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4TH E 15423 FORD LAW OFFICE 1 I Project Status Active Engineer's Review Sheet 041'H E. 15423 As Built Ylans Rcccivcd Buildings File B98226 Road Plans Approved Companion Files: New Road Slandartls 5-15-95 iVlylar ft: Related f iles: ZE-0002-9$ 1-Iearino: Building Dept: 1393012439 1'erhnical Review: Large Lot ] Bldg. Square Feet 40600 Preliminary Review: 12/11/1998 Type: No. Lots: No. Acres: Date Received: Range-Township-Section: 44 - 25 - 23 Project Name FORD LAW OFFICE Sitc Address 04TH C. 15423, S. 3RD, N. 4'fFl, E. NEN'VER, W. SULI..NAN PARCEL(S): (tirst 18) Applicant Conditions Nlailed: 45231.1353 Holland Ford Flood Zonc No Watcr Sourcc 15423 E. 4Th Av Sewer Source Veradale, WA 99037- School Dist Pho»e Fire Dist (509) 924-2400 Phone Dist Owncr Engineer Chuck Simpson R& R PARTNERSHIP SIMPSON ENGINEFRS INC 15423 E. 4Th Av 909 N. Argonne Veradalc, WA 99037- Spokane, 1vA 99212 {'honc Phone (509) 924-2400 (509) 926-1322 f3uilding Ph: 456-3675/1'lanning Ph: 456-2205 Contact: JOHT! LSTDON llate Submitted Description [nitials Eng Nced Technically Complete Eng Priority Fees Rtceived Eng IVeed Drainagc Plans Fng Need Harvard Rd Mitigation Eng Need Traflic Analysis Eng Need Other Eng Pay Fees Received rng f inal Plat Fees Completed Copy to Accounting Notice to Public / Notice to Public # l 3 4 6 Completed - or Needs to be signed Design Dcviation Dates (In-Out) Bona quanues ior drainage item calculated Hearing Datc Dccision App Den Cond Appld BCC Appealed to [3CC Deeision App llen Cond Appld Court nppealed to Court Uecision App Den Cond Appld Stampcd Mylars to Sccretary (Sandy) Stamped 208 Lot Plans to Secretary (Sandy) Ae- f.~~- P ~ ~ - i.~..~. ~ 4 3 .1 ~ . ~ 1- ~ ~ - - - - - , . . I Project Number: 98012439 Inv: 1 Application -7ate: I2/9/98 Page 1 of 2 ~ THIS IS NOT A PERMIT Penalties will be assessed for commencing work witl i:.f U t a tyermit Project Information: .ZT~ ,NNNVNr~~~r ~ . • ' :~tiK4~~\i\\1": ~y. ~ Permit Use: C'HANGE OF IISE - RESIDENCE TO OFFICE Contact: HOLLt1ND FORD Address: 320 S SULLIVAN Setbacks: Front Left: Right: Rcar: , C- S- Z.- VERA t)ALE WA 99037 • Phone: (509) 924-2400 Site Information: . Plat Key: 002751 Name: VERA ~ . Distric(: F . . , - Farcel Number: 45231.1353 . ' - ~ _ • , - SiteAddress: 15423 E 417H AVE Owner: Name: R 8c R PARTN i. RSHIP VE.RADALE, WA 94037 Address: 15423 E 4TH r1 ti' E I.ocation:: VER , . - • VERADAtiE, tiN',4- 99037 . . • . Zoning: IIIt 22 Urban Residential-22 ' . . , . ~ ~ . Water District: Hold: ❑ Area: 40,600 Sq Ft , Width: 0 Depth: 0 Right Of Nv.l) (ft): (.u . Nbr of Bldgs: 1 Nbr of I?wellings: 0 Review Informah'on: Departinent ~ Review : ~ ~ • ~ . - ~ BUILDING - Plan Review . . . . : ' ~ ~ . . . - _ Comments: BUII.DING . , • Landuse Review Comments: ''FQ-KC-C- P&6M4 W"Y wv c~vVuu. bT 63 w- stGAqrc- crgs ccA 2►,V G ENGINEER Site Dreinage Review K-7: • . ~ ~ ZX ~..z~~S(/4i1CG. • . . . . . , l,~~a~G--~ ~ • ENGINEER Approach Permi! ~ ~ Comments: • ~ - " Permits: v:..... <.:.; . D ' . . , , ~ " • . ' + + • , . . ~ ~ " ` ~ • , . . ' , ~ • . r ~0 • . 1 ~ ~ . • , . ; . . ^ ~ • . . ~ ~ ~ ' •1 e 1 ~ ~ ' ~ • ~ / / D ~r i s r i ii ~ _ Q . ~ , , - . ~ ~ • . . . ~ ~ ~ . ~ . r - ~ ~ " . ' ~ ' ' • , - . . ~ , < , ' ~ , . ~ , ! ~ / _ ~ , 1 • J ,j y , . . . ' l • , ' . _ . , ` . Y _ , ,t . . 1 ~ • - ~ LETTER OF TRANSMITTAL Spokane County Engineers February 8, 1999 Chuck Simpson, P.E. Simpson Engineers, Inc. N. 909 Argonne Road Spokane, WA 99212-2789 FAX: 926-1323 Re: Plan Review for Ford Law Office cr 15423 E. 4th Chuck, The County Engineers have reviewed your revised plans recently submitted to add the approach worlc. The plans are acceptable for construction, as is. The following item needs to be completed prior to release of the approach permit and change of land use: 1. Submittal of the legal description for the additional R-O-W and dedication by the property owner. Sincerely, A9V 44~A Gary W. Nyberg, Plan Review Engineer gwn/g:/b9$226r2.doc ~ impson =nqin¢e(s, nc. CIVIL ENGINEERS AND LAND SURVEYORS N. 909 Argonne Road ~ Spokane, WA 99212 (509) 926-1322 • Fax: 926-1323 TO: SUBJECT: Fo.e-A LG DATE: 4c;a4--,~ Y-.) r+ n~S r-I S( T-l.7. ~r~•r- ~ ~ ~„s~, ~ e ~ ~ C~ C ~ e~ c.. c c~T Q- ~ .d ~ ~ ~ c ~a . P 1'~v L E, w c'5u_r i~ c~ ~E. S `~e,Lc 1 c- ci 9 l C-nU oc, $ r n Y~n w. r v~ + S - ~ ~ Signed S P O K A N E C O U1-4 T Y DNISION OE ENGINEERING AND ROADS A DIVISION OE THE PUBLIC WORKS DEPARTMEM William A. Johns, P.E., County Engineer December 10, 1998 Stephen Ford Ford Law Office 15423 E. 4~' Avenue Vera.dale, WA 99037 . Re: Plan Review & Requirements For Ford Law Office Dear Mr. Ford, The County Engineers have reviewed the recently submitted Drainage Map and Stormwater Calculations prepared by Simpson Engineers. These meet the overall requirements of the Spokane County `Guidelines , for Stormwater Management'. After making a site visit, the following road items need to be addressed prior to plan acceptance and our department release of the permit: 1. The (2) existing curb cuts on Sullivan Rd. need to be replaced with matching curb. 2. The existing curb & sidewalk section on 4`hAve. needs to be extended to the west property line with a standard commercial driveway approach provided. 3. An Approach Permit will be required for the above road improvement work. 4. The 2.5 foot right-of-way dedication along 4~' Ave. plus adequate corner radius will be required. As previously discussed a copy of the property deed along vvith the signer's legal name and authorization (if other than the owner) should be forwarded to me for preparation of the warranty deed by a R.ight-of-Way agent. Please leave a mail address for forwarding the . completed document, or a phone number for contacting when ready for signature here. My suggestion is that you utilize Simpson Engineers to revise the civil plan and to write the legal description for the right-of-way dedication to simplify and expedite this process. Please be assured that these requirements are normal policy for development review and permitting. Sincerely, leif 4v. Gary W. Nyberg, Plan Review Engineer fax: Simpson Engineers, Ina ~ gvvn/g:/b98226r1.doc 1026 W. Broadway Ave. • Spokane, WA 99260-0170 •(509) 477-3600 FAX: (509) 324-347$ TDD: (509) 324-3166 ~ impson 1'n 9ineem, nG. CIVIL ENGINEERS AND LAND SURVEYORS N. 909 Argonne Road • Spokane, WA 99212 (509) 926-1322 • Fax: 926-1323 -ro: ~ -~C-- e.~. ro v- ct Fcw- d L e,w ~ ~ ~ c- a , S U BJ ECT: L... c'~ Of-~'c-c- DATE: S /1 .9 19 g +c.✓-v Cl Q"M.., v% c" S Vh.c,, f.) S .rt 4h~6 Ct &22... e v%" a C~&..l G.! l 4. 4-42, n~f -l-~ t3:..t S 1ca o~ S~-o ~ cd~ ~avw~., ~v) 41• fi 6cSrt~ ,1 ~ n ~ d0 ~ o ~ t 0 ,c% e-i -4G cp ~ t 9 G ZG f~- ~ .z ~ yo Signed . . 17'~CEWED DEC >>1. g~~ spo,~NE P E R M T D CJ C U M E N T T R A N S N1 TTA L COUN~ EHGINEER Spokane County Division of Buildings - 1026 W Broadway Ave. Spokane, WA. 99260 , Project Address: Project t~ ~ Business Name: 2.a.44.> Q ; &-..e , CONTACT: Phone: 1.)4 ~ Mailing Address: . COORDINATOR:~, Phone: ~ DOCUMENTS CIRCULATED Firc Description Bulldlnfl Zonlny Enqlneers Heafth OlstJt_, UtlIKlQS SCAPCA X R4A X 400>~ ~ ~ . ~ . ~ ~ ~ Received By Date of Transmittai: 11. t• C 7 Circulated bY: . At ; - S P O K A N E C O U N T Y DEI'AR'CMENT OF BUILDIIVG AND PC.ANNING • A DIVISION OF THE PUBI.IC WORKS DEPARTMENT JAMES L. MANSON, C.B.O., DIRECTOR DENN[s M. Sco'rr, P.E., DIRECTOR To : Reviewing Agencies From : Division of Building and Planning ~ LZ-ol (Review Coordinator) 6 ZA-~ , r ~ Date : j -el ' l ~ - The following project has been submitted for your review: Address. ~ Contact : Pd 1rPhone: 41 " Z~6'6 Description: . . , . . A pre-applicatio conferen A%rasnot scheduled for this proposal. Accordingly, please review the information submitted and fonNard your comments to our department and the applicant. Should you need additional information please feel free to contact the individual coordinating the review. 1026 WFST BROADWAY AVENUE • SPOKANE, WASN(NGTON 99260 BUILDING PHONE: (509) 456-3675 • FAx: (509) 456-4703 PLANNWG PHONF: (509) 456-2205 • Fnx: (509) 456-2243 ' 'I'DD: (509) 324-3166 ` ~ , . . oppject ber: 980I2439 Inv: 1 ApphC2LfiQn Date: 1219198 Pageoi 2 THIS IS NOT, A PERMIT ~ Penalties will be assessed for com mencix~g work witi i:.s u t a I ~ermit, . Project Informadort: 1'errnit Use: C'HA1V`GE OF il5►E - RESIDENCE TO OFRIL"E C-antact: 110LLr~ND FORD • Addrcss : 3 20 S S1i LLIVAN Set6acks: Front I.,eft; Right: R=: C - S- ~ ~ VERA~)ALE WA 99D37 , . Phone: 1`509) 924-2400 S'ite Inforrnation: Plat Key: 002751 iVame: VEMA 17iStriCl : F , . ParcellVumber: 45231.1353 SiteAddrm: 1*423 E 4'Y`H AYE Owner: Name: R & R PARTN i°' 1ZSHJP VE,RADALE, TVVA 99037 Address: 15423 E 4'IH ~x t.' F, Locatt4Ll:: ~R VERADAL~~ NVA 99637 ZAllllig; UR-22 Utb$n Re51d@nt1a1-22 Water District. Hold: 0 Area: 40,600 Sq Ft Width: 0 Ihptll: 0 Right Of Vt.:,! ti(R): r~ o . . , . Nbr af Bldgs: I Nbr of Dwellings: 0 Review ~nformactr'on • . • ~~.~kt?X7Cd~J2?~~o~1~,y~}}}OOOOON}OG~f.. ,ti~v-ti'~•~ , . , ~;rrr.'-= - ::~!V1Cll~ ti?LS5C3?7~ n - ' DepSrtmen# Reviev , - BUELDINV PlMN iW } lew 4 i V ' • ri . • CoII1.mIItS: • - ~tIEL~ING Land1!$e ReYYCw , • • , , . „ 4 - , . Comments: ~ ' . . ~ - . . ENGMER Site Drainage Rrdew . Comments; - ~ ENGYNEER Appivach Permit Comrnents: ~ ~ . . Eerm.ifv. . . . , r _ • „ ~ ~ . Parc$I: 45231.1353 Owner. FORD, H& CIFORD, S& T CoOwner. ` 4 ,45242.0530 - 0 OwnerAddress ~~'~'31. lid 15423 E 4TH AVE VERADALE WA 99037 4 231.1115 . 45231.10 9 Site Address 15423 E 4TH AVE VER 523 1.110. 4 .10~ legal Description ;hg g VERA S104FT OF E110FT OF B72 45242.1004 . ~ 45242,1005 , 45 1.1360 A5M,1359 45 1.1 7 g4422-.1002 45231.12U~ 1.1 • 45134 .1 61 45' 1.1 58 3 '45,~31.1SG 1 45t bl 4231,3501 4-~4~D1 231.2 4 ,9122 4631.3502 ~ 41231.24(02 ~5242.9055 45231.1404 4 . 302 1 , 3C)3 45231.3503 ~ 51.31.140 5-23 5231.14 ~ , 1 .4 231.35a4 . 45242.9~24 4 ~ . . ~ Notice: This is not a legal document. Data depicted on this map Is general & subJect to oonstard revision. ft is intended for reference use only. • Legal documents should be oblained from the appropriate agency. . , . \ i SPOK.ANE COUN1'Y HEARING EYANIINER t l~ RE: Zone Reclassification from the Urban ) FINDINGS OF FACT, Residential-3.5 (UR-3.5) Zone to the ) CONCLUSI0NS, Urban Residential-22 (UR-22) Zone ) AiND DECISION Applicant: Holland B. Ford ) File No. ZE-2-98 ) 1. SUMM:aRY OF PROPOSAi. AND DECISION Proposal: Application for a zone reclassification from the Urban Residential-3.5 (UR-3.5) zone to the Urban Residential-22 (U-R-22) zone, on approximately .93 acres, for development of a professional office. Deeision: Approved, subject to conditions. II. FINDINGS OF FACT AVD C0NCLUSIOVS Thc Hearing Examiner has reviewed the zone reclassification application and the evidence of record, and hereby adopts the followinc, findings of fact and conclusions: A. GENER,kL INFORiV1.ATION: Applicant: Holland B. Ford, 15501 E. Jackson Road, Greenacres, WA, 99016 Legal ONvn er: R& R Partnership, 12518 East ~1e~vman Lake Dnve, ~1eNvman Lake, tiVA 99025 Site Address: 15423 East Fourth Avenue, Spokane, tiVA Location: Generally located at the northwest corner of the intersection of Fourth Avenue and Sullivan Road, in Section 23, To~vnship 25 North, Ranae 44 EWVI, Spokane County, tiVashinc..7ton. Lesal Description: The South 104 feet of the East 110 feet of Tract 72 of VERA as per plat thereof recorded in Volume "O" of Plats, Page 30; together with the South 205.72 feet of the East 257.44 feet of Tract 72 of VERA as per plat thereof recorded in Volume "0" of Plats, Page 30; Except that portion conveyed to the Spokane County as described in Starutory Warranty Deed recorded under Recordina Nos. 830530049 and 8305030050; A_D EXCEPT the South 126.72 feet of the west 140 feet of the east 287.44 feet; AVD EXCEPT the South 104 feet of the east 110 feet; A...~~D EXCEPT road, Situated in the County of Spokane, Statz of bV'ashino-ton Zoning: CJrban Residential-3.5 (UR-3.5)- The site is also located within the Aquife: Sensitive Overlay zone and the Public Transportation Benefit flrea designated bv the County Zonin~ Code. FIE Findings, Conclusions and Decision ZE-2-95 Page l Comprehensive Plan Category: The property is dESi~nated in the Urban cate~ory of the Spokane County Generalized Comprehensive Plan. The site is also within the Priority Sewer Service Area, Urban Impact Area and Aqulfer Sensitive Area designated by the Comprehensive Plan. Environmental Review: A Determination of `lonsignificance was isstied by the Division of Building and Plaruiin~ on Auoust 18, 1998. Site Description: The subject site encompasses .93 acres, is "L" shaped and is relatively flat in topography. The south half of the subject site is developed and includes an existing residence, detached garage, and associated landscapinQ. The existin-c-'r) residence was recently remodeled for use as the proposed law office, and a parking lot has been constructed immediately ~vest of the proposed la~v office. A temporary use permit has been issued for the la~v office (File No. TLJE-3-98), which is valid until January 1, 1999. The northerly portion of the site is improved with a small shop, but is otherwise undeveloped and veaetated in native gasses. Miscellaneous items are currently beina stored near the west property line of the north half of the site, which storaQe is inconsistent with the storaae standards of the UR-3.5 zone which applies to the site. The subject property encompasses rivo (2) tax parcels, which are not lecial lots of record under - County subdivision recyulations. A six (6)-foot high fence, constructed of various materials ' includin~ cyclone fencing and cattle ~vire, runs along the borders of the site. Surrounding Conditions: The site is located along the west side of Sullivan Road and the north side of Fourth Avenue. The County Arterial Road Plan designates Sullivan Road as a Principal Arterial and Fourth Avenue as a Collector Arterial. Sullivan Road is a paved four-lane road in the vicy, tivith curb and side~valk alonaboth sides of the road. At the time of the public hearing, public sewer was beinc, installed in Sullivan Road in the vicinity of the site. Fotirth Avenue is currently a paved tNvo-lane road, with curb on both sides and sidewalk alonQ the south side of the road. Sprague Avenue, a Principal Arterial to the north, and Sullivan Road, north of Sprague Avenue, serve as major transportation and commercial comdors in the Spokane Valley area of the county. An abandoned railroad right of way conveyed to Spokane Cotinty extends from east to west in the Valley area, midway bettiveen Fourth Avenue and Spracue Avenue. A public transit stop is located at the southwest corner of the site, and an STA bus route runs north and south alon~ Sullivan Road. The land lying north of the site is zoned UR-3.5 and is developed tivith sincile-family residences. Further to the north, the land is zoned UR-22 and Regional Business and is developed for commercial uses. The land lying west of the site is zoned UR-3.5 and Urban Residential-7 (UR-7) , and is dominated by sin~le-family residences. The land lyinQ south of the site is zoned UR-22. Ttle uses extendinct southerly from the southwest corner of Sullivan Road and Fourth Aventie include a single-family home, dental office, insurance office and veterinary clinic. tiVest of such UR-22 zone, the land is zoned UR-3.5 and is developed with sin _c-:,Ile- family homes. The land lyincy immediately east of the site is zoned B-1 and includes a convenience store. The land lyinci north and east of such B-1 zonincy is zoned UR-22, and is developed with apartment complexes. Buildin~ heiahts in the area do not exce-d three stories. HE Fiildin(2s, Conclusions and Decision ZE-2-98 Pa~e 2 . Project Description: The application proposes to rezone the site to the UR-22 zone, for the development of an office use. The site plan of record submitted on June 26, 1998 illustrates an existing 1,292 square foot single-story structure and a 336 square foot detached garaoe in the southeast corner of the subject site, which are intended for use as a law office. A 400 square foot . existing shop exists in the northeast corner of the site, with the north half of the site planned for future development. A nine (9)-stall paved parkina lot is illustrated tivest of the proposed law office, for which no parkin~ stall dimensions have been provided. To meet parkin~ requirements, the parkin~ stalls must be at least 8.5 feet in width and 18 feet in depth. Fourth Avenue narrows from a SS-foot width at Sullivan Road to a 45-foot width approximately 13 feet from the intersection of such roadways. The site plan illustrates a 20-foot wide fiiture acquisition area for road right of way alona Sullivan Road, and 2.5 feet of right-of-way dedication requested by County Engineering along the westerly 91 feet of the south property line of the site. The site plan fails to show the 12.5 feet of future acquisition area requested by County agencies along Fourth Avenue, and does not provide the setbacks requested by County ' agencies from such fuh.ire acquisition areas. The site plan illustrates division of the site from north to south, in a different configuration than thc existincr tax parcels. The Division of Buildine, and Plannina requested that the applicant secure the appropriate certificate of exemption approval(s) for the subject tax parcels under the County Subdivision Qrdinance, prior to the issuance of any certificate of occupancy or buildina permit for the project. If the tax parcels are aggregated into a sin~le parcel, the applicant would be required to receive the approval of a short plat or subdivision to re-divide the land. B. PROCEDURAL INFORN1ATIOV: Applicable Zoning Regulations: Zonin~ Code Chapters 14.402 and 14.622 Hearing Date and Location: September 9, 1998, Spokane County Public Works Buildinc,, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, tiVA. Notices: Mailed: August 21, 1995 by applicant Posted: August 21, 1995 by applicant Published: August 18, 1995 . Compliance: The legal requirements for public notice have been met. Site Visit: September 8, 1998 Hearing Procedure: Pursuant to Resolution Nos. 96-0171 (Hearin~ E.caminer Ordinance) and 96-0294 (Hearino Examiner Rules of Procedure. Testimonv: Francine Shaw Holland Ford Division of Buildina and Plannin~ 15=~?3 East 4`h Avenue 1026 West Broadway Greenacres, tiVA 99016 Spokane, `VA 99260-0240 HE Findin~s, Conclusions and Decision ZE-2-98 Pa~e 3 . Randy Teeter 224 South Newer Veradale, tiVA 99037 Items Noticed: Spokane County Comprehensive Plan, Spokane County Zoninc, Code, Spokane County Code, Spokane County Standards for Road and Sewer Construction, and County Resolution Nos. 96-0171 and 96-0294. Final rezone decisions in the vicinity referenced in the Staff Report. C. 70NE RECI..,ASSIT'ICATION A1vALYSIS: 1. General anoroval criteria In considering a rezone application, Washington case law generally provides that (1) there is no presumption in favor of the rezone, (2) the applicant for the rezonE must prove that conditions have substantially changed in the area since the last zoning of the property, and (3) the rzzone proposal must bear a substantial relationship to tlie public health, safety or welfare. Park~ridgge v. Seattle, 98 Wn. Zd 454, 462 (1978); and Bjarnson v. Kitsap Cozcnty, 78 Wn. App. 540 (1995). Deviation from a comprehensive plan does not necessarily render a rezone illegal. The plan is considered as a aeneral blueprint and only general conformance with such plan is required to approve a rezone. Citizens for t'vIozini Yernon v. City of kloirnt Yej-noji, 133 Wn.2d 861, 873 (1997); Catlrcart v. Snohomish Coiinty, 96 Wn.?d 201, 211-12 (1981); and Bassani v. Courtty Commissioners, 70 Wn. App. 389 (1993). Also see RCW 36.70.340 and RCW 36.70.020 (11). Some Washin~ton cases have dispensed ~vith the chan~ed circumstances requirement ~vhere the proposed rezone ciosely implemented the policies of a comprehensive plan. Bjarnsotz v. Kitsap Cozcrttv, 78 Wn. App. 840, 846 (1995); and Sczve Ottr Rctral Environment v. Snohomish Counry, 99 Wn.2d 363, 370-371 (1953). tiVhere a comprehensive plan conflicts with zoning recrulations, the provisions of the zoninc, code will normally be construed to prevail. See Weyerhaeicser v. Pierce Cotctity, 124 Wn.2d 26, 43 (1994); Cougar~Llt. Assocs. v. King Coacj2ry, 111 ti~n.2d 742, 755-57 (1988); and tVagatani Bros. v. C'ommissioners, 10S tiVn.2d-477, 480 (1987). The County Hearing Examiner Ordinance autliorizes the Hcarincy Examiner to hear and decide rezone applications. The Examiner is authonzed to grant, deny or grant tivith such conditions, modifications and restrictions as the Examiner finds necessary to make the application compatible with the Spokane County Generalized Comprehensive Plan and development regulations. See County Resolution No. 96-0171, Attachment "A", paragraphs 7 (d) and section 11; and RCtiV 36.70.970. Applicable development regulations include without limitation the Spokane County Zoning Code, the State Environmental Policy Act (SEPA) and the County's Local Environmental Ordinance (chapter 11.10 of the Spokane County Code). Section 14.402.020 of the Zoninj Code authorizes amendments to the Code based on any one of siY (6) cyrounds, without differentiating bettiveen amendments to the zonina teYt of the code and amendinents to the official zonina map. Zoning Code 14.402.020 (1) authorizes the Code to be amended is consistent tivith the Comprehensive Plan and is not detnmental to the public xvelfare...". Zonina Code 14.402.020 (2) authorizcs a Code amendment `vhere [c]hanQe in economic, technolocyical, or land use conditions has occurred to warrant modification HE Findings, Conclusions and Decision ZE-2-98 Paae 4 4 of this Code...". These are the most relevant criteria for consideration of the current rezone application. Spokane County Zoninc, Code 14.100.104 indicates that the Zonin; Code shall be interpreted to carry out and implement the purpose anci intent of the Comprehensive Plan, and the general plans for physical development adopted by the Board of County Commissioners. Zoning Code 14.100.106 states that when the Zonincr Code conflicts with the Comprehensive Plan, or other adopted plans and regulations of the County or other regulatory aaencies, the more restrictive provisions shall govern to the extent legally permissible and the Zoning Code provisions will be met as a minimum. The Comprehensive Plan itself indicates that it should be used as a reference source and guide for makincr land use decisions. Comprehensive Plan, p. 2. The relevant "decision auidelines" set forth in the Plan are to be used as a guide to determine ~ whether a particular proposal should be approved, conditioned or denied. 2. Abnlicable Comorehensive Plan oolicies The proposal is designated in the Urban category of the Comprehensive Plan. The Urban category is intended to provide the opportunity for a"citylike" environment, which includes various land uses, residential development and a high level of public facilities and urban services. It is primarily a residential category of single-family, two-family, multi-family, and condominium buildings along with neighborhood commercial, light industrial, and public and recreational facilities. The Urban catecrory recommends a residential net density ranae of one (1) to 17 units per acre, with allowances for "bonus densities" within developed areas where utilities, arterials, schools, and community facilities have already been established. The more intensive uses in the Urban category, such as liQht industrial and neiahborhood commercial, should be located near or aloncly the heavily traveled streets. The least intensive sinale-family residential uses should be isolated from the noise and heavy traffic, and multifamily struchirzs will usually be a transitional use located beriveen sinale-family residential and the more intensive areas. See Comprehensive Plan, Section 1, "Purpose" and "Detailed Definition". The Urban category includes the followinc, relevant objectives and decision ;uidelines: Decision Glcideline 1.1.1 Urban development tivill be approved in areas I1C1VI11~ adeqttate power sirpplies, water, SQJ11lQty QIII~ StOrlfl Se1V2I'S, streets, ancl school antlfire services provided that such developmelit meets the intent of other Objectives and Decision Glcidelines of this section. • Decision Guideline 1.1.4 A vuriety of densities and residential ttses should be available to provide a freedom of choice to live in U-rban ar-eas With varvin~ derrsities, combinations, or mix of irses (see detailed Urban clefrnitioils). Decision Gceicleline 1.1.6 Development irtili-7 ing constrarction methotls, site planning andlor IandscapinJ meihods which are consi~lered itinovative should be approvecl if the intent of Plan Objectives or Decisioji Gtcideliries is mnintainerl. HE Findings, Conclusions and Decision ZE-2-9S P a g e 5 Decision Guicieline 1.3.3 All Urban cleveloprnent pr•oposuls should t'C'q Zl1r@pZlbIIC SQj111Qfy CIItd SIOYm sewer systems or interim sewer systems to protect tivater qiiality. Goal 1.5 Encoiirage a healthful and pleasin~ environment in the Cozcnty's residential areus. Decision Guitielijre 1.5.1 Bzeffering antl/or landscaping will be irsed to frritlgate the differences between proposed developntejits and existing Lrses. Objective 1. S. c Encozrrage paved streets and sidewal~is in e.risting and firttcj•e develop,rients tivhere they are appropriate to the nature of the clevelopment. Decisian Guiclelirre 1.5.4 Sidei-valk facilities will be reqzeirecl alon~ arter-tals cojtnecting residerltictl areas with corrununitv facililies and/or comntercial are«s. Objective l.S.e W7ien a neighborhood ezperiences presszcre for change in character, sirch chaftge shall be permitted upon appropriate review. Objective 1. 5.8 YYhen rletermining whether a proposal will change the existina lancl use character of an area, factors to consider may include: a) the str-zrcticr-e height of tlte proposal in relation to straccture heiaht of nearby stncctures, and b) whetlier neiv structtcres tivill have a positive or negcttive irnpact irpoji the neighborhoocl's architecturul chnrctcter. Decision Gtcideline 1.6. 1 Before land use proposal are approved tjtey shoicld: cr) conform to plans, policies and regclations of Cotlrrty water, sewer, storrrz sewer, tetility and speci(il service districts; . b) conform to Coicnty transportation plans and policies; and c) iclej2tify and take steps to resolve si;nificanf adverse impacts zcpori existina lctilities, (i.e. wrrter, sarzitary and storm sewers, ictility, available and fictirre ener-gy resocrrces), and ti'affic systems. The property is also located within the Urban Impact Area (UIA) desi-nated in the Comprehensive Plan. This is an area where grotivth, development and higher intensities of land use are encouraged. Comprehensive Plan, Objective 14.1.a. The UTA section of the Comprehensive Plan indicates that traditional urban problems such as incompatible land uses, environsnental pollution and traffic congestion will be manaced with areater attention to the -aeneral pLiblic's well-beincr inside the UTA. Comprehensive Plan, Objective 14.1.e. , The Transportation section of the Comprehensive Plan is intended to prowide guidelines for the provision of appropriate and adeqtiate transportation facilities and services for all land use catEGories of the Comprehensive Plan. Comprehensive Plan, Section 21. The Transportation section contains the text of the County's Arterial Road Plan along with numerous policies for the developmtnt of county local access roads and arterials, and of adjacent land uses. State highN,vays are not directly addressed by this section, but are discussed since the_y are important segments of thc road network in the county. HE Findinas, Conclusions and Decision ZE-2-98 pa~e 6 L The Arterial Road Plan recommends the early acquisition of County rights of way and easements alonor designated County arterials, and identifies how much right oFway may be needed by the County from properties lying adjacent to such arterials. See Comprehensive Plan, p. 242. The Arterial Road Plan is considered a lon; range plan. Future right of way acquisition is norrnally to be accomplished through the adoption of official road maps by the County, with actual road improvements planned through the County's Six-Year Transportation Improvement Program. See Comprehensive Plan, p. 238-242. Decision Guideline 21.133 states that the review of land use proposals should include provisions for extensions, alignments and adequate right of way acquisition for roads designated Arterials accordino to the Artenal Road Plan or official adopted road maps. Decision Guideline 21.1.7 indicates that proposed development may be required to dedicate needed right of tivay, or widen existina roads accordin~ to adopted design criteria and official road maps. Commercial uses alona public transit routes are encouracyed. Decision Guideline 21.2.1. Decision Guideline 21.3.3 states that access roads should be desi;ned to provide access to . abuttinR property and to deliver traffic to arterials. Decision Guideline 21.1.10 encourages alternative modes of travel other than the automobile. Decision Guideline 21.5.11 recommends that pedestrian facilities be established to enhance the safety and convenience of pedestrian travel and to provide access to neighborhood facilities. Decision Guideline 21.1.4 indicates that sidcwalks should be provided alon~ all arterials and local access roads which lead to schools, parks and shopping districts. Decision Guideline 21.5.10 states that "throuQh" traffic should be discoura~ed from using residential access streets, and recommends techniques such as offset intersections, curvilinear street design and cul-de-sacs be used to make residential neighborhoods more attractive. Decision Guideiine 21.4.2 encourages the development of an adequate, efficient, safe, economic3l and enercry conserving arterial system which serves existina and future needs, which provides convenient access to homes, employment, shopping, personal business and recreation, and which fiinctions as a coordinated part of the metropolitan arterial system". Decision Guideline 21.4.3 indicates that-the arterial system should preserve the integrity of residential neighborhoods, enhance the quality of life in neighborhoods and protect the physical environment, through sensitive development of arterials. Decision Guidelines 21.2.5 and 21.5.7 recommend that the function of existing and fiiture arterials be preserved by controllina land uses, parking and direct access along the arterials. Decision Guideline 21.5.3 encouraoes tand tises in areas that can take advantage of the available capacity of existin~ arterial streets. The Spokane County Standards for Road and Sewer Construciion and the Spokane County Code, adopted under Chapter 9.14 of the Spokane County Code, implement the Arterial Road Plan and the transportation policies of the Comprehensive Plan. 3. As conditioned. the orooosal Qenerallv conforms with the Comprehensive Plan_ comnlies w ith abnlicable develoDment re2ulations. and bears a substantial relationshio and would not be detrimental to the pubiic health. safetv and welfare. The applicant proposes to rezone the site to the Urban Rzsidential-22 (UR-22) zone. -Business or professional offices are a pernlitted use in the UR-22 zone. ZoninD Code HE Findin~s, Conclusions and D~;cision ZE-2-98 Pa~e 7 . ' 14.605.04-0-. The purpose and intent of the UR-22 zone are set forth in Zoning Code 14.622.100, as follows: TI7e nccrDOSe of the UR-22 zojie is to set stundards.for the orderlv clevelonntent of resitlefztial nronertv in n manner that provides a clesirahle livitia environment that is com-natible with sicrrouriclina land rrses and crsstcres tjre nrotectiori o,f propertv values. It is intentled that this zone be ' trsed to add to the variety of j20115lflo types arid densities, and as an i»inlemeirtation tool for the ComDrehensive Plan Urhan Cateaorv. General characteristics ol these areas include pnved ro«cIs. pirblic sewer nnd water. accessihilitv to schools and lihrnries. and a fiill line of puhlic seniices inclccdina majined fire nrotection nnd ntchlic trafzsit accessihilitv. Offces rrre nerntittecl in the UR-Z2 zone in order to provide sonie of the service rieecls genercrted bv hiah-intensitv land trses. The hiahest derrsitv residential zojie. UR-Z2 is iiztenclecl Drimarilv for mLrltiple-familv dtivelliri~'s and is zrsrrallv locatecl adiaceiit to maior or secondarv arterials.. It is tcsed as a tj-ansition between lotiv or mediiim density mirltiple family uses and ititensive co»rrrtercial or low intej7sity indacstrial uses uricl to provide for ltiJher rlej7sity hottsin~ in locations close to ernployment, shopping ancl ntajor traj2sporiation tivhere movements of people can be lianclled efficiently and tivith least overall adverse rmpact. [Einphasis added]. The proposal is located at the intersection of a Principal A.rterial (major arterial) and a Collector Ai-terial (minor arterial), and tivill be served by a high level of infrastructure and public services, includina public sewer and water, and modern utilities. The site is located in a developed area that is located close to employment and shopping, and adjacent to major transportation routes and public transit. The proposed office use wil] provide serviczs for the commercial and residential uses in the vicinity and area. The office use will provide transition and serve as a buffer between the adjacent arterials and single-family areas to the nonhwest, south and southwest. Commercial uses are found near or in the vicinity of the site to the north, south and east, includincy the development of office uses in a large UR-22 zone lyinQ south of the site. The owner of a single-family home lyin~ north~vesterly of the north~vest corner of the site erpressed concern that the northerly half of the site would be developed for multi-family housing, and expressed concern over the difficulty of makinc, turning movements onto Sullivan Road in the vicinity from the west side of Sullivan Road, citing a number of accidents that have ,occuned in this area of Sullivan Road. Such owner indicated that neiQhboring property owners Nvere not concerned about development of office uses on either parcel comprising the site, but wEre opposeci to multi-family housing. The Examiner has added a condition of approval, not oUjected to by the applicant, that would prohibit the location of multi-family housinQ on the northerly portion of the site. Building heiaht should not be an issue for the project, since the existin~ buildin~ to be used for an office is a sin~le-story stnucture approximately 15 feet in height. Ste Environmental Checklist, p. S. - HE Findin2s, Conclusions and Decision LE-2-98 PaUe 8 Since required landscaping would exceed 15 % for each of the proposed parcels illustrated on the site plan, causing as much as a third of each parcel to be landscaped, the Division of Building and Planriing is authorized to grant administrative relief under the County Zonino, Code to reduce such landscapin~ to 15 taking into consideration the impacts of the project on adjoinin~ property owners. ZoninQ Code 14.806.080 (1). The Division has decided to allow the 20 feet of Type III landscapina required along Sullivan Road and Fourth Avenue to be reduced to a width of nine (9) feet, and the 20 feet of Type I landscaping alona the west border of the southerly parcel illustrated on the site plan be reduced to a tividth of five (5) feet. This would be conditioned upon the applicant installing a six (6)-foot hiah sijht-obscuring corrcrete, masonry or decorative brick wall alona, the west property line of the southerly parcel illustrated on the site development plan, and alona the borders of the northerly parcel with adjoining land zoned UR- 3.5. Since the County Zonina Code already requires such sight-obscuring screenithe screening requested by the Division is not an additional requirement. See Zoning Code 14.622.365. See Staff Report, p. 10. The landscapin~ and screenin~ requirements for the northerly parcel woulci not be enforced until a buildin~ permit is filed for such parcel. The applicant testified that the owner of property lying immediately tivest of the south parcel of the site, as illustrated on the site plan, preferred the installation of a chain link fence with slats as a screen alona the west property line of the southerly parcel, alon~ with the required landscaping. Such request is consistent with Zonin~ Code 14.622.365. Office uses do not ~enerate much traffic, and the Environmental Checklist (p. 10) indicates that the project would only generate 10-15 vehicle trips per day. Development of the south parcel illustrated on the site plan of record will not access Newer Road. Count}r Engineering conditions of approval require the applicant to dedicate 2.5 feet of riaht of way along Fourth Avenue and the applicable radius alonc, Fourth Avenue and Sullivan Road. Such conditions also require the project to set aside 20 feet of frontaae alonc, Sullivan Road (to equal 50 feei from centerline) and an additional 12.5 feet of frontage alonc, Fourth Averiue (to equal 35 feet from centerline) and Sullivan Road, for future right of way purposes. The applicant is aIso required to widen Fourth Avenue and install cur.b and sidewalk along the frontage of the site. County Engineerina requested the preparation of a traffic study if any new improvements are constnicted on the site. There is no basis from a traffic engineerina standpoint to require additional traffic mitioation for the project. The site development plan shows the required dedication of fronta~e for ri~ht of ~vay purposes alona the westerly 91 feet of the site along Fourth Avenue and the future acquisition area requested along Sullivan Road. The site development plan does not illustrate the additional 12.5 foot future acquisition area required along, Fourth Avenue, nor illustrate the 25-foot setback required by the Zoning Code from the future acquisition areas respectively requested by County agencies alona Fourth Avenue. See Staff Report, p. 9. Sullivan Road is currently a four (4)-lane Principal Arterial with a right of way width of 60 feet, and cotild conceivably need to be wiclened to five (5) lanes in the future. The existing, buildina on the southerly parcel cannot comply with the future acquisition area setback for improvements requested by the County alona Sullivan Road. It is conceivable that Sullivan Road will be improved to a five (5)-lane Principal Arterial Road section in the future. Such section requires 78 fe~t of road riqht of way and an additional 22 feet for bordEr easements for sidewalk and utilities. See County Road Standards for Road and Sewer Construction, p. 15 and HE Findirl~s, Conclusions and Decision ZE-2-98 PaQe 9 Sheet A-1 of Standard Plans. County Engineering advised that future right of way needed for the widening of Sullivan Road to five (5) lanes would come from the east side of the road. See testimony of Scott Encelhard. Under the circumstances, the Examiner finds that it would be appropriate to measure the setback from the current right of way line of Sullivan Road, and not from the future acquisition area. The conditions of approval have been amended accordingly. Fourth Avenue is currently a two-lane Collector A_rterial with a ri~ht of way varyin~ between 55 feet and 45 feet along the frontage of the site, with the wider width bein~ applicable within 13 feet of Sullivan Road. The half right of way adjacent to the site is 30 feet and 20 feet respectively. A two (2)-lane Collector Arterial Roadway section requires 45 feet of riQht of way plus a 22 foot border easement. Collector Arterials are usually not improved to a three (3)-lane section, accordin~ to the Road Standards. If such road was improved to a 3-lane section for a Minor Arterial or Principal Arterial, it would need 54-55 feet of ri;ht of way and a border easement of 22 feet. This translates to a one-half right of way width of 27-28 feet, plus l 1 feet for a border easement. Under the circumstances, the Examiner finds that it would be appropriate to measure the future acquisition area setback from the new right of tivay line that will exist after the required dedication of land. The proposal has been conditioned for compliance with the development standards of the tTR-22 zone and the Spokane County Zoning Code. The procedural requirements of SEPA (chapter 43.21 C RCW) and the County's Local Environxnental Ordinance (chapter 11.10 of the Spokane County Code) have been met. No comments were received from public aaencies requesting ~vithdra~val or alteration of the Determination of ~tonsignificance (DNS) issuEd for the project by the Division of Buildina and Planning. The record indicates that the proposal as conditioned will not have more than a moderate effect on the quality of the environment. 4. Conditions in the area in which the prooertv is located have chanQed substantiailv since the uronertv was last zoned. In applying the changed circumstances test, courts have looked at a variety of factors, including changed public opinion, chances in land use pattems in the area of the rezone proposal, and changes on the property itsElf. The Zoning Code references chancres in "economic, tech.nological or land use conditions" as factors that will support a rezone. Spokane County Zoning Code Section 14.402.020 (2). tiVashinaton courts have not required a"stronc," showing of chancre. The rule is flexible, and each case is to be judged on its own facts. Bassani v. Coic,zry CorriMissioners, 70 Wn. App. 359, 394 (1993). Recent cases have held that changed circumstances are not required for a rezone if the proposed rezone implements policies of a comprehensive plan. Bjarnsoti v. Kitsap Cotcnty, 78 Wn. App. 840, 846 (1995); Save OtrY Rin-al E71VI1"0I1me1i1 V. SIIOjIOIS1ISI? COZl12IV, 99 Wn.2d 363, 370-371 (1983). As discussed above, the project generally conforms to the Comprehensive Plan. A number of changes have occurred in the area since the site was zoned A.gricultural (A) in 1942 under the now expired County Zoninc, Ordinance. This includes the rezoninQ oi land south, north and east of the site to allow the development of commercial uses; and the rezonincr of land lyincy east and norLheast of the site for muliifamily housing, in the UR-22 zone. See Staff Report, p. 2-3. Chances in the area include increased traffic along Sullivan Road, the extension of public sewer to area, intensive commercial devrlopment along Sullivan Road and Sprague Avenue, and increases in population in the Valley area. Many of these chances took place after the zoning of HE Findin;s, Conclusions and Decision ZE-2-95 PaQe 10 . the site crossed over to the UR-3.5 zone in 1991, pursuant to the Program to Implement the Spokane County Zoning Code. III. DECISION Based on the Findings of Fact and Conclusions above, the above application for a zone reclassification is hereby approved, subject to the conditions of the various public acrencies specified below. Conditions added or significantly altered by the Hearin~ E,caminer are itulicized. Failure to comply with the conditions of this approval may result in revocation of this approval by the Hearing Examiner. This approval does not waive the applicant's oblication to comply with all other requirements of other agencies with jurisdiction over land development. SPOhAiVE COU\TTY DIVISION OF BUILDING AND PLANNING 1. All conditions imposed by the Hearinc, Examiner shall be binding on the "Applicant", which terni shall include the developer and owner (s) of the property, and their heirs, assigns and successors. 2. The zone change applies to the following real property: The South 104 feet of the East 110 feet of Tract 72 of VERA as per plat thereof recorded in Volume "0" of Plats, Paae 30; together with the South 205.72 feet of the East 257.44 feet of Tract 72 of VERA as per plat thereof recorded in Volume "O" of Plats, Pace 30; Except that portion conveyed to the Spokane County as described in Statutory tiVarranty Deed recorded under Recording Nos. 830530049 and 8305030050; AiND EXCEPT the South 126.72 feet of the west 140 feet of ihe east 287.44 feet; A,VD EXCEPT the South 104 feet of the east 110 feet; AND EXCEPT road, Situated in the County of Spokane, State of tiVashington The proposal shall comply with the Urban Res1 'dent1 'al-22 (UR-22) zone and other applicable provisions of the Spokane County Zoning Code as amended. 4. The applicant shall secure the appropriate Certificate of Exemption approval(s) for the parcels illirstratecl on the site plun of recorcl prior to the issuance of any Certificate of Occupancy or buildinc, permit for the site, in order to recognize such parcels as legal lots of record and exempt from the formal plattin~ process identified in RCtiV 58.17 and Chapter 12.400 o#~the Spokane County Subdivision Ordinance as amended. 5. A specific and detailed site development plan shall be submitted for Division of Building and Plaelninc, review approval prior to the issuance of any building permit, chanQe of use permit or certificate oFoccupancy. 6. The applicant shal] develop the subject property generally in accordance with the concept presented to the Hearing Examiner uj1c1 the site pl«n of record submitted on Jrrire 26, 1998, sicbject to compliance ti-vith tlie conditions of (rpproval hereirz. Variations, when approved by the Director of the Division of Building and Planning/designee, may be pcrmitted, includinc, but not HE Findings, ConclLisions and Decisioil ZE-2-95 PaQe 11 limited to building location, landscape plans and general allowable uses of the permitted zone. See Chapter 14.504.040 of the Spokane County Zoning Code. All variations must conform to regulations set forth in the Spokane County Zonin~ Code, and the orijinal intent of the development plans shall be maintained. The northerly portiofz o,f the site shall not he developed for miilti fafflily hozising. 7. The Spokane County Division of Building, and Planning sha11 prepare and record with the County Auditor a Title Notice specifying a future land acquisition area for road right-of-way and utilities. The reserved future acquisition area shall be released, in fiill or in part, by the Division oEBuildinc, and PlanninQ. The notice should be recorded within the same time frame as an appeal and shall provide the following: a. At least 20 feet of reserved future acquisition area for road right-of-way and utilities, in addition to the existing and/or newly dedicated right-of-way along Sullivan Road. N0TE: The Spokane County Engineer is not requiring new dedication alon~ Sullivan Road. b. At least 12.5 feet of reserved future acquisition area for road right-of-way and titilities, in addition to the existincy and/or newly dedicated right-of-way along 411' Avenue. N0TE: The Spokane County Enaineer has required 2.5 feet of new dedication alona the west 91 feet of the south property line of the site. c. Future building and other setbacks required by the Spokane County Code shall be measured from the existijig right of tivay line along Sullivari Road antl the riaht of tivay lifie alonc, Foicrth Averitie after the declication of right of way. d. No required landscapina, parking, `208' areas, drainfield or allowed signs should be located within the fiiture acquisition area for road right-of way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. e. The future acquisition area, until acquired, shall be private property and may be used as allowed in thE zone, Except that any improvements (sueh as landscapinq, parking, surface drainage, drainfield, signs and others) shall be considered interim uses. f. The property owner shall be responsible for relocatinc, such "interim" improvements at the tiine Spokane County makes roadway improvements after acquiring said future acquisition area. S. The Division of Buildincr and Plannin~ shall prepare and record tivith the Spokane County Alitiitor a Title Notice noting that ihe proptrty in question is subject to a variety of special 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 affectino 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 fiill or in part, by the Division of Building and Planning. The Title ti7otice shall generally provide as follows: The parcel of property legally described as is the subject of a land use action by a HE Findinvs, Conclusions and Decision ZE-2 -9s Page 12 0 Spokane County Hearincr Examiner on November 13, 1995, imposine, a variety of special development conditions. File No. ZE-2-98 is available for inspection and copying in the Spokane County Division of Building and Planning. 9. Approval is required from the Director of the Division of Buildin~ and Plannin~/desionee of a speeific lighting and signing plan for the described property prior to the release of any building permit. 10. A specific landscape plan, planting schedule and provisions for the maintenance acceptable to the Director of the Division of Building and Planning/designee shall be submitted with a performance bond or other suitable guarantee for the project prior to release of any buildins; permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. 11. As per Section 14.806.080 (1)(a) the followina landscaping modifications are permitted for the development of the southerly parcel illustrated orr the site plan oj record: a nine (9)-foot- wide strip of Type III landscaping shall be provided alon~ the east and sotith borders, adjacent to 4"' Avenue and Sullivan Road, and a five (5) foot tivide stnp of Type I landscapincr shall be provided aloncr the west property line. 12. A six (6)-foot high concrete, masonry or decorative block wall siQht-obscurin~ fence shall be constructed alon~ all internal property lines ~vhere the adjacent zone is tlrban ResidEntial-3 .5 zone, pursuant to Section 14.622.365 of the Zonin~ Code. 13. Any division of the subject property for the purposes of creating additional lots/parcels shall be reviewed by the Direc:or of the Division of Building and Planning/c3esignee for compliance with the Spokane County Subdivision Ordinance and all other applicable local, state and federal ordinances and development regulations, as amended 14. TIZe Division of Building, and Plannincy shall file with the Spokane County Auditor, within the same time frame as allowed for an appeal from the final disposition, includincy lapsing of appeal period, a Title Notice, which shall crenerally provide as follows: "Prior to the issuance of any building permit for any building or any use on the property described herein, the applicant shall be responsible for complyinc, with the provisions of the Zoning Code for Spokane County, Section 14.706 (Aquifer Sensitive Area Overlay Zone). The property which is the subject of this notice is more particularly described as follows: SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS Prior to release of a building permit or use of the property as proposed: 1. The applicant shall dedicate 2.5 feet on Fourth Avenue and the applicable radius on Fourth AvenLie and Sullivan Road. 2. Access pennits for approaches to the County Road System shall be obtained from the Coutity Enaineer. HE Fiildings, Conclusions and Decision ZE-2-95 PaQe_ 13 3. The applicant shall submit for approval by the Spokane County Engineer road, draina~e and access plans. 4. 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 phased. 5. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane CoLinty Engineer. The design, location and arran~ement of parking stalls shall be in accordance with standard engineering practices. Pavina or surfacinc, as approved by the Coiinty Encrineer will be required for any portion of the project which is to be occupied or traveled by vehicles. 6. The constniction of the roadway improvements stated herein shall bc accomplished as approved by the Spokane County Engineer. . 7. The County Engineer has designated a Collector Arterial Road~vay Section for the improvement of Fourth Avenue which is adjacent to the proposed development. This will require the addition of approxirnately 9-11 feet of asphalt along the frontacle of the development. Curbinc, and sidetivalk must also be constructed. S. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridcye construction and other applicable county standards andlor adopted resolutions pertainin~ to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 9. Roadway standards, typical roadway sections and drainage plan requirements are found in . Spokane County Resolution N0. 95-0498 as amended and are applicable to this proposal. - 10. No construction work shall be performed within the existing or proposed right of way until a pernZit has been issued by the County Enaineer. All work within the public road riaht of way is subj ect to inspection and approval by the County Enlaineer. 11. All required construction within the existing or proposed public right of way shall 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 or improvements shall be filed with the County Encrineer. 12. The County Arterial Road plan identifies Sullivan Road as a 100 Foot wide Principal Arteriat. The existing 1/2 right of way `vidth of 30 feet is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan a stnp of property 20 in width aloncr the Sullivan Road fronta~e sliall be set aside in reserve, CIS~I!'OVlLleC~ Itt DIV1SlO1I Of BI[lICI!)1~ anc~ PIQ111"ttlt~ co,idltioris. This property may be acquired by Spokane County at the time ~vhen Arterial Improvements are made to Slillivan Road. 13. The County Arterial Road plan identifies Fourth Avenue as a 70 foot Nvide Collector Arterial. The existin~ 1/2 ri~ht of way tividth of 20 feet is not consistent ~vith that specified in the Plan. In order to implement the Arterial Road Plan, a strip of property 12.5 in width along the HE Firlciin,s, Conclusions and Decision ZE-2-98 Pa~e 14 f I • \ Fourth Avenue frontacre shall be set aside in reserve, as provided in Division of Btrilding and PIC1Y112111g COIZdIIlO/1S, in addition to the required right of way dedication. This property may be , acqLtired by Spokane County at the time when Arterial Improvements are made to Fourth Avenue. 14. The applicant is advised that there may exist utilities either undergcound or overhead affectin~ the applicant's property, including property to be dedicated or set aside for future acquisition. Spokane County will assume no financial obli~ation for adjustments or relocation regardin~ these utilities. The applicant should check Nvith the applicable utilities and Spokane County Engineer to determine ~vhether the applicant or the utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. 15. Any new construction on this site will require the preparation and acceptanee of a traffic study by the County Engineer prior to any site plan approval or building permit. SPOK.-kNE REGIONAL HEALTH DISTR.ICT 1. The sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. tiVater service shall be coordinated through the Director of Utilities, Spokane County. 3. Water service shall be by an existin(y public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 4. A public sewer system shal] be made available for the project and individual service provided. The use of individual on-site sewaae disposal system will not be authorized. 5. The use of private wells and water systems is prohibited. SPOKANE COUNTY DIVISION OF UTILITIES 1. A wet (live) sewer connection to the area-wide public sewEr system shall be constnicted. A sewer connection permit is required. Applicants for commercial permits shall submit historical andlor estimatEd water usage prior to the issuance of the corunection permit in order to establish sewer fees. 2. The applicant shall submit expressly to the Spokane County Utilities Division "under separate cover" only those-plan sheets showing sewer plans and specifications for public sewer connections and facilities for review and approval. Commercial developments shall submit historical and/or estimated water usage as part of the sewer plan submittal. 3. SeNver plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the sewer construction permit. HE Findin~s, Conclusions and Decision ZE-2-98 Page 15 4. Arrangements for payments of applicable sewer charges must be made for prior to issuance of sewer connection permit. Sewer charges may include special connection charges and general facilities charges. Charges may be substantial depending upon the nature of the development. 5. Any water service for this project shal] be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. DATED this 13th day of November, 1998. SPOKANE COUNTY HEARING EY.AMINElZ t 0 r Nlichael C. Dempsey, WSBA #5235 v NOTICE OF FINAL DECISI0N AND NOTICE OF RIG14T TO APPEAL Pursuant to Spokane County Resollttion Nos. 96-0171 and 96-0.632, the decision of the Hearing Examiner on an application for a zone reclassification and accompanying SEPA determination is final and conclusive unless tivithin ten (10) calendar days from the Examiner's written decision, a party of record aggrieved by such decision files an appeal with the Board of County Commissioners of Spokane County, Washington. However, RCW 36.70B.110 (9) indicates that aciministrative appeals of county ]and use decisions and SEPA appeals shall be filed with the board of county commissioners within fourteen (14) calendar days of the date of the decision. This decision was mailed by certified mail to the Applicant on November 13, 1998. DEPENDING ON tivHICH APPEAL PERIOD REFERENCED ABOVE LEGA.LLY APPLIES, THE APPEAL CLOSING DATE IS EITHER NOVEyiBER 23, 1998 OR NOVE'NIBER 25, 1998. The complete record in this matter, including this decision, is on file during the appeal period with the Office of the Hearinct Examiner, Third Floor, Public Works Building, 1026 tiVest Broadway Avenue, Spokane, Washington, 99260-0245, (509) 324-3490. The file may be inspected dunng normal working hours, listed as Monday - Friday of each week, except holidays, bet-ween the hotirs of 8:00 a.m. and 4:30 p.m. Copies of the documents in the record tivill be made available aC t11e cost set by Spokane County Ordinance. HE Findiilas, Conclusions and Decision ZE-2-95 Page 16 L STORMWATER DRAINAGE CAL,CULATIONS FOR Ford Law Office 15423 E. 4`h Ave. NE 1/4 of Sec. 23; T. 25 N., R. 44 E. W.M. Spokane County, Washington May 15, 1998 Prepared by: Simpson Engineers, Inc. North 909 Axgonne Road _ Spokane, Washington 99212 The design improvements shown in this set of plans conform to the applicable editions of the Spokane County standards for O ~ 0 road and sewer construction and Spokane County guidelines for . , ~ stormwater management. All design deviations have been approved by the Spokane County Engineer. I approve these plans for construction c ? C~ ~ - ~ T~ ;y I. Summary 2 0 H. Stormwater Drainage Calcul; tions -for Basin A v~s E. ~ Nz F WASy TII. Attachments: ° c r Soils Map and Tables zS 9967 ~SfONALVt' Sturmwater Dr.-inagelreports113701 1 ~ EXPIRES 71171 y19 . Stormwater Drainage Report; Ford Law Office 1. SUMVIARY: The development is contains one (1) basin; Basin A. See Drainage Vlap for Ford La~v O~ce. The basin is composed of two subareas; 1) ~rass lawns, and 2) impervious asphalt pavement; sidewall:sJ and roofs. Stormwater flows overland across grass lawns, and asphalt and into a grass drainage pond. Roofs are asphaltic. Stormwater from roofs will flow into raingutters, then to downspouts and then directed into the drainage pond. The asphalt parking area (3,830 sq. ft.) will be constructed to drain the runoff into the pond. The runoff from the roof will be directed to the pond from gutters and then into drainage channels. The grass percolation areas (drainage ponds) were calculated to hold the first 1/2" of rainfall runoff over the asphalt parking areas. The Rational and Bowstrina, vlethods were used to calculate the peak stormwater runoff for each basin; and the type and number of drywells needed for each basin based on the storage capacity of the pond. In accordance with "Soil Survey, Spokane County, Washington", 1968, the soil is categrorized as: GgA, Ganison gravelly loam. Gravelly, medium-teYtured, somewhat excessively drained soils. Figure 2, page 6-3, of the "Guidelines for Stormwater Management", by Spokane County Engineers, was used for rainfall intensity and duration occurring at a 10-year storm frequency. . ~ Ford Law Office: Stormwater Drai.nage Report II. STORMWATER DRAINAGE CALCULATIONS: Basin A Area Tota1= 13,840 sq. ft. - 0.2160 acre Pavement = 3,830 sq. ft. - 0.0879 acre Sidewalks = 600 sq. ft. - 0.0138 acre Grass Lawns = 7,181 sq. ft. - 0.1648 acre Roofs = 2,229 sq. ft. - 0.0512 acre Storaee Required: a) "20$" Storage Required =(6,659 sq. ft. )(1/2"=12 in. per ft.) = 277 cu. ft. Storaae Provided: Pond, 6" deep; (30')(16')(0.5') +(25')(2')(0.--)') +(92')(0.5)(1.5')(0.5')= 300 cu. ft. > 277 Pond, 8" deep; (30')(16')(0.67') +(25')(2')(0.67') +(92')(0.5)(2')(0.67')= 350 cu. ft. > 115 JO' 14' Pond Bottom 1.6' 25 ?;p, _ , DETEVTION BASIN DESIGN: RATIOiVAL FORMULA HYDROLOGY & 80WSTRING METHOD DRAINAGE BASIN ANALYSIS for 10 YEAR STORM EVENT Date• 5l14M Project Name: Ford Law Office ,1ob No.: 13701 Project Location: 15423 E. 4th Ave. Designer E. Simpson Drainage Basin Name: Basin A Oisk Oir., A4:lbowsfing Drainage Basin Description: Basin for entire site Filename, 13701 As '208' Ponding Area Name: Pond A For Fora Law CfFce Ponding Area Location: Sauth side af site Poir,t of Concentration: West and North of Pond SUBAREAS TIME OF CONCENTRATION (Tc), minutes Desctiption Acres C A'C Ovedand Flow Channel Flow Imnervrous "208' Areas ~ Sevment A: L2 = 68 Asphalt Pavement 0.088 0.90 0.079 Ct = 0.15 Z1 = 5 Building Roofs 0.051 0.90 0.046 L1(A) = 92 Z2 = 5 Garages & Carports 0.000 0.90 0.000 N(A) = 0.016 B= 0 S(A) = 0.015 n = 0.03 OtherAmss: Tc (A) = 0.67 s= 0.01 Concrete Walks 8 Pads 0.014 0.75 0.010 d= 0.280 Gravel 0.000 0.50 0.000 Seamerrt 8: Natural Ground 0.000 0.30 0.000 L1(B) = 0 Tc (ch.) 0.86 Lawn & Landscaping 0.165 0.15 0.025 N(B) = 0 Tc(A+B) : 0.67 S(B) = 0 Tc tatal 5.00 Tc (B) = 0.0 Intensity : 3.18 Total Basin Area, acres = 0.318 Composite Runoff CcefficierTt = 0.50 Combined (Area ' Runoff Coefficierrt) = 0.160 - Q(estimated @ d) = 0.52 c.f.s. Time of Concentration = 5.00 minutes '208' DRAINAGE PARAMETERS Impervious "208" Area = 6659 sq. ft. - PEAK DISCHARGE, 10 YEAR STORM "208" Volume Provided = 300 cu. ft. at 6' depth Storm Storage Provided = 350 cv. R at 8" depth Q= C' I' A= 0.61 C.F.S. BOWSTRING CALCULATIONS #1 #2 #3 #4 95 #6 itl NUMBER and TYPE of DRYWELLS PROPOSED Time Time IMensity Q dev. V in V out Storage Incrmrtt. InumrtL t Sirtgl&-Barre! (Spokane County Type A) (min.) (sec.) (nJhr) (cfs) (cu. ft.) (cu. ft.) (cu. ft.) 0 Double-Barrel (Spokane County Type B) (01-60) (n-c-as) (oult.Vz) (us-as) 5.00 300.00 3.18 0.51 205 90.00 115 Outflow Provided: 0.3 c.f.s. 5 300 3.18 0.51 205 90 115 10 600 2.24 0.36 252 180 72 15 900 1.77 0.28 284 270 14 20 1200 1.45 0.23 302 360 -58 , 25 1500 1.21 0.19 310 450 -140 '208' TREATMENT VOLUME 30 1800 1.04 0.17 317 540 -223 35 2100 . 0.91 0.15 321 630 -309 Required G.P.A. ponding volume: 40 2400 0.82 0.13 328 720 -392 Impervious '208' Area x 1/2' = 277 cu. ft. 45 2700 0.74 0.12 332 810 478 volume provided at G' deptli = 300 cu. ft. SO 3000 0.68 0.11 338 900 -562 OK! 55 3300 0.64 0.10 349 990 -641 60 3600 0.61 0.10 362 1080 -718 65 3900 0.60 0.10 384 1170 -786 70 4200 0.58 0.09 400 1260 -860 75 4500 0.56 0.09 413 1350 -937 STORM STORAGE VOLUME 80 4800 0.53 0.08 416 1440 -1024 85 5100 0.52 0.08 433 1530 -1097 Maximum storage required = 115 cu. ft. 90 5400 0.50 0.08 440 1620 -1180 volume provided at 8' depih = 350 cu. ft. 95 5700 0.49 0.08 455 1710 -1255 OK! 100 6000 0.48 0.08 469 i 800 -1331 S/mpson Englneers, lnc. 909 Nordr Arganne Rosd. Sporcane, WA 99212 (509) 926-1322 13701-41 - Besn A ~ ~ ' j ' ' ' SPOKANE ~ , , ~'~'r"+SHINGIGN - : I ~f ~ 1 ' ' , ' - ~ - , ' ~ ~i ~ Icins sP~eet _ ~ , R.44 E. ~ R.4~, F. ~ ' . T _ - - - - - _ _ , l ~ - , , - r, , . ~ : . ~ - _ _ _ . . . . ~,t: , ti . fi 1 . . " i . ~ , c - : 3.}s . y~ _ T j~ . ~it~ ,yy 1r.1 .I~~t t,' .S , ~tn t til~ ..r~'~ .=~,_r -T~ i~ s. . ~ .'~J. r~ .i ~ _ ~ 1'~~ *y . ~r~ a ~.'t'1~ { ~''1:.t ~ '4.n . .'h . ~ .y'.~i~ ~ 1., , ` . 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' ~ 5 5 " ` """r' ~0 ~ztk~ ' 129L ~i ~ •b ~ ~ ~ 4 ~l ~ v . ~ ~ r I ~ I 2 3 ~ ~ ~ ; 1;. ~ ~ . 1f, r ; h1 f. . ~ ~ , ~ _ r, .3 ~ ~,rw 1 ~ 30 . ~ , . S . a ~ , ~c 5~~l~-2 Sr~ , , .1 .a . ~ ~ r c5E N nv Q4-77 • u ' ~~f .n' 4 ~ - i , -I • ,R 1 J ~ " „ _ s R ~C ~ ~ ~r' ~ + ) ~1: ~ c i 1 ! ~ ~ ; , . , , ; . J - , i 7t ~ 3~. ` 2 , Q _ , - , ~ Acres or 5q ~ = " , j Exis~mg tone{s} ~ ~roposed [one(s) i ~cr ~ , ~ - , c , u N q'rt _ ~ . L: _l•• : ~ . ~ ~ ~ , y( I'n 7 10 ."_m41~~ ~f2 .n i ' ~ ~ ' ' ~ t i ' ~ N ~ ` r ~b ~ ~ _ ^ ~ s , ~ F ~ 1 1.c,,, ~ y. ~5 7.3 9 ,jy ` ° ~.a ~ f - r ~ , ~F~ wR ~ ~ ~ Buiidin(~ Informalion: .n •..n ~'1 ~ - , ~ ~ `.1 , ~a~ , .s, ~ ,z~ a ~ , 56 i I ~ e ~ L. , . . .i ~ I~f(~ . z ,~R, ~ Percent of Building Coverage ~ • ' I ~'~l I' ~ ~ ° 5 1' N {~u ~ I.. tr{ . - ~ _ I „ ~ (in sq ft ~ ,2, ~ ~Q „ 0 ~ i . I'~ ~ i 6 , ~v~l~ ' Buildin Use s Q+-r- ► C r - ,~'~10~ + . 2 8 ~ . s cl . pr , a •--~3,~ ' , ~ ~ . 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