2014, 11-07 PRE-COMM-2014-0072Spool ane
4000%alley°
STAFF USE ONLY
Date Submitted:
'C1Mc0It/ -00n-
Project #
RECEIVED
NOV 0 / 2014
Community Deve .pment Department
Permit Center
117+3 East Sprague Avenue, Suite B-3
Spokane Valley, WA 99206
Tel: (509) 720-5240
Fax: (509) 688-0037
perm itcenter a spokanevalley.org
CSV PERMIT CENTER
Received bx: ti Fee:—
JB REV. PELTS :
Complies with Zoning District 0 YES 0 NO Staff Initials: File #:
PRE -APPLICATION CONFERENCE FORM
Il COMMERCIAL (Complete Sections 1-4)
Q LAND USE (Complete Sections 1, 3 and 4)
SITE ADDRESS: 3520 N. Tschirley, Spokane Valley, WA 99216
PARCEL NUMBER(S): 55065.1301
PROJECT LOT SIZE(s) (ACREAGE OR SQ FT): 24 acres MOL
EXISTING USE OF SITE: Vacant n , n `.. . f ` l
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PROPOSED USE OF SITE: Salvage Auto Auction and Outdoor Storage )
EXISTING NUMBER OF LOTS:1 j V 2 2014
PROPOSED NUMBER OF LOTS: 1
EXISTING: ❑ Sewer ❑ Septic PROPOSED: ® Sewer Septic
SECTION 1:
Prooject
fvt arrre�
PROPERTY OWNER:
El CHECK BOX IF PRIMARY CONTACT
NAME: Insurance Auto Auctions, Inc. (prospective purchaser/lessee, NOT owner)
ADDRESS: Two Westbrook Corporate Center, Suite 500, Westchester, Illinois, 60154
PHONE: 708-492-7302 FAX: 708-492-7575
EMAIL: rhoopis@IAAI.com
OWNER'S REPRESENTATIVE:❑ Contractor ❑ Architect ❑ Engineer ® Other Counsel
CHECK BOX IF PRIMARY CONTACT
NAME: Elizabeth Tellessen
COMPANY: Winston & Cashatt, Lawyers
ADDRESS: 601 W. Riverside Ave., Suite 1900, Spokane, WA 99201
PHONE:509-838-6131 FAX:509-838-1416
EMAIL:
I CERTIFY THAT THE ABOVE INFORMATION FURNISHED BY ME IS TRUE AND CORRECT TO
THE BEST OF MY KNOWLEDGE.
la:thb6CU 15
Owne 'Applicant Signature 4 Dale
PL -35 V-1
Page 1 of 7
SECTION 2:
FOR COMMERCIAL BUILDING ONLY:
Occupancy Group: NA DB DE OF OH DI DM DR EIS DU
Construction Type: Type V Type IV Type III Type II Type I
DADB DADB DADB EJAZB DADB
Square Footage:14,000 approx. Number of Stories:1
Automatic Fire Suppression System: YES DNO Building Waste Disposal: EYES ONO
Fire Alarm System: EYES ONO Proposed Food Service Facility: []YES ENO
SECTION 3:
Proposed name of project, if any;
Insurance Auto Auction --Spokane
PROPOSAL: Provide a detailed description of the proposed project including, but not limited to, the changes to the
site, landscaping, number of lots and uses proposed.
Insurance Auto Auctions, Inc. (IAA) works in partnership with a variety of sellers, including insurance
companies, dealerships, rental car companies, and fleet lease companies to facilitate the efficient sale of
salvage and other end of life vehicles. Vehicles are sold quickly and efficiently, using our dual auction
model combining both live and live online (internet) sales.
IAA has positively expanded its business, adding over a hundred facilities over the last 10 years.
Currently IAA employs over 2,100 people and has over 160 facilities in the United States and Canada
(Impact Auto Auctions). IAA's auto auction business involves receiving and selling vehicles that have been
damaged in accidents, are at the end of their life, donated to charities, or are retired from fleet usage.
The vehicles are not dismantled, no parts are removed from the vehicles, and the vehicles are sold in the
same condition as when they arrive. The vehicles are stored in inventory while a salvage title is processed
with the state DMV and are then sold at auction. The entire process from intake to sale is typically 60-90
days.
IAA intends to construct a commercial building, approximatly 14,000 sq ft, on site in accordance with the
applicable height and setback requirements to be used as an office and possibly indoor auction space (see
below).
SPECIFIC ISSUES/QUESTIONS YOU HAVE ABOUT YOUR PROJECT: (Examples: Landscaping, Paving,
Parking, Setbacks, Stormwater, Frontage Improvements, Traffic, Fire Sprinklers, and/or Accessible Requirements)
IAA intends to install a hard surface of asphalt millings on the entire site (excluding building footprint).
This differs from what IAA understands the city requires in order to comply with SVMC 19.70.020(B)(4),
requiring outdoor parking and storage areas to be "paved".
However, as set forth in the attached description from IAAI engineer, Steven Tibble, the asphalt milling
surface is a hard and impervious surface that has proven to stand up to IAA's use in other locations. Asphalt
millings are the prefered type of hard surface for this project as it decreases the expense of both construction
and maintenance of the site. (See Attached description)
IAA also would plan to construct some indoor seating (<100) for live auctions, and seeks clarification on
whether this would be permitted in the I2 zone, as it is permitted in the I1 zone and SVMC provides all I1
uses are allowed in the I2 zone. SVMC 19.70.020(B)(1).
PL -35 V -I Page 2 of 7
Please list below the names of City staff you have been in contact with in relation to the project:
Staff Person Name
Department
Christina Janssen
Planning
SECTION 4:
THE APPLICATION WILL NOT BE ACCEPTED IF THE REQUIRED MATERIALS ARE NOT PROVIDED
$250.00 Application Fee: This fee will be deducted from the formal application fee (proposed in pre -application
request), if filed within one (1) year of the pre -application meeting date.
® Commercial Review Only:
I . Nine (9) copies of a Site Plan
(See separate sheet for commercial site plan
requirements)
2. Nine (9) copies of a Floor Plan; and
3. Additional Information, if any.
Cn Spokane
,,,,,•'Valley°
OR 0 Land Use Only: Two (2) copies of a Site Plan, to
include:
1. North Arrow and Scaled drawing (Le. engineers scale)
2. All abutting streets identified
3. Property configuration - Existing & Proposed
4. All existing structures, identified and dimensioned
Community Development Department
Permit Center
11703 East Sprague Avenue, Suite B-3
Spokane Valley, WA 99206
Tel: (509) 720-5240
Fax: (509) 688-0037
PRE -APPLICATION CONFERENCE
INFORMATION AND CHECKLIST GUIDE
Pre -Application Conferences are offered for the following:
• Commercial and Industrial Buildings & • Conditional Use Permit
Structures — New, Remodels or Additions • Variance
• Changes of Use or Occupancy • Rezones
• All Multi -family (tri-plex and above) • Planned Residential Developments
• Short Plat (dividing land into 9 or fewer lots) • Zero Lot Lines
• Subdivision (dividing land into 10 or more lots) • Text/Comprehensive Plan Amendment
• Binding Site Plan (division of commercial
and industrial zoned land)
What is the purpose of a Pre -Application Conference?
The purpose of the pre -application conference is to assist applicants in preparing their development applications for
submittal to the City, to identify potential problems, and to streamline the development review process. These pre-
application conferences are informal and provide an opportunity to meet with the City departments responsible for
development review. City representatives will review the submitted materials, provide comments, and may identify
issues or concerns wherever noted.
Who Should Attend the Pre -Application Conference?
The applicant, contact person, consulting design professionals and the property owner should attend the pre -
application conference. City staff in attendance may include representatives from Building, Planning, Engineering,
the Fire District, an appropriate water district and other outside agencies.
PL -35 V-1
Page 3 of 7
Application Procedures:
To schedule a pre -application conference, submit the required items to the City's Building Permit Center, open
Monday through Friday, 8:00 a.m. to 5:00 p.m. Once all pre -application items have been received and deemed
complete a date and One for the conference will be assigned. Commercial/Building Pre -Application meetings are
typically scheduled on Tuesdays and Land Use Pre -Application meetings on Wednesdays, two weeks from the date
of submittal.
City and agency staff members will review the request and prepare written continents. Please note that pre -
application meeting comments are preliminary and reflect the proposal submitted and the regulations in effect at the
time of review. They are not meant to be detailed final comments or requirements. Information received through
the pre -application process will help you design, prepare and submit the formal building permit application. Also
please note that all pre -application materials are public record (RCW 42.56).
PL -35 V-1 Page 4 of 7
The following Lists are guides for preparing documents for a pre -application
submittal:
Site Plan: Site plans for a pre -application conference may be preliminary in nature, but should include enough
detail to accurately depict the full scope of the project. Site plans should be no smaller than 8 'A" x 11" and no
larger than 30"x 42 Plans must be to scale (i.e., 1" = 30', 40' or 50', etc.) or fully dimensional.
Fr
Show all rooms. Specify the use and size of all rooms (classify use per IBC Sec. 302)
Applicant's name, address and phone number
■
■
Property owner (s) name and address
n
If the proposed project is in an existing building with a tenant improvement or a change of occupancy,
then all of the above, plus a complete existing floor plan should be included for comparison
Vicinity map
❑
Zoning
❑
Water District
❑
North arrow and date
•/
Dimensions of existing and proposed (if applicable) parcel boundaries and dimensions
■
Location(s), size(s) (in square feet) and use(s) of existing and proposed building(s) and structures
I
Location of existing & proposed drainage facilities (including swales & diywells) and utilities
El
Location of existing and proposed driveways and turning radiuses, parking areas, outside storage
areas, road easements and right-of-way on the site and on adjacent properties (including across the
street)
®
Note paving (existing and proposed) of all parking and travel areas
®
Square footage of impervious surfaces (existing and proposed, excluding building footprint)
❑
Adjacent streets
■
Proposed phasing (if applicable)
❑
All sensitive areas on or adjacent to the site such as any watercourse (stream, drainage, etc.),
unstable/steep slopes, areas of slope 30% or greater, and flood plains or wetlands
❑
Location of all fire hydrants within close proximity to the property
❑
Location of all utility poles, streetlights, etc., both on-site and in the adjacent public right-of-way
Floor Plan: Proposed interior building floor plan shall include a complete scaled or dimensional floor plan
i of the fol lowing (list includes items for restaurants/kitchens):
■
Show all rooms. Specify the use and size of all rooms (classify use per IBC Sec. 302)
0
Wall legend must delineate new, existing, demolished and relocated construction
■
Show location, size and door swing for all required exits
❑
If the proposed project is in an existing building with a tenant improvement or a change of occupancy,
then all of the above, plus a complete existing floor plan should be included for comparison
Additional Information: A more complete review of the proposed floor plan is available by submitting the
following information (if applicable) in addition to the required information listed above:
■
Fire barrier(s) type and location
❑
All accessibility features
n
Grease interceptor size and location
0
Kitchen equipment (Type 1 hoods, dishwashers, flyers, grills, etc.)
Questions....
The City has provided answers to some of the commonly asked questions to assist you in preparing for the Pre -
Application meeting request. Feel free to contact us at the Permit Center (509) 720-5240 or
permitcenter@spokanevalley.org, for additional questions.
BUILDING:
1. How big can my building be?
The State adoption of the International Building Code (IBC) specifies the maximum size of a building based
on its type of occupancy and construction type. The height, area, and fire- resistant construction requirements
for any building all come from the how the building will be used and the type of material the building is
constructed from as well as how much space can be left open around it. The specifics related to this question
PL 35 V-1
Page 5of7
can be found in IBC Section 302, Table 503, except as modified in Sections 504, 506 and 507, and Section
602.
2. When is fire-resistant construction required?
The requirement for fire-resistant construction depends on many factors. If it is important that fire-resistant
construction is not required for the project, please contact the Permit Center at 720-5240 and ask to speak to
the Senior Plans Examiner to discuss this issue.
FIRE:
1. Does the Fire Department require access?
All the specifics are found in the International Fire Code (IFC) Chapter 5 and Appendix D. Fire access is
required for new construction and building additions. If the proposed structure is over 150 feet from a public
street or is located on main arterials, on-site fire department turnarounds are required. All fire access roads
shall have a minimum width of 20 feet (26 feet for buildings over 30 feet tall) and a 30 -foot turning radius.
2. Do I need fire suppression and/or fire alarm systems?
If an existing building(s) is sprinkled and/or has a fire alarm system, the systems shall be extended into the
new addition. Tenant improvements may require revisions to existing systems. If a change of occupancy is
occurring, and/or if new construction is proposed, sprinkler and fire alarm systems may be required, based on
the type of construction and on the proposed use. Specifics are found in the International Fire Code (IFC)
Section 903 & Section 907.
PLANNING:
1. The Planning Division addresses maximum building height determined by the zoning district. Contact the
Planning Counter at (509) 720-5310 or nlanning(spokanevalley.org for more details.
2. Is paving required?
Yes. All driveways, parking areas and travel ways must be paved with concrete, asphalt or an approved hard
surface, except gravel.
3. When is landscaping required?
If you are proposing new construction, a building addition or site improvements, then landscaping is
required. Most projects require a certified landscape architect to prepare a landscape plan. The Project
Planner reviewing your proposal will estimate you how much landscaping you will need based on Section
22.70.030 (Screening and Buffering) of the Spokane Valley Municipal Code (SVMC) and if a design
professional is required.
DEVELOPMENT ENGINEERING:
1. Will I need to dedicate street right-of-way?
When streets fronting a piece of property are not wide enough, public right-of-way and/ or border easement
dedications may be required to offset the traffic impacts of the project. Dedications may also be required if a
new street is necessary as required by the City's Street Standards, the Arterial Street Plan, or the Local
Access Connection Plan. Because the dedications are viewed as mitigation for increased traffic from the
project, no monetary compensation is provided.
2. Are street frontage improvements required?
If not already in place, street frontage improvements, including pavement, curb, gutter, swale and sidewalk,
may be required depending on the size and scope of your project. Specific requirements can be found in
Chapter 2 of the City's Street Standards
3. Will I need to prepare a traffic study?
Most projects require a review of the traffic generated by the proposal. In general, smaller projects that
generate less than 10 PM Peak Hour Vehicular Trips require a brief letter from the applicant describing the
project and number of expected new residents or employees. Projects generating more than 10 PM Peak Hour
Vehicular Trips need to submit a Trip Generation and Distribution letter from an engineer licensed in
PL -35 V -I Page 6 of 7
Washington State, If a project generates more than 20 PM Peak Hour Vehicular Trips to an intersection of
two arterial streets, a Traffic Impact Analysis prepared by an engineer is required. The size and scope of the
study is coordinated through the City's Traffic Engineer.
4. Will I need a drainage report?
Projects proposing new drywells or 5,000 sq. feet or more of new buildings or pavement typically trigger
stormwater storage and treatment requirements. This may require a drainage report, a drainage plan, and
erosion and sediment control plan prepared by an engineer licensed in Washington State. Projects replacing
impervious surfaces with in-kind materials usually do not trigger stormwater requirements unless the
improvements cause stormwater to flow differently. On redeveloped sites where pre-existing facilities
remain, the old facilities are not subject to stormwater requirements if they remain hydraulically isolated from
the new facilities. Specific requirements can be found in Chapter 2 of the Spokane Regional Stormwater
Manual.
PL -35 V -I Page 7 of 7