limited to 250 square feet in surface area and 35 feet in
height. Free standing signs along Broadway Avenue shall be located near access
points. Signs along Interstate-90 shall be pennitted as per the sign standards of the
Zoning Code, provided that any free standing sign adjacent to Interstate-90 shall be
limited to 350 square feet and 40 feet in height.
10. The Planning Department shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of
special cond.itions imposed as a result of approval of a land use action. This Title
Notice shall serve as public notice of the conditions of approval affecting the
property in question. The Tide Nodce should be recorded within the same time
frame as allowed for an appeal and shall only be released, in full or in part, by the
Planning Department. T'he Title Notice shall generally provide as follows:
The parcel of property legally described as [ ] is the subject of
HEC Order for ZE-139A-76 Page 4
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' a land use action by a Spokane County Hearing Body or
Administrative Official on [ imposing a variety of special
development conditions. File No. [ ] is available for inspection
and copying in t6e Spokane County Planning Department.
11. Any subdivision of the property shall conform to state and county subdivision
regularions.
12. Prior to the issuance of building permit, the applicant shall demonstrate to the
satisfaction of the Planning Department that the owner(s) or representative(s) did
negotiate in good faith with the Spokane County Transit Authority for the possible
pmvision of facilities that would enhance the provision of public transit
13. The applicant shall comply with all conditions of ZE-139-76, except those modified
herein.
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to issuance of a building pennit or at the request of the County Engineer in conjunction
with a County Road Project/Road Improvement District, whichever action comes first:
1. Applicant shall dedicate 60 feet from Broadway south to Sprague Avenue for right-
of-way. .
2. The applicant shall dedicate an applicable radius on Broadway Avenue and Hodges
Road. (Modiried per Hearing Examiner Committee Condition No. 2)
Prior to release of a building pernut or use of the property as proposed:
3. Access permits for approaches to the county road system shall be obtained from the
Spokane County Engineer.
4. The applicant shall subYnit for approval by the Spokane County Engineer road,
_ drainage and access plans.
5. The applicant shall submit for approval by the Spokane County Engineer and the
Spokane County Health District a detailed combined on-site sewage system plan
and surface water dispiosal plan for the entire project, or portion thereof, if the
development is to be phased.
6. A parking plan and traffic circulation plan shall be submitted and approved by the
Spokane Counry Engineer. The design, location and arrangement of parldng 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.
7. To construct the roadway improvements stated herein, the applicant may, with the
approval of the County Engineer, join in and be willing to participate in any
petition or resolurion which purpose is the formation of a Road Improvement
District (RID) for said improvement, pursuant to RCW 36.88, as amended.
Spokane County will not participate in the cost of these improvements. This is
HEC Order for ZE-139A-76 Page 5
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' applicable to that portion of Broadway Avenue to be realigned to and including
Barker Road.
8. As an alternative method of constructing the mad improvements stated herein, the
applicant may, with the approval of the County Engineer, accomplish the road
improvements stated herein by joirung and participating in a County Road Project
(CRP) to the extent of the required improvemenL Spokane County will not
participate in the cost of these improvements. This is applicable to that portion of
Broadway Avenue to be realigned to and including Barker Road.
9. The construction of the road improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
10. The County Engineer has designated Typical Roadway Section Number One, Local
Access standard for the improvement of Hodges Road, which is adjacent to the
proposed development. This will require the addition of approximately 40 feet of
asphalt along the frontage of the development. The construction of curbing and
sidewalk is also required.
11. The County Engineer has designated Typical Roadway Section Number One, Local
Access standard for the improvement of Broadway Avenue, which is adjacent to the
proposed development This will require the addition of varying amounts of
asphalt along the frontage of the development. The construction of curbing and
sidewalk is also required. •
12. All required improvements shall conform to the current State of Washington
Standard Specifications for Road and Bridge Construction and other applicable
County stand.ards 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.
13. 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.
14. No construction work shall be perfornaed within the existing or proposed public
right-of-way until a pennit 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. ~
15. All required construction within the existing or proposed public right-of-way is to
be completed prior to the release of a building permit, or a bond in an amount
estimated by the County Engineer to cover the cost of construction of improvements
shall be filed with the County Engineer.
16. Applicant shall sign and record Spokane County Notice to the Public No. 6 which
specifies the following:
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 Road Improvement District (RID) by
the petition method pursuant to Chapter 36.88 RCW, which petirion includes the
owner(s) properry, and further not to object, by the signing of a ballot, the
HEC Order for ZE-139A-76 Page 6
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fonnation of a RID by the resoluti.on method pursuant to Chapter 36.88 RCW,
which resolution includes the owner(s) property. If an RID is formed by either the
petirion or resolution method, as provided for in Chapter 36.88 RCW, the owner(s)
or successor(s) further agree:
(a) that the improvement or construction contemplated within the proposed RID is
feasible;
(b) that the benefits to be derived from the formation of the RID by the property
included therein, together with the amount of any County participation,
exceeds the cost and expense of foimation of the RID; and
(c) that the property within the proposed RID is sufficiendy developed.
Provided further that the owner(s) or successor(s) shall retain the right, as
authorized under RCW 36.88.090, to object to any assessment on the prnperty as a
result of the improvements called for in conjunction with the forimation of the RID
by either petition or resolution method under Chapter 36.88 RCW.
This requirement applies to that portion of Broadway Avenue to be realigned to and
including Barker Road.
17. There may exist urilities, either underground or overhead, affecting the subject
property, including property to be dedica*.ed or set aside for futune acquisition.
Spokane County assumes no financial obligation for adjustments or relocation
regarding these utilities. Applicant(s) should check with the applicable udlity
pwvveyor and the Spokane County Engineer to detemune whether applicant(s) or
the utility is responsible for adjustment or relocation costs and to make
arrangements for any necessary work.
18. This change of conditions is based on an original approval of ZE-139-76. It would
appear that the applicant has approval of a baseline trip generation of approximately
1,300 trips per day on the existing approval. Since this request is based on any use on
approximately 200,000 square feet of building, Spokane County Engineering would
require this applicant at time of building pernut to demonstrate through trip generation
analysis that trip generation was not greater than the original baseline of 1,300 trips.
Once the threshold of 1,300 trips is broken the applicant shall provide a full aaffic
analysis including mitigating measures prior to any future building peimits being
issued. This analysis would be done under the SEPA review process, this requirement
to be implemented by the Spokane County Building Official and reviewed also by the
Department of Transportation. (Modified per Hearing Examiner Committee
Condition No. 3)
19. The applicant shall comply with all conditions of approval of the original ZE-139-76.
20. If the Broadway realignment is not completed through an RID the applicant should be
aware that Broadway Avenue could be right in/right out only.
HEC Order for ZE-139A-76 _e . Page 7
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SPOKANE COUNTY DIVISION OF UTILITIES
1. Any water service for this project shall be provided in accordance with the
Coord.inated Water System Plan for Spokane County, as amended.
2. A covenant agreement shall be signed stating: 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 ULID by petition method pursuant to RCW 36.94, which 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) from objecting to any assessment(s)
on the property as a result of improvements called for in conjunction with the
fotmation of a ULID by either petition or resolution under RCW Chapter 36.94.
3. A wet (live) sewer connection to the existing area wide Public Sewer System is to
be constructed. Sewer connection permit is required. (See No. 5)
4. Applicant shall submit expressly to Spokane County Utilities Department "under
separate cover" only those plan sheets showing sewer plans and specifications for:
public sewer connection are to be reviewed and approved by the Utilities
Department prior to issuance of pemut to connect
5. Security shall be deposited with the Utilities Department for construction of the
public facilities.
6. The Board of County Commissioners is in the process of evaluating whether Public
Sewer should be extended outside the 15 year construction boundary and the terms
of connection/extension of public sewer if allowed.
SPOKANE COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of Utiliries, Spokane
County. ,
2. Water service shall be coordinated through the Director of Utilities, Spokane County.
3. Water service shall be, by an existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
4. A public sewer system will be made available for the project and individual service
will be provided to each lot prior to sale. Use of individual on-site sewage disposal
systems shall not be authorized.
5. Use of private wells and water systems is prohibited.
SPOKANE COUNTY DIVISION OF BUILDINGS
1. The applicant shall contact the Division of Buildings at the earliest possible stage in
order to be informed of code requirements administered/enforced as authorized by
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' the State Building Caie Act, Design/development concerns include: addressing;
fire apparatus access roads; fire hydrantlflow; approved water systems; building
accessibility; construction type; occupancy classification; exiting, exterior wall
protection; and energy code regulations. (Note: The Division of Buildings reserves .
the right to confirm the actual address at the time of building permit.)
SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORTTY
1. All air pollution regulations must be met.
2. Air pollution regulations require that dust emissions during demolition, construction
and excavation projects be controlled. This may require use of water sprays, tarps,
sprinklers or suspension of activity during certain weather conditions. Ha.ul roads
should be treated, and emissions from the transfer of earthen material must be
controlled, as well as emissions from all other construction-related activities.
3. SCAPCA strongly recommends that all traveled surfaces (i.e., ingress, egress,
parldng areas, access roads) be paved and kept clean to rrLnimize dust emissions.
4. Measures must be taken to avoid the deposition of d.irt 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.
5. Debris generated as a result of this project must be disposed of by means other than
burning (i.e., construction waste, etc.).
6. All solid fuel burning devices (wood stoves, pellet stoves, etc...) must comply with
local, state, and federal rules and regulations.
7. SCAPCA Regulation I, Article, V requires that a Notice of Construction and
Application for Approval be submitted to and approved by our Agency prior to the
construction, installation or establishment of air pollution source. This includes any
fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water
heaters, ovens etc...). It also includes paint booths, and other sources of air
contaminants.
8. Chapter 173-491 WAC requires that all new gasoline dispensing facilities with total
storage capacity of 10,000 gallons or more must install and use State I vapor
recovery equipment Prior to the installation of the storage tanks and vapor control
equipment a Notice of Construction must be filed with and approved by SCAPCA.
HEC Order for ZE-139A-76 Page 9
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ORDER
The Hearing Examiner Committee, pursuant to the above Findings of Fact and Conclusion, APPROVES the application of Donwood Inc. for the Change of
Conditions to an existing Regional Business (B-3) zone to allow a revised site plan
and those uses permitted in the Regional Business (B-3) zone as described in the
application ZE-139A-76, and as modified.
Motion by: Toni Ne~rssesian Seconded by: Verona Southern
Vote: (2-0) UNANIlViOUS TO APPROVE TBE CHANGE OF CONDITIONS
HEARING CONIlvffITEE
HEREBY ATTEST TO T'HE ABOVE FINDINGS, ORDER AND VO
ATTEST:
For WALLIS D. HUBBARD
Planning I?irector
V4 /Z/
B JOHN W. PE EkS ON
Senior Planner
DATE :
Pursuant to Spokane County regulations, any aggrieved party has the right to appeal this
written decision to the Spokane County Board of County Commissioners within ten (10)
calendar days of the signing of this order. Upon receipt of an appeal, a public hearing will
be scheduled. If you desire to file such an appeal, you must submit a written appeal,
preferably on forms designed for such purpose, to the Board of County Commissioners,
West 1116 Broadway, Spokane, WA 99260, along with a$210 processing fee payable to
the Spokane County Treasurer.
If you have any questions, please call the Planning Department at (509) 456-2205.
HEC Order for ZE-139A-76 Page io
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~ RECEIVED
• NO. ss 0422
A P R 131995
BEFORE TFiE BOARD OF C4UNTY COMMISSIONERS Coudy Engineeria~
OF SPORANE COIINTY, ~PASHINGTON "
)
IN THE MATTER OF ZE-139A-761
CHANGE OF CONDITIONS REQUEST ) FINDINGS OF FACT, CONCLIISIONS
' TO ALLOW A REVISED SITE PLAN ) AND DECISION
. AND THE USES OF THE REGIONAL )
BUSINESS ZONE )
APPLICAIVT: DONWOOD, INC. )
:
THIS MATTER, being the consideration by the Board of County
Commissioners of Spokane County ("Board" ) of the de novo appeal of
the Spokane County Hearing Examiner Committee deciaion of December
16, 1994 approving an application for change of conditions in
Planning Department File No. ZE-139A-76, to allow a revised site
plan and those uses allowed in the Regional Business zone on approximately 20 acres of land (hereinafter referred to as the
"proposal and the Board having conducted a public hearing on the
proposal on February 21, 1995, and having fully considered the
testimony and documents submitted, and the public record files
regarding the proposal; and the members of the Board having
individually visited or being familiar with the site and vicinity
in question; and the Board having rendered an oral decision on
March 7, 1995, denying the appeal subject to the entry of written
findings and decision, hereby entera the following f indings of
fact, conclusions and decision:
FINDINGS OF FACT AND CONCLUSIONS
1. The proposal is generally located south of and adjacent to
Interstate 90, approximately 800 feet east of Barker Road, in
the West 1/2 of Section 17, Township 25 North, Range 45 EWM,
Spokane County, Washington. ' 2. The proposal requests a change of conditions, in Planning
Department File No. ZE-139A-76, from the site development plan
approved in Planning Department File No. ZE-139-76, to allow
a revised site development plan and those uses allowed in the
Regional Business (B-3) zone on approximately 20 acres of
land.
3. The Hearing Examiner Committee held a public hearing on the
proposal on December 16, 1994, after which the Committee
entered written finding9 of fact, conclusions and decision
unanimously approving the proposal with new conditions. 4. On December 19, 1994, Donwood Inc. filed a timely written
appeal of the Hearing Examiner Committee's decision with the
Board of County Commissioners, objecting to the conditions of
approval imposed by the Hearing Examiner Committee on the
proposal.
5. On February 21, 1995, the Board held a de novo public hearing
on the proposal, with additional written comments submitted to
the Board by February 28, 1995 accepted as part of the record.
6. On March 7, 1995, the Board entered an oral decision denying
the appeal, subject to the entry of written decision and
findings. 7. The legal requirements for the public hearing held by the
Board have been met.
FINDINGS, DECISION AND CONDITIONS OF APPROVAL - 1 . ,
S
-
, •
• B. The Board adopts Planning Department File Nos. ZE-139-76 and
ZE-139A-76 as part of the record, ZE-139A-76 being a
9upplemental file to the original rezone file of ZE-139-76.
9. The oral testimony presented to the Hearing Examiner Committee
on the proposal was not submitted to the Board or considered
as part of the record. The Committee's written decision was
considered by the Board only as a recommendation.
10. The Board takes official notice of the provisions of the
Spokane County Comprehensive Plan; the Spokane County Zoning
Code; the Spokane County Zoning Ordinance; the Program to
Implement the Spokane County Zoning Code, as adopted pursuant
to Resolution No. 85 0900 and as thereafter amended; and the
- Spokane County Code.
11. On June 16, 1977, the Board of County Commisaioners of Spokane
County, in ZE-139-76, rezoned the 9ite (originally
encompassing approximately 27 acres) under the Spokane County
Zoning.Ordinance from the Agricultural zone to the Freeway
Commerc•ial zone, for development of a truck stop, motel and
cafe in accordance with the development and traffic control
plan (date stamped March 7, 1977 by the Planning Department)
approved and the conditions of approval adopted in the same
action.
12. At the time action was taken in ZE-139-76, the Spokane County
Zoning Ordinance provided that property could not be rezoned
to the Freeway Commercial zone unless a specific development
and traffic control plan was approved for the site, with a
further requirement that the site be developed and used
thereafter only in accordance with such approved plan.
13. In 1985, pursuant to Resolution No. 85 0900, the Board of
County Commissioners adopted the Spokane County Zoning Code,
as well as the "Program to Implement" such code after a five
year transition period. . 14. Effective January 1, 1991, pursuant to the cross-over 9chedule
included in the Program to Implement, the site was designated
under the Regional Business (B-3) zone of the Zoning Code, the
most nearly equivalent zone to the Freeway Commercial zone of
the Zoning Ordinance.
15. Under the Program to Implement, the approved site plan and
conditions of approval adopted in ZE-139-76 continued to bind
and restrict development and use of the site after the 1991
crossover unless and until modified through. approval of an
application for change of conditions or a rezone of the site.
Donwood Inc. was on notice of such restrictions by the terms ,
of the Program to Implement, as the applicant at the time of
the 1977 rezone of the site,-and by indication of the symbol
11139-76C" on the official County zoning map of the site.
16. The conditional rezoning of property is authorized under the County's police power and does not require entry of an
agreement between the County and the landowner to be
enforceable. The Program to Implement does not require
execution of such an agreement for conditions imposed on
property rezoned under the Zoning Ordinance to continue in
effect after the 1991 crossover. 17. In June, 1994, in ZE-22-94, approximately five acre9 in the
northeasterly portion of the site was rezoned at the request '
of Tranco Industries, Inc. for food product manufacturing, .
retail sales and other uses allowed in the Regional Business and Light Industrial zones.
18. On October 5, 1994, Donwood Inc. submitted an application to
change the conditions imposed in the 1977 rezone in order to
FINDINGS, DECISION AND
CONDITIONS OF APPROVAL - 2
.
. allow general B-3 uses on the remainder of the site. The
applicant proposed a revised site plan in place of the site
plan approved in ZE-139-76.
19. Pursuant to section 14.504.040 of the Zoning Code and section
1.44.040 of the Spokane County Code, the applicant's-request
for change of conditions required a public hearing by the
hearing examiner committee, and by the board of county
commissioners on appeal, before approval could be granted.
20. Under chapter 1.44 of the Spokane County Code, the hearing
body is authorized to place conditions on the applicant's
request for change of conditions to protect the public health,
safety and:-welfare, and to mitigate environmental impacts,
considering the standards of the underlying zone and other
adopted plans and regulations. Pursuant to section 11.10.128
of the County Code (adopting WAC 197-11-535), the hearing
conducted by the hearing body is open to consideration of the
environmental impact of the proposal and available
environmental documents.
21. The Program to Implement requires that changes to the aite
plan or conditions approved in ZE-139-76 proposed after the
1991 cross-over must minimally comply with the development
standards of the B- 3 zone and be only for uses allowed in the
B-3 zone. 22. The Board finds erroneous Donwood Inc.'s contentions that
the 1991 cross-over zoning entitled it to develop the site
under the B-3 zone for any of the uses allowed in the B-3
zone, without regard to the site plan and conditions approved
for the 1977 rezone, or alternatively under conditions no more
stringent than could be required under the standards of the B-
3 zone.
23. The revised site plan submitted by the applicant is general in
nature and does not illustrate proposed uses, landscaping,
setbacks, parking spaces, building height or other relevant
information that would indicate that the site, upon
development, will comply with the development standards of the
Regional Business zone and applicable plans and regulations.
24. Land uses within the surrounding area include single family
residences on urban-sized and acreage lots, and some
commercial uses, located to the south; small businesses along
Barker Road and single family residences to the west;
commercial uses along Appleway and some aingle family
residences to the south; and the Interstate-90 freeway and
office uses located north of the proposal.
1
25. The proposal is located within the Urban category of the .
Comprehensive Plan. The Urban category is intended to provide
the opportunity for development of a"city-like" environment,
implemented by various residential zones, along with
neighborhood commercial, light industrial, and public and
recreational facilities. The more intensive commercial u9ee,
including uses allowed under the Regional Business zone and
those associated with the more intensive commercial
classifications are intended to implement the Major Commercial
category of the Comprehensive Plan. The Urban category
provides that mining, major commercial users, heavy industrial
uses and intensive farming would not be compatible within
Urban areas.
26. While the proposal is inconsistent with the Urban category of
the Comprehensive Plan, recent zoning and development trends
indicate that the area is transitioning from urban residential
to commercial and light industrial uses. The site appears
appropriate for general B-3 uses, with site plan review
FINDINGS, DECISION AND
CONDITIONS OF APPROVAL - 3
• , .
• necessary to establish appropriate mitigating conditions and
conditions of approval.
27. A Determination of Nonsignificance (DNS) was issued by the
Planning Department for the proposal. In reviewing the
environmental checklist submitted by the applicant, the
responsible official for the Planning Department noted that
many impacta from the proposal, particularly traffic, could
not be determined without detailed site plan review. Prior to
issuance of the DNS, the applicant was put on notice by the
Planning Department that a detailed aite plan and other
conditions of approval would probably be required for the
proj ect .
28. Within the DNS comment period, the Washington State Department
of Transportation (WSDOT), by letter dated December 2, 1994,
requested that the re9ponsible official withdraw the DNS
issued for the proposal, based on probable significant adverse
environmental impacts from the development of B-3 uses on
traffic infrastructure and air' quality, and require the
applicant to perform a traffic study. These concerns were
amplified in another letter from WSDOT to the Planning
Department dated December 15, 1994.
29. WSDOT, in its February 28, 1995 letter to the Board, indicated
that the DNS need not be withdrawn and a Determination of
Significance isgued if the conditions of approval imposed by
the Hearing Examiner Committee on the proposal were
maintained. These conditions included detailed review of site
development plans through a public hearing procesa, the
preparation of a full traffic analyeis and the attachment of
mitigating measures through SEPA once the potential vehicle
trip generation from development of the site reached 1,600
vehicle trips per day.
30. The requirements of a traffic study, additional SEPA,review, -
and public hearing on further development plans for the site,
upon reaching the threshold of 1,600 cumulative trips per day,
are reasonable based on the impact analysis contained in
correspondence from WSDOT and County Engineer regarding
development of possible B-3 uses; the need to assure aafe,
convenient and efficient vehicular travel and access in
accordance with the objectives, goals and standard9 expressed
in adopted County plans and regulations; the lack of a
detailed site plan; and the location of single family
residences south and west of the site.
31. The public hearing.process provides greater-flexibility and
opportunity for receipt of comment from public agenciea and
members of the public on which to base conditions of approval
and mitigation measures. Administrative site plan review by
the Planning Department is appropriate for proposed site
development that cumulatively generates less than 1,600
vehicle trips per day.
32. The proposal, as conditioned, bears a substantial relation to
the public health, safety and welfare. 33. The issuance of a DNS at this time is.appropriate for the
proposal, as conditioned for phased environmental review.
DECISION
The Board hereby denies the appeal by Donwood, Inc. (with certain modifications) and approves the applicant's request for
change of conditions request for general B-3 uses and a revised
site plan, subject to the following conditions:
FINDINGS, DECISION AND
CONDITIONS OF APPROVAL - 4
• IN REFERENCE TO THE ATTACHED FINDINGS, CONCLUSIONS ArTD DECISION,
THE BOARD OF COUNTY COMMISSIONERS ADOPTS THE FOLLOWING CONDITIONS
OF APPROVAL ATTACHED HERETO:
SPOKANE COUNTY PLANNING DEPARTMENT
1. The proposal shall comply with the Regional Business (B-3) and
Aquifer Sensitive Area (ASA) Overlay zones, as amended.
2. Detailed site plan review is required prior to any development
of the site, in the manner provided by aection 1.44.050 of the
Spokane County Code, to address concerns raised at the public
hearing o; the proposal and conditions of approval imposed by
the Board of County Commissioners. This review shall be done
administratively by the Planning Director/designee as
development occurs; provided, that once proposed development
of the site cumulatively has the potential of generating more
than 1,600 vehicular trips per day review ahall be conducted
by the Hearing Body through the public hearing process. 3. Approval is required by the Plann'ing Director/designee of a
specific lighting and signing plan for the described property
prior to the release of any building permita.
4. A specific landscape plan, planting schedule and provisions
for maintenance acceptable to the Planning Director/designee
shall be submitted with a performance bond for the project
prior to release of building permits. Landscaping-shall be
installed and maintained so that sight distance at access
points is not obscured or impaired.
5. Direct light from any exterior area lighting fixture shall not
extend over the property boundary.
6. Landscaped areas of at least 100 square feet shall be located
no more than 100 feet apart along building front9 facing
street right of ways. In addition, all major public eritrances
to buildings shall be landscaped. The landscaping described
above shall be Type III. Modifications to this condition may
be allowed if approved by the Planning Department.
7. A f if teen f oot wide strip of Type III Landscaping shall be
installed along both sides of the site's Broadway Avenue
frontage.
8. Twenty (20) feet of Type I Landscaping is required along all
property lines abutting a residential zone.
9. Free standing signs shall be limited to 250 square feet in
surface area and,35 feet in height. Free standing signs along Broadway Avenue shall be located near acces9 points. Signs
along Interstate-90 shall be permitted as per the sign
standards of the Zoning Code, provided that any free standing
sign adjacent to Interstate-90 shall be limited to 350 square
feet and 40 feet in height.
10. The Planning Department shall prepare and record with the
Spokane County Auditor a Title Notice noting that the property
in question is subject to a variety of 9pecial conditions
imposed as a result of approval of a land use action. This
Title Notice shall serve as public notice of the conditions of
approval affecting the property in question. The Title Notice
should be recorded within the same time frame as allowed for ~
an appeal and shall only be released, in full or in part, by
the Planning Department. The Title Notice shall generally
provide as follows:
The parcel of property legally described as [
] ia the aubjeet of a land use
FINDINGS, DECISION AND CONDITIONS OF APPROVAL - 5
• .
'
• action by a Spokane County Hearing Body or
Administrative Official on [ I,
imposing a variety of special development
conditiona. File No. [ ] is
available for inspection and copying in the
Spokane County Planning Department.
11. Any subdivision of the property shall conform to state and
county subdivision regulations.
12. Prior to the issuance of building permit, the applicant shall
demonstrate to the satisfaction of the Planning Department
that the owner ( s) or representative (s) has negotiated in good
f ai th wi th. the Spokane County Trans i t Authority to provide any
facilities needed to enhance public tran9it.
SPORAIJE COUNTY DIVISION OF ENGINEERING AIJD ROADS
Prior to issuance of a building permit or at the request of the
County Engineer in conjunction with a. County Road ProjectjRoad
Improvement District, whichever action comes first:
1. The applicant shall dedicate 60 feet from Broadway south to
Sprague Avenue for right-of-way.
2. The applicant shall dedicate right of way to equal 60 feet on
Hodges Road south from Broadway Avenue to Appleway for right
of way purposes.
Prior to release of a building permit or use of the property as
proposed:
3. Access permits for approaches to the county road system shall
be obtained from the Spokane County Engineer.
4. The applicant shall submit road, drainage and access plans for
approval by the Spokane County Engineer.
5. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
plan for the entire project, or portion thereof if the
development is to be phased.
6. A parking- plan and traf f ic circulation plan shall be submitted
and approved by the Spokane County Engineer. 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 shall
be required for any portion of the project which is to be
occupied or traveled by vehicles.
7. To construct the roadway improvements stated herein, the
applicant may, with the approval of the County Engineer, join in and participate in the formation of a Road Improvement
District (RID) for such improvements by the petition or resolution methods authorized under chapter 36.88 RCW, as
amended. Spokane County will not participate in the cost of
these improvement9. Thi9 is applicable to that portion of
Broadway Avenue to be realigned to and including Barker Road.
e. As an alternative method of constructing the road improvements
stated herein, the applicant may, with the approval of the ~
County Engineer, accomplish the road improvements stated
herein by joining and participating in a.County Road Project (CRP) to the extent of the required improvement. Spokane
County will not participate in the cost of -these improvements-.
This is applicable to that portion of Broadway Avenue to be
realigned to and including Barker Road. -
FINDINGS, DECISION AND .
CONDITIONS OF APPROVAL - 6
. '
• 9. The construction of the road improvements stated herein shall
be accomplished a9 approved by the Spokane County Engineer.
10. The County Engineer has designated Typical Roadway Section
Number One, Local Access standard for the improvement of
Hodges Road, which is adjacent to the proposed development.
This will require the addition of approximately 40* feet of
aephalt along the frontage of the development. The
construction of curbing and sidewalk is also required.
11. The County Engineer has designated Typical Roadway Section
Number One, Local Acceas standard for the improvement of
Broadway Avenue, which is adjacent to the proposed
development.. This will require the addition of varying
amounts of asphal t along the f rontage of the development. The
construction of curbing and sidewalk is also required.
12. All required improvements shall conform to the current State
of Washington Standard Specifications for Road and Bridge
Construction and other applicable County etandards 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.
13. 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.
14. No construction work shall 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.
15. Al1 required construction within the existing or proposed
public right - of -way is to be completed prior to the release of
a building permit, or a bond in an amount estimated by the
County Engineer to cover the cost of construction of
improvements shall be filed with the County Engineer.
16. Applicant shall sign and record Spokane County Notice to the
Public No. 6 which specifies the following:
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 Road
Improvement District (RID) by the petition
method pursuant to Chapter 36.88 RCW, which
petition includes the owner(s) property, and
further not to object, by the signing of a
ballot, the formation of a RID by the
resolution method pursuant to Chapter 36.88
RCW, which resolution includes the owner(s)
property. If an RID is formed by either the
petition or resolution method, as provided for .
in Chapter 36.88 RCW, the owner(s) or successor(s) further agree:
(a) that the improvement or construction
contemplated within the proposed RID is
feasible;
(b) that the benefits to be derived from the formation of the RID by the property included therein, together with the amount of any County participation,
exceeds the cost and expense of formation -
of the RID; and
FINDINGS, DECIS ION AND
CONDITIONS OF APPROVAL - 7
:
(c) that the property within the proposed RID is sufficiently developed.
Provided further, that the owner ( s) or successor ( 9)
shall retain the right, as authorized under RC'W
36.88.090, 'to object to any assessment on the
property as a result of the improvements called for
in conjunction with the formation of the RID by
either petition or resolution method under Chapter
36.88 RCW.
This requirement applies to that portion of
Broadway Avenue to be realigned to and
, including Barker Road.
17. There may exiet utilities, either underground or overhead,
affecting the subject property, including property to be
dedicated or set aside for future acquisition. Spokane County
assumes no financial obligation for adjustmente or relocation
regarding these utilities. Applicant(s) 9hould check with the
applicable utility purveyor and the Spokane County Engineer to
determine whether applicant(s) or the utility is responsible
for adjustment or relocation costs and to make arrangements for any nece9sary work.
18. The applicant at the time of building permit application or
submittal of a detailed site plan for administrative review
shall demonstrate through trip generation analysis that trip
generation from site development will not cumulatively exceed
1,600 vehicular trips per day, which is the baseline number of
trips estimated by the Washington State Department of
Transportation that would be generated by the original proposal approved in ZE-139-76. Once the threshold-of 1,600 trips per day would be exceeded by proposed site development,
the applicant shall provide a full traffic analysis, including
mitigating measures, priorto any future building permits
being iseued. This analysis is to be done under the SEPA
review process, and implemented by either the Spokane County
Building Official or the Planning Department -(as deemed
appropriate by the Planning Department) and reviewed by the
Washington State Department of Transportation and County
Engineer.
19. If the Broadway realignment is not completed through an RID
the applicant is hereby put on notice that Broadway Avenue
access could be right in/right out only. SPORANE COUNTY DIVISION OF UTILITIES
1. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for Spokane '
County, as amended.
2. A covenant agreement shall be signed by the owner 9tating:
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 the petition method pursuant to RCW 36.94, which petition includea the owner(s)'
property; and further not to object by the
signing of a protest petition against the
formation of a ULID by reaolution* method ~
pursuant to RCW Chapter 36.94 which includes .
the owner(s)' property. PROVIDED, thie
condition shall not prohibit the owner(s) or
successor(s) from objecting to any -
assessment (s) on the property as a result of
improvements called for in conjunction with
FINDINGS, DECISION A1VD
CONDITIONS OF APPROVAL - 8
• the formation of a ULID by either petition or
resolution under RCW Chapter 36.94.
3. A wet (lYVe) sewer connection to the existing area wide Public
Sewer System must be constructed. A sewer connection permit
is required. (See No. 5) J
4. The applicant shall submit expressly to the Spokane County
Division of Utilitie9 "under separate cover" only tho9e plan
sheets showing sewer plans and 9pecifications for: public
sewer connection are to be reviewed and approved by the
Utilities Department prior to issuance of permit to connect.
5. Security shall be deposited with County Utilities for
construction of the public facilities.
6. Note: the Board of County Commissioners is in the proceea of
evaluating whether Public Sewer ahould be extended outside the
15 year construction boundary and the terms of
connection/extension of public sewer if allowed.
SPORANE COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director
of Utilities, Spokane County.
2. Water service shall be coordinated through the Director of
Utilities, Spokane County.
3. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department
of Health. ,
4. A public sewer system shall be made available f or the proj ect
and individual service shall be provided to each lot prior to
aale. Use of individual on-site aewage di9posal sy9tems will
not be authorized.
5. Use of private wells and water systems is prohibited.
SPORANE COUNfiY DIVISION OF BUILDINGS
1. The applicant shall contact the Division of Buildings at the
earliest possible stage in order to be informed of code
-requirements administered/enforced as authorized by the State
Building Code Act. Design/development concerns include:
addressing; fire apparatus access roads; fire hydrant/flow;
approved water systems; building accessibility; construction
type; occupancy classification; exiting; exterior wall .
protection; and energy code regulations. (Note: The Division
of Buildings reserves the right to confirm the actual address
at the time of building permit.) SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1. All air pollution regulations must be met.
2. Air pollution regulations require that dust emissions during
demolition, construction and excavation projects be controlled. This may require use of water sprays, tarpe,
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 emissians from all other construction-related activities.
FINDINGS, DECISION AND
CONDITIONS OF APPROVAL - 9
' 3. SCAPCA strongly recommends that all traveled surfaces (i.e.,
ingress, egress,- parking areas, access roads) be paved and
kept clean to minimize dust emissions.
4. 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.
5. Debris generated as a result of this proj ect muat be disposed
of by means other than burning (i.e., construction waste,
etc. ) .
6. Al1 solid fuel burning devices (wood stove9, pellet stoves,
etc...) must comply with local, state, and federal rules and
regulations. 7. SCAPCA Regulation I, Article, V requires that a Notice of
Construction and Application for Approval be 9ubmitted to and
approved by our Agency prior to the construction, installation
or establishment of air pollution source. This includes any
fuel fired equipment rated at greater than 400,000 BTU/hour
(boilers, hot water heaters, ovens etc...). It also includes
paint booths, and other sources of air contaminants.
8. Chapter 173-491 WAC requires that all new gasoline diapensing
facilities with total etorage capacity of 10,000 gallons or
more must install and use State I vapor recovery equipment.
Prior to the installation of the etorage tanks and vapor
control equipment a Notice of Construction must be filed with
and approved by SCAPCA.
'
BY THE ORDER OF THE BOARD-THIS /10 DAY OF APRIL, 1995.
BOARD OF COUNTY COMMISSIONERS
OF SPO COUNTY, WASHINGTON
.E. Chil er Chairman
1 ~
P i i D. Harrie
St e asson
COO
Vote of the Board of Spokane County Commissioners as follows: Commissioner D.E. Chilberg - aye
Commissioner Phillip D. Harris- aye
Commissioner Steven Hasson - aye
ATTEST:
WILLIAM E. DONAHUE .
Clerk of e Board
By : ~i ,
osanne ntagu
Deputy C rk
• , ..l.. w , .
, . , . , . ' • Y ~ ~ ";sr'
_ . . . ~ . ,
" i' 'M
FINDINGS, DECISION AND • ' . `
CONDITIONS OF APPROVAL - 10
OFFICIAL NOTICE FOR DATE AND PLACE FOR COMMENCING AN APPEAL
- NOTE: Pursuant to WAC 197-11-680(5), notice is hereby given
by the Board of County Commissioners in conjunction
with the approval of the above-referenced matter that:
(1) Pursuant to Section 14.402.180 of the Spokane
County Zoning Code, the time limit for commencing
an appeal of the approval of the above-referenced
matter is thirty (30) calendar days from the Board
of County Commissioner's execution of the above
Findings of Fact, Conclusions and Decision.
(2) The time frame for appealing any SEPA issues with
respect to the approval of the above-referenced
matter is thirty (30) calendar days after the
execution of the above Findings of Fact,
Conclusions and Decision. A notice of intent to
raise SEPA issue9 by judicial appeal i9 required
and must be filed with Wallis D. Hubbard, Director
' of Planning, West 1026 Broadway, Spokane, WA
99260, within thirty (30)~calendar days after
execution of the above Findings of Fact,
Conclusions and Decision.
(3) The appeal of either the approval of the
above-referenced matter or any SEPA issues must be
filed in the Spokane County Superior Court or a
court of competent jurisdiction as provided by
law.
FINDINGS, DECISION AND ~
CONDITIONS OF APPROVAL - 11
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