Loading...
ZE-116-83Zoning'Hearing Examiner Committee Actions of May 1 and May 14, 1984 (continued) 2) 0/ ZE- 116 -83, Multiple Family Suburban to Commercial: Sleeth and VE- 2 -84, Variance to the Front and Rear Yard Setbacks in the Commercial Zone Location: Generally located north of and adjacent to Fourth Avenue, between Howe Road and Fancher Road in Section 23- 25 -43. Proposal: Mini- Warehouse Facility Action: Approval. (Vote: 3 - 0) The Zoning Adjustor approved a south property line setback of 25 -feet (4th Avenue) and a 20 -foot setback from the north property line (I -90); whereas the Spokane County Zoning Ordinance, Section 4.10- 080 -(d) requires a setback of 35 -feet for each yard. 3) ZN- 113 -83, Multiple Family Suburban to Commercial and Residential Office: Sheehan and Verge Location: Generally located south of and adjacent to Westview Avenue, between Division Street and Colfax Road in Section 17- 26 -43. Proposal: Retail and Office Complex Action: Approval. (Vote: 3 - 0) The West 345 feet of Tract 44 was approved for Commercial zoning, and the East 281.9 feet of Tract 44 of the advertised property was approved to the Residential Office Zone. 4) • ZE -7 -84, Agricultural Suburban to Commercial: Destito Location: Generally located at the northwest corner of Sprague Avenue and McCabe Road in Section 15- 25 -44. Proposal: Retail - (No Site Plan) Action: . Approval. (Vote: 3 - 0) 5) ZE- 26 -84, Commercial, Multiple Family Suburban and Agricultural Suburban to Commercial: G.M.P. Properties Location: Generally located north of and adjacent to Sprague Avenue, south and adjacent to Main Avenue, approximately 380 feet east of Bowdish Road in Section 16- 25 -44. Proposal: Retail Complex Action:. Approval. (Vote: 3 - 0) ZE- 18 -84, Agricultural to Residential Manufactured Home: Staley Location: Generally located south and adjacent to Mission Avenue, north and adjacent to Boone Avenue, approximately 750 feet east of Barker Road in Section 17- 25 -45. Proposal: 96 -Unit Manufactured Home Park Action: Approval. (Vote: 2 - 0) Mr. Kennedy was not present to vote on this agenda item. - 2 (contd.) Y' 1 7 -)3 - 23 �l ONIAOII 81413138 L 1C " I t5 1.o to Dd 1111 - 3AV N18NOA - ' (--`may °. °✓' l 4 t pot ✓A1'� r f '• td i.. 1 �- os A n-, Y _ t n, Cam' G..i DATE: MAY 1, 1984 STAFF REPORT TO: HEARING EXAMINER COMMITTEE FROM: PLANNING DEPARTMENT STAFF SUBJECT: ZONE RECLASSIFICATION NUMBER: ZE- 116 -83 VARIANCE NUMBER: VE -2 -84 I. GENERAL INFORMATION APPLICANT: PAUL SLEETH (Agent for James S. Black) PROPERTY OWNER: Bruton Family REQUESTED ZONING: COMMERCIAL EXISTING ZONING: Multiple Family Suburban (est. in 1951) (with ASA Overlay Zone in 1983) REQUESTED VARIANCE: To allow a 25 -foot setback to the south property line (4th Avenue) and a 15 -foot setback from the north property line (Interstate 90); whereas the Spokane County Zoning Ordinance, Section 4.10.080 -(d) requires a setback of 35 -feet for each yard. PROPOSED USE: Mini - Warehouse Facility EXISTING USE: Vacant SITE SIZE• Approximately .88 Acre COMPREHENSIVE PLAN DESIGNATION: Urban PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes PROJECT LOCATION: This site is generally located north of and adjacent to Fourth Avenue, between Howe Road and Fancher Road in Section 23- 25 -43. 1 II. BACKGROUND ANALYSIS ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 1) COMPREHENSIVE PLAN: Comprehensive Plan suggests low intesntiy non - residential uses be adjacent to arterials in the Urban category; Fourth Avenue, a County arterial, is to the south and Interstate 90 is on the north. The site isn't suited to residential use. 2) ZONING: North Restricted Industrial (north of I -90), Established, 1955 East Commercial, Established, 1953 West Multiple Family Suburban, Est. 1951 South Residential Manufactured Home, Established, 1969 and 1974 Agricultural, Established, 1955 3) HISTORY OF LAND USE ACTIONS: Most recent rezone is Residential Manufactured Home, to south, done in 1969. Development to the east has occurred within existing Commercial zoning established in 1953; specifically Bekins, R.V. Park, and East Sprague Drive -In. Racquet Club approved in Agricultural Zone under Conditional Use Permit provision of 1971 (CUE- 135 -71). 4) LAND USE: Site Vacant North Interstate 90 East Bekins Moving /Storage and R.V. Park South Single Family Residential (primarily manufactured housing), and Central Park Racquet Club West Vacant and Interstate 90 5) NEIGHBORHOOD CONSIDERATIONS: Uses easterly primarily non - residential. South and southwesterly are residential uses. The non - residential uses easterly along Fourth have landscaped extensively adjacent to the road. Interstate 90, elevated approximately 7 feet along the north boundary is major physical feature affecting the site. Site access is by Fourth Avenue; expected to be primarily from the east, by way of Eastern Road, from Sprague Avenue /I -90 area. Fourth Avenue along site is 2 -lane paved with gravel shoulders, and east of site it is paved with curbing. /7 III. SITE ANALYSIS ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO. VE -2 -84 1) SITE CHARACTERISTICS AND CONSIDERATIONS: Flat with no major vegetation. Existing chainlink fencing along north (belonging to I -90) and along east (belonging to Bekins). 2) AGRICULTURAL SUMMARY: Urban category not intended to preserve farmland. 3) SITE PLAN INFORMATION: SITE SIZE: Approximately .88 Acres (+ 38,330 square feet) EXISTING BUILDINGS: 0 PROPOSED BUILDINGS:. 4 Total Floor Area: 8,200 Square Feet (All Buildings) Total Site Coverage: 21.4 Maximum Structure Height: 10 Feet (1- Story) PARKING AREA: Parking Required: 3 (per 4.17.061 - Warehouses /sp /3,000 square feet gross floor area) Parking Provided: 0 (Parking undesignated due to nature of use and no employees) BUFFERING TECHNIQUES: Light obscuring buffer recommended along I -90 (site's north property line) and site's west property line. Placement of security lighting not to extend over site's property lines. Sight- obscuring fence and continuation of landscaping buffer recommended along Fourth Avenue. /8' III. SITE ANALYSIS ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 OTHER SITE PLAN CONSIDERATIONS: The Department of Building and Safety has recommended several development conditions. Measures for fire protection and access will alter the current design. Need wider turning radius between buildings and a second access point for fire equipment. Planning recommends that a second access point be only an emergency "crash gate ". Storage of flammable and critical material in min - warehouse facilities has been identified as a daily changing problem relative to aquifer protection and fire safety. Even basic compliance with ASA Overlay Zone and Building Codesa at construction does not provide on -going daily protection measures. The applicant has requested variances to allow a 15 -foot setback to the north property line (I -90) and a 25 -foot setback to the south property line (Fourth Avenue). Strict application of the Zoning Ordinance would require both to be 35 -foot front yard setbacks due to adjoining roads. Because of controlled Interstate 90 access, the north property line is similar to a rear yard. The 15 -foot setback would be justified and as required per the Commercial Zone for a rear setback. Parcel shape justifys the requested 25 -foot front yard setback; provided, that the site plan revision for fire protection and access can be accomplished. IV. CONCLUSION: The zone change is consistent and logical in light of the Comprehensive Plan, existing zoning, and existing land use. The site can be buffered to protect the travelling public and adjoining residential uses. Both variances are justifiable. A redesign of the site plan will be necessary for fire protection which may in turn be affected by the front yard variance. Hazards from unknown material storage will be an on -going problem for aquifer and fire protection. /9 V. RECOMMENDED AGENCY CONDITIONS, IF APPROVED: ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant ", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) COUNTY PLANNING DEPARTMENT 1. The Zoning Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such lighting. (Such plan shall confine illumination to the area with full consideration to adjacent properties and Interstate 90.) 2. Approval by the Zoning Administrator of a specific lighting and signing plan for the described property prior to the release of any building permits. 3. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of building permits. 4. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. (It is noted that a site plan design will be necessary to accommodate fire protection and access elements.) 5. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 6. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 7. All current standards of the Commercial Zone, as amended, shall be complied with in the development of this site. ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 a) COUNTY PLANNING DEPARTMENT (continued) 8. Signs for,this project shall conform to standards as set forth in Section 4.09.125 Signs. 9. A 6 -foot sight- obscuring cyclone fence shall be provided along the south property line of this proposal to provide a buffer for the existing residential use located immediately south of this site. 10. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 11. Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58 -17 and the Spokane County Platting Ordinances prior to issuance of building permits. 12. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners Resolution /177 -1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements, or file appropriate documents to the effebt that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolution 1182 -0458 dated May 4, 1982. 13. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA Guidelines (WAC 197 -10) and the Spokane County Environmental Ordinance (SCEO), a proposed declaration of non - significance has been issued at least fifteen (15) days prior to this date; the official file, written comments and /or public testimony contain information regarding assessment of the proposal's adverse impacts to the physical environment; a finding is hereby made that no potentially significant adverse impacts upon the physical environ ment are anticipated as a result of the project; and a final declaration of non - significance is hereby to be issued. 14. A landscape strip and provisions for maintenance shall be provided along the south property line. 15. A light- obscuring buffer shall be provided along the north and west property lines. 16. That only one public access point to be allowed at the far eastern end of the site. Second access point recommended by Department of Building and Safety to be only an emergency "crash gate ". 41 b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit: ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 1. Applicant shall dedicate 2 feet on Fourth Avenue for right -of -way prior to any use of the property. 2. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 3. Applicant shall improve Fourth Avenue in a manner consistent with Spokane County TYPICAL roadway section No. 1 minimum paving width Access Standard. 4. Applicant shall submit for approval by the Spokane County Engineer road, drainage, and access plans prior to the issuance of a building permit on the property. 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 prior to the issuance of any building permit on the property. 6. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 7. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 8. To construct the road improvements stated herein, the applicant may, with the approval of the County Engineer, join in and be a willing participant in any petition or resolution 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. b) COUNTY ENGINEERING DEPARTMENT (continued) ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 9. As an alternative method of constructing the road improvement 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 road improvement. Spokane County will not participate in the cost of these improvements. 10. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 11. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and /or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 12. Applicant shall construct a paved and delineated access approach(s) to meet the existing pavement on Fourth Avenue. 13. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners'Resolution No. 80 -1592 as amended. c) COUNTY UTILITIES DEPARTMENT 1. Pursuant to Board of County Commissioners Resolution No. 80 -0418, the use of on -site sewer disposal systems is hereby authorized. This authorization is conditioned on compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific application approval and issuance of permits by the Health District. 43 d) COUNTY HEALTH DISTRICT ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 c) COUNTY UTILITIES DEPARTMENT (continued) 2. The owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of•a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 1. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Health District prior to the issuance of any building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on -site sewage system may be authorized. 4. Water service must be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 6. Use of private wells and water systems is prohibited. 7. Disposal of sewage effluent beneath paved surfaces is currently prohibited. COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District # 1. 2. The proposed site plan will require some revisions to provide for Fire Department access to all structures. The required fire flow for this proposed project is 2,500 g.p.m. Fire hydrants which meet the fire flow will be required to be installed. These hydrants shall be placed so that no portion of the building exterior is more than 175 feet from the hydrant. Each building constructed shall be accessible to Fire Department apparatus by way of access roadways with all- weather driving surface of not less than 20 feet of unobstructed width, with adequate roadway turning radius (20 feet inside and a minimum 45 feet outside) capable of supporting the imposed loads of fire apparatus and having a minimum of 13 feet, 6 inches vertical clearances. The development shall be provided with at least two points to the public street. The access locations shall be on approximate opposite ends of the development. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. 3. Restroom facilities will be required on -site for tenant and employee use. 4. A land use permit will be required for each structure. 5. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. f) WATER PURVEYOR 45s ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 1. Water Purveyor is Spokane Suburban Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses. g) COUNTY AIR POLLUTION CONTROL AUTHORITY ZONE RECLASSIFICATION NO.: ZE- 116 -83 VARIANCE NO.: VE -2 -84 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed project. 5. All air pollution regulations must be met. h) STATE DEPARTMENT OF TRANSPORTATION 1. Reduction of the setback requirement is not supported by this Department. Due to the proximity of the proposed warehouse to the existing freeway, any reduction of the existing errant vehicle recovery area and adjacent buildings is not in the best interest of the traveling public. ISSUE RESPONSE: SUMMARY : Uri ..��� y PLANNING DERAI:TAi Eb. 1 WAI -i IS ID. 1 II JIia \:I' -) i).i<LCl )E S 1> o I: \ N e: December 17, 1993 Mr. Dwight I -fume Land Use Planning Consultant 107 South Howard, Suite 400 Spokane, WA 99204 SUBJECT : Administrative Interpretation A1E -33 -93 Conditions of approval plcvious zone change Z1 -1 16 -53 and zoning setback variance NT-2-84 •I questions have been asked of the Planning Department. 1) whether a revised site plan to allow an office /warehouse wah a height or 24 feet to be Located immediately west of the existing 13ekins Building is consistent with the intent of a past approval allowing sevclal mini- warehouse structures with a height or 11 foes to be located nn the same site, and 2) whether past setback variance approvals run with the land and can be utilized with the development of the planned office /warehouse facility The site location is approximately East 5819 4th Avenue; between 4th Avenue and I - 90. Zone Change File No. ZE- 116 -83 allows variations,. including but not Baited . to building location, landscape plans and general allowable uses of the permitted zone -when approved by the Zoning Administrator Additionally, with regard to the setback variances granted the subject property, these do in fact run with the land because of an inherent site limitation with respect to size, shape or topography. Lastly, with respect to the building height of 11 feet versus 24 feet as planned: the underlying zone provides for a 35 -foot height limit and was only addressed within the findings of the variance approval because the applicant proposed 11- foot -tall mini- warehouse structures which, because of the number of buildings and their long, narrow appearance, could have been otherwise intimidating on a small, narrow lot. It is the purpose of this communication to clarify questions raised by Mr. Hume. Further, this interpretation does hereby allow an office /warehouse structure of approximately 24 feet in height, and the development of the site can utilize the previously approved setback variances from I -90 as well as from 4th Avenue. WEST 1026 BROADWAY AVENUE • SPOKANE, WASHINGTON 99260 -0240 (509) 456-2205 Mr. Dwight Hume December 16, 1993 Page Two ST/ :NE P. HOROBIO \YSK Current Planning Admmistratoi c ZE- 116 -83 VE -2 -84 FCU- AIE- 33- 93- 12/17/93 It is noted that the attached site plan indicates an approximate 40 -root setback to 4111, rather than a 25 -foot setback as approved with Variance File VE -2 -84. Enclosure (proposed site development plan) APPEAL RIGHTS : This is an administrative interpretation of the Zoning Code of Spokane County pursuant to Section 14.504.000, and is appealable under the provisions of Section 14.412.041. As stated therein, ''Such request shall contain reference to the specific decision or interpretation contested and shall be delivered to the Hearing Body at the Planning Department office not later than twenty (20) calendar days from the date of the written decision of the Department." The fee for such appeal is $200. J 0 No 1 0 :Cf ExisT. Hof? LINE O L' r 2 fZEo DEDICATION T E X IS T, SE f-&&'D Tie T LA 5CAPIN3 ALaNG F --= i1 2ob' I h7o�M 2P-AIrJA4 — A ' H/.L T - O 'C 99 P.�. ar-so': PEN 11 PR E:-- I M I N:"ievR.Y=- METE.: PLAN • 2 I"= 3o' -0''/ 11.17.93 5 TYPE ll[ LANDSCAPING e 4th AvE FFcNTAG• H— — A L'— E - l 10 ' o,e - n97A - - � r . 4, �% ,I STH.I1JAb; PROPOGED 2f?IvEWA-( 1R' FroFtew �il[Tc YJEf2 * NANHoL� B-W -A „�. ..t, • 11 -28 -93 Mr. Steve Horobiowski Spokane County Planning Dept. W. 1026 Broadway Avenue Spokane, Wa. 99260 -0240 Re: Modification To Site Plan Request (ZE- 116 -83) Dear Steve, I have been retained by the firm of R,ern-arrio Wills Architects to request the enclosed modification of a mini- storage site plan of record to a combination office - warehouse building for a single proprietor, (ZE 116 -83). Accordingly, enclosed herewith is a revised site plan to that approved in the above referenced file. A comparative analysis and narrative description is provided to assist in your review of our request. You will notice that the file also includes a separate variance action relaxing the front yard setbacks along 4th Avenue and 1 -90 from 35' to 25' and 20' respectively. The new site plan will only need the setback reduction along I -90. Since said variance runs with the land rather than the use, it is still applicable to the rights and privileges granted to the site and this use. Said variance is in your file VE -2 -84. A check has been included per the adopted fee schedule. Your prompt review and response to this item will be greatly appreciated. Please feel free to call me at 747 -1985 with any questions or concerns. Substantive issues regarding site plan or building issues should be addressed to Gary Bernardo at 838- 4511. o Submitted, . H Land Use Planning Consultant Encl: Site Plan Revision Application Fee Narrative Comparison I D LS DEC 0 31993 SPQK4NL t� _iilY PLANNING DEPARTMENT - -) Modification Request: MODIFICATION ANALYSIS To change from an approved multiple structure mini - storage facility covering a substantial portion of the site, to a single 5000 sf, structure for office and warehouse use by a single proprietor rather than multiple tenants having year -round access to their individual storage units. Structure height will change to 24' from 11' previously proposed. This is necessary and normal to the type of structure proposed and well within the zoning code allowance for commercial use. Pertinent Findings- Conditions of ZE- 116 -83: FINDINGS: #1) That the existing land of the area is residential, commercial, Racquet Club, I -90 and vacant. The use is consistent with the adjacent uses, particularly the more massive structures of Bekin Storage next door. The level of intensity and hours of operation are well within the nature of surrounding commercial uses. Where as the mini - storage would have allowed ingress and egress anytime a renter desired. Note, the previous use was unsupervised in.terms on- site management. #6) That the land in the area is suitable for the proposed use or uses within the proposed zone classification. (Emphasis mine). The revised use is allowed by the zone and the area has been determined to be suitable for all uses allowed by the zone. Subject to performance standards as shown or conditioned. #8) That the proposed use is- compatible with existing uses in the area. The proposed use is overtly similar to the adjacent furniture storage land use in terms of normal business hours, trucks, customer parking, warehouse activities, etc.. Yet certainly dis- similar in terms of bulk size or physical mass. #10) The HEC finds the use to be in harmony with the general • purpose and will not otherwise be detrimental to the public health safety and welfare. The HEC previously finds the site suitable for, this and other uses allowed by the commercial zone. Thus, they would find this revision in harmony as well.- • CONDITIONS, Planning: #4) The applicant shall develop the subject property generally in accordance with the concept presented to the HEC. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the .following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained (It is noted that a site plan redesign will be necessary to accommodate fire protection and access elements.) Since the HEC found all uses of the proposed zone to be compatible and allowed, the "intent" of the original development plan must be the performance standards and use restrictions of the Commercial zone. Nevertheless, the use and site plan as proposed, is certainly less massive in terms of site coverage and arguably consistent to the hours of operation normal to the other commercial uses of the area. Therefor, it is within the original intent of the approved site plan. Furthermore, Chapter 14.504 at subsection .040 provides criteria by which a revised site plan can be administratively approved. These are: 1) Additions up to 10 %. The building coverage is actually reduced from an aggregate of 8200 sf. to 5000 sf. thus providing less building coverage and at densities allowed, (if applicable). 2) Minor, adjustments to building locations, provided that the density or intensity of use is not increased and does not significantly affect adjacent uses. The building coverage is reduced by dimension and number of buildings. The site is actually part of the area proposed for structures within the approved site plan. 3) Changes in parking areas, provided that adopted regulations and conditions are met. The site does comply with required parking and improvements. 4) Modification in landscape- plans, provided that required percentages of landscaping are not reduced below those prescribed in this Code or as approved by the hearing body. The site exceeds the landscape requirements of the Zoning Code. Except that current standards require a 25' Type 2 landscape strip along the Freeway and the site can only provide 20'. The variance was granted to use the site with this relaxed setback. However additional landscaping is shown at 4th Avenue at the west end bf the site,; not- otherwise required. Heretofore,' the. previous approval allowed fencing along I -90 rather than landscaping arid thus the new standards far exceed what could have been implemented. 5) Changes in use for a zone classification provided that documentation is submitted that the impacts and intensity of the proposed use are equal to or less in nature than the originally approved use or surrounding land use as determined by the Zoning Administrator. The area includes Bekins storage and an. athletic club, (Central Park). This use, while more intense than a mini - storage use, is certainly not as intense as the Club and probably more akin to the activity level of Bekin's Storage. Regardless, we do not exceed the intensity of use of the area.' 6) The change meets the purpose of Arterial Road Overlay text and map and the County Engineer indicates the changes will meet roadway design and construction standards and will not diminish the function of the existing or future roadway. The site plan depicts the required 2' dedication and has room to accommodate the future set aside of 8'. The site has more than ample room for future road improvement should such widening ever occur. However, the function of 4th Avenue in this proximity leaves serious doubt to the functional need for such widening. For that reason, we prefer to landscape the 8' strip and relocate the required 5' of Type III landscaping if and when it is needed. Finally, access limitations expressed in the original site plan approval were self imposed for security purposes. Two access points will not be a detriment to the safety of others or the function of 4th Avenue. Conditions (Planning- continued) #7) All current standards of the Commercial zone as amended shall be complied with in the development of this site. The site meets all applicable standards of the B -3 zone except the reduction to 20' of Type I landscaping rather than 25' as otherwise required. 10) The applicant shall comply with 208 recommendations concerning stormwater runoff and provide necessary landscape for runoff. See site plan. Provisions for required 208 are made. #16) Only one access point and an emergency access at the opposite end of the site. This was a self imposed condition for security purposes. With the required emergency access added by Building Codes, there is obviously no concern about having two access points. These will be subject to County Engineer approval. (per condition #2 regarding 'access permits prior to construction). The following "conditions of approval" for the above- referenced zone change are submitted the Spokane County Hearing Examiner Committee tor inclusion to the staff analysis And "findings and order" of the hearing scheduled 3. Applicant and c9 ,TO: Spokane County Planning Department FROM: Cuunty Engineer's Department VvA rJ SUBJECT: Conditions of Approval -Zone. Change -- Number :_L __[! /�C�__ _ Applicant's Name .5 /eEr$i� Section 23 Township_ 5 N. Nan85 BYM • OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON (c) 'Applicant shall improve County TYPICAL roadway section No. _ ._ (d) Applicant shall Improve County TYPICAL roadway Section No. _ The appll,.wt' shall submit for approval by County Health District a detailed comblued disposal pl.,n lux the entire project urI.! ptopcet y. 1.) . Prior To The . Issuance Of A Building Permit O Applicant shall dedicate 2. feet on 29( AYE for right- of-way prior to any use of the property. , Applicant shall dedicate fset,on for right - of -way and slope easements as necessary shall dedicate a foot radius on prior to any use of the 4. Applicant shall dedicate feet on and A Access permits for'approachea to the Spokane .County Engineer.` 6. Access permits and improvements to to__ by the Washington Department of Transportation. and for right -of -way prior 7. Access permits and improvements to by the City of CD (a) Applicant shall ' Improve_9fN A✓g &Pic In a County TYPICAL roadway section No. / oinimum (b) Applicant shall improve in a County TYPICAL roadway section No. minimum (e) Other specltic improvements:_ ....... In a minimum property. manner paving _ In a manner minimum paving prior to any County load System shall be , 19 use of the property. to a foot radius on to any use of the property. obtained from the must be'approved must be approved manner consistent with Spokane paving width - Access -5i/ e-ecenten-1- AO Ad manner consistent with Spokane paving width . consistent with Spokane width consistent with Spokane width Appllcant shall submit for approval by the Spokane Cuunty Engineer road, drainage, and access plans prior to the lsauanee o1 a building permit on the property. the Spokane County Engineer and the Spokane ,n -site sewage system plan and a .• su m mit on the the IS :,nno of any building p ' A pat'king plan and tract 'Spokane County Engineer design, location, and ar traffic engineering prac will be required tor any vehicles. 11) 'The word "applicant" shall include the owner or owners of the property, his hairs, assigns, and successors. `# 13 To construct the road Improvements stated herein, the applicant may, with the approsal;O{ the County Engineer, Coln in and be a willing participant in any petition or resoluilo which purpose is the formation of a Road Improvement District (RID) for seid.iaprovimsot4 pursuant to RCW 36.88, as amended. Spokane County will not parttclpats In the cost . of'" ' the.e•improveasnta. 14 As an alternative method of constructing the road improvement stated.bereio, the,appli "s .. : cant may, with'the approval of the County Engineer, accomplish the road improvessnta° •' stated herein by joining and participating in • County Road Project (Q V).to the 'sati4t�. o f the required road improvement. Spokane County will not participate s tn the cooed ` ' these ieprovements. The construction of the,ruad iaproveasnte stated herein shell be accgsplished,sr ar. . ' C proved by the• Spokaneounty-Rnginesr. . 16 • All required improvements shall conform to the current State Of Washington Standard . 'and or'aaopted re.olutio.a pertalning•to Road Standards and Stormwater ieRigSpnt in.' .,i Specifications for Road and Bridge Construction, and other applicable.countj standard *, effect at tie, date of construction, otherwise approved by-the County Logiose's.c . , • .. • H17. Applicant .hall file' a petition for the•vacetton`of- , prior to any use of the property. g Applicant .hall,conatruct a paved and delineated access approach(*) to ■a t;t bs ss3AtluC ' .r pavement on 4 Auckl s_ : 1 i tr 19. Access to • . Road sha11'bs'probibitsd< until such -tip 'aa.'speeiftcal l authorized by the' Spokane, County Engineer.' 20 Qoadway'st•ndards', typical roadway sections ,and.drainage plan requireaonts . are found in ":i ... Spokane Board of County Commissioners Resolution No. 80 =1592 a. ausnded:'. '" lc circulation plan shall be submitted and approved by the prior to the issuance of a building permit on the property.' The ' rangement of parking stalls shall be in accordance wtth•standard .. ticse. Paving or surfacing sa approved by the County Engineer,. r. portion of the-project which is to be occupied or travelled by • r• AGENDA, TUESDAY, MAY 1, 1984 (PLEASE NOTE CHANGE OF HEARING DATE) TELEPHONE NO.: 456 - 2205,. SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE ZONING HEARING EXAMINER COM- MITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE TO BE ANNOUNCED. ITEMS NOT HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT, WILL BE CONTINUED TO THE NEXT AVAILABLE DATE AS ANNOUNCED BY THE CHAIRMAN OF THE ZONING HEARING EXAMINER COMMITTEE. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AVAILABLE IN THE PLANNING DEPARTMENT'S OFFICE. 9:00 A.M. ,ZONE RECLASSIFICATIONS 1. ZE- 1 -84 AGRICULTURAL TO COMMERCIAL (Continued from April 5, 1984 Hearing) (Generally located approximately 400 feet east of Barker Road, south of Interstate 90, and north of and adjacent to Broadway Avenue in Section 17- 25 -45.) Comprehensive Plan: Proposed Use: • Site Size: Applicant: 2. ZE- 116 -83 MULTIPLE FAMILY' SUBURBAN TO COMMERCIAL , (Generally located north of and adjacent'to,Fourth Avenue, between'Howe Road and Fancher Road in Section 23-25-43.)' Comprehensive Plan: Proposed Use: Site Size: Applicant: Urban Outdoor Recreation Area and Parking Approximately 2.9 Acres JAMES W. HUGHES South 1902 Felts Road Spokane, WA 99206 Urban Mini - Warehouse Facility Approximately .88 Acre PAUL SLEETH c/o James S. Black 500 Columbia Building Spokane, WA 99204 (continued) SPOKANE COUNTY PLANNING DEPARTMENT APPLICATION FOR ZONE RECLASSIFICATION Date: i`:t. : , Application No: Soo cal J, t I d)ktq Name of Applicant: Street Address C, ( � 3 �` City: 2 ane State: WA Zip Code: C g 7 Tele. No. " Name of Property Owner(s): H „.,,. Q• �oa'n °v C 1] (c,,F -oi„ Authorized Agent fepresenting Owner (if other than owner): Pr,u IPP_tin of Applicant: Existing Zoning Classification: MA cno :, 5,12.49+vi Date Existing Zone Classification Established: l I Existing Use of Property: VG<n.. L4N Proposed Zone Classification: Proposed Use of Property: Vir Ls a Gtil;{ - , Legal Description of Property: n- as- v 3 Par OF EIOAC, OF E'/. nr- NE 1 /4 OF NE YY 1-Y6 S OF 31.n) OF Hwy PSe - #a g EXC 4+1, A E Section: Township: aS Range: 5/3 Source of Legal: / /or 171 = ".vioh Assessor's Parcel No: (See tax statement) P3531 -- 90Q6 Property Size: .gg acre Frontage: D.1 Feet on: y u'vc. Total amount of adjoining land controlled by this owner or sponsor: /llo ti-reel o 0 PCS Street Address of the Property: ZS- /th-83 • O If you do not hold title to the property affected by this application, what is your interest in it? Qvit.Los „ q . /Pan -vane , Y.c.•+ ie Please list previous Planning Department actions involving this'property: r ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED: 1. What are the changed conditions of the site area, which you feel make this proposal warranted? 4 ( � r Alit) NOVIrc, ;IS 1 ::i.:. ;( 1.}ra „ L 4 (,intit i r. + �i'rr,��; , fl.r ;4 m) 2. What effect will the proposed zone reclassification have on the adjacent properties? 4..-r rr , Rev. 2/3/81 0 This section of the application will provide the Planning Department's Staff with written verification that the applicant has had preliminary_. consultation with the agencies identified. Results of the preliminary consultation should be incorporat- ed in the proposal before final submittal to the Planning Department. 1. COUNTY ENGINEER'S OFFICE A preliminary consultation has been held to discuss the proposal. Our requirements for submittal this proposal for rezone have been satisfied. (Signatur 2. COUNTY UTILITIES OFFICE 3. a) 4. A preliminary consultation has been held requirements for submittal of this proposal The designated water purveyor for this site nature WATER PURVEYOR (NAME) The proposal (is) (is not) located within the boundary of our service area. b) Satisfactory arrangements (have) (have not) been made to serve this proposal. '' c) We (are) are hot) able to serve this site with adequate water. (Signature) (Date) BUILDING AND SAFETY DEPARTMENT gnature COUNTY HEALTH DISTRICT A preliminary • consultation applicant ee informed (SigjattTre) K APPLICATION FOR ZONE RECLASSIFICATION -- continued -2 preliminary consultation has been held to discuss uirements for submittal of this proposal for rezone s proposal is: located in Fire District # ()NF. has of _ o I, THE UNDERSIGNED, SWEAR UNDER THE ABOVE RESPONSES ARE MADE TRUTHFULLY LEDGE. 1 FURTHER SWEAR THAT I AM THE OWNER POSED FOR ZONE RECLASSIFICATION, OR, HEREWITH 15 WRITTEN PERMISSION FROM ACTIONS ON HIS OR HER BEHALF. NOTARY SEAL: (Signed) (Address) NOTARY (Date) to discuss the proposal. Our for rezone have been satisfied. is S 4-.. Late a c. Date IZ- z.e— d3 (Date) the proposal. Our * have been satisfied. been held to discuss the proposal. The requirements and standards. 9 -S3 (Date) SIGNATURE OF APPLICANT OR AGENT PENALTY OF PERJURY THAT THE AND TO THE BEST OF MY KNOW- OF RECORD OF THE SITE PRO - IF NOT THE OWNER, ATTACHED SAID OWNER AUTHORIZING MY Date: Phone: Zip: Date: Date: Rev. 2/3/81 J A. PROPOSAL DEVELOPER or AGENT OWNER ENGINEER B. PRELIMINARY CONSULTATION: Date: ) / L g3 By: G'r. NEC & 01N1 Preliminary a) Right -of -Way 6 Q' Alb IA/ — ,S ¢, Lt//_ 49 ? Conditions b) Curb yp < c) Sidewalk yP S \ R_=. a. Pc TNIS ! d) Pave Y e) Approaches • G f) Drainage REO g) State /City Review Yes ( ) Remarks: S P O K A N E C O U N T Y E N G I N E E R - - - P R E L I M I N A R Y C O N S U L T A T I O N - - - N4 Number of Parcels: Section T. N., R. Project Name: Name: PAUL Address: so p Phone: Business Name: Address: SA/iME Phone: Business Name: .n/ O N G Address: Phone: Business CoLI gat- as NOTE: This proposal must comply with Spokane County Regulations for Roads, Ap- . proach and Drainage in New Construction; Board of County Commissioners Resolution No. 80 -1592 as amended. Conditions are' preliminary and may change after field in- spection and review of County records. C. INSPECTION Date: / / By: Remarks: D. SPECIFIC CONDITIONS: E. FINAL PLAT CHECKS Fee Paid: Date Amount Mathematical • Surveying Checks: No. 1 Date No. 2 Date No. 3 Date By By By Additional mathematical and Surveying Checks: No. 4 Date By No. 5 Date By No. 6 Date By No. 7 Date By E.W.M.; Quarter 1 2 3 4 11 : .G LO Home • • • i . • i� : Home Home oo sh Check(/ y as a Fee Paid: Yes I / No Amount $ 00O Planning Application Signed: Date /a / )-- )-- / 0 By: Al% A wT/ Check Cash Fee Amt. &Dt.Pd. Fee Amt. &Dt.Pd. Fee Amt. &Dt.Pd. Fee Amt. &Dt.Pd. soi Number ZF - //6 - 1/81 C k) ...ma.. Man nom A .A I I I 1 0 ki au las J I 1.1 su I. II L • k i l a • li .41. L L • liall d e JIli m. J ..‘ l • CV I a . , ' i• li ••• i is . ... I III aul IL .... 1 4.1. Ina •••• ow . • ....J..........mala..•••_i anit14404fitatFannligt14104102 . . p p j d• _ JAMES S. BLACK 4052 _ 500 COLUMBIA BUILDING 4 SPOKANE, ‘VASIIING I ON 99204 28-W1251 i I Dec. 29 19_a_3 " Pay to the !order ot__ Spokane &Du ty_Eagi nee CS $ 2011. 00.___ For .-.........-.A.A..•Aen44 Lt1.14414Th tif i 'aV e la' Aieee.4 4 • lip washin SPOKANE 1.4411-14IN0T0N WWI ACCOUNT AMT. OF ACCOUNT AMT. PAID I BALANCE DUE • 8K808 kl•L 2 RiA 2WIALSO_O_CLL;2_ Dollars ! For i - PA P CASH CHECK MONEY ORDER HOW PAID I BY k 1 RECEIPT Date )9t — Received From .. K R Address tO c CO / <7):4p/4 id5CDG--o SPolcian/ Dollars $ <2t-OCI er r 19 es 6936 11'00405 20 L 251000891: 634..977..311• SPOKANE COUNTY ENGINEER 84-1-AFFERsow WASHI GI N99260 .7 1 LL cr. ea? i l 4: - -4 I 5 -- ICT _ ' 'a t 0 ea7 _..1-_COU NT 6 - ' It _ 6. 4- 7 2 ; A 22 ; 23 0 c_o . 69 V, I fri 1 7 'ARTS T� 3 .7 S" 12. F rre'754,504 4j 22 7 4 9 i -I T l•-•,` 27 26 NOTE : Ogra412010%•••11 9 '1.474_,.. r ',.-.• Z 1 4 I - - • ----- 1: 1 0, `;' - 1'iir") - , —7 1 1 : k , J. COO t I "--*. ' - . i ,„ , ',-.- r .'t: _, . , „.:••••...-, , .. 1 4 _ ,...-" . r:' , '7‘ - -..--*-'-'1: 1,3 0 4 - ----Jr172:122t= ---; =1=5.==41_ r :`. L Z ; I 7 ,9 i 0 4 5 - .5 3 2 C 3 z / — 60 <-11c- /WI= ROAD No. 23 s tt' 61.5' -47, • 91 7 \n../ Z21 9 / /i Mt 2. 13 l9 7 2 9 FIFTH / j 1 7,6 Z .4' 31 ( SIXTH 13 2! r j 4 3 2 3Z/ 7 9 7 3 / '-L_ C FOURTH -- 3 5 , d z SEVENTH -(t 4 3 2 E4-G-H-T-H 2 3 2 / -; 4 6 33. 7- ‘7 .x G.; ■-• o •-■ 4.0 3 C7O_, s4, /3 9, 7- /../ 7 — / 5 5 cri 0 7 1 i • "T, 0 SEC. 23 25 N1, R. 43 E.W. M. SCALE: 1 4 Ho : o 0 4: a: c\I 0.1 / RR; .1, Co. 1 7 rt 9 7 „f1, .•/ 7,1 FID TH .30 rI40. Go' , I,- 1 : 9 /6 3 1 3 2 2 o: / 2 .0 44. c4a I s' - 4 • 7 s 9 ,2 1/ :11C 7 9 14 2G 3 ;: .9' — 4 1 5 4 3 2 3t . 7 9 3 32 1/ /2 2 1 1 ite 3. 3 2 2 z N 9 2,77-G0— 7- GO-71C12-0 TP44-.700 CC 0 CD CC 21- 1 S. 69 ° I 4' E... f" 3 ' I < a s - I' ___,... (D___zi.____I______:_g.7.7....5,07'19; .... 3 2 r (., t d: 1 2 z t . ,... , -'‘ 'D- I I / P 9 0 /0 l' 8 s ./. ,, , -,.„: • L l-/ . c'.....p 1 .s T. P o IR. 5 AN/ E.. N C t, I ' ' c n 4 0, ne oromcr : r _ t,.; • , ..b1 tr203- I 17 • • •• 1 167 -40 t:" 9z 2 2 g I S 9 ° w _ 2 0 CC REPRODUCE 0 S .4.1 E D , A 1-Q ttztr A DE 5 / G /V .4 7 17,4C 417/ OA! " / /V 7 rA T E WA Y - .90 RA MP . 0 TH RTEE:NTH FOURTEENTH s 4. 5 2 1 _9 z ,1 cc F 7 " FIFTEENTH .>" 3 2 N • I 6 - rtio / 3 9 ,) • /2160 SIXTEENTH IL ▪ F 5 3 ;5 8 7 4 9 /0 rz TENTH 0 c •• g- 1 0 12 ( ? 1 p =7 , • i • • ..• . ,• t . 259 -"00 _Go' to ! 9 1 C; 1 7 1.- - i .) 1 ftt 1 ,. " 4 5 • 2 I 6 /, 5' 4- 7 z lo t o'' 141, , • J. 1.. '1. F is--7 L./ /..) /v 7 , St t4 TV./ ELFT171 AV E. - — t•C„..) / .0C:7 - 2 — / ' 71 I ; 1 1 ; i /4. is /71/6 j, 9120 ZI 22 23124 9 co. 1 ;PR [ 1 - Cr ct Va .. - 4 - 1;77 \ 1 A-7 )/ 3 • 140 -.1.1:4-2G.Oo 4.47.054 I 4,0oo' Lt. 4so R L.189.91' .4' C lit .2 COUNTY RD. N 312 rt, 1 5 THtru... AVE. No A392 sr - 7 4 5 I 7 N Zo•vi- s't Z 6 - 0 r`„ 4 Z 7 4 .51 CO 4 2 ' / 7 6 „6 4 IP • TWELFTH • S 7 6 ..S" 4 - I" 21 11 / • < L t , 5. E3Et")° 00' E. TENTH iH I I 5 • 4 • 0 '3 3 i f z 3 6 rtt CI " 4 - . C.4 (1) 7 9 2+ . -44 I 0 sly 8 1 1 t ELEVENTH 8 /419 .9 7 6 .5 1413 2 8 vt ▪ 4 (4) k yOrt,, (4 , • , I Z 5 , 2 4 G° kt & I - 9 /0 ,12038.9T1? /0 3 2 / 3 Ottotrii Easement 0 :so iv° 18R5 t.O1. 13 KI /11 3120:4030'RRtf:i \ . . No .770 T IG8 19' 1 + 6 •• -- 3\l.573 N w csi \ -7 - 7,S,-- ) c° -/- • V •• " 2 / -07 1 4 5 e i" 4 St XTE't tITH2 AV E.; r\eV 0 C4 13 14 3 .. 4 2 / g /7 w) 173 : 77 0 cc t*, ,..- o .>- u..1 d , t 2 1 _ _ I - 1 • . -,-. , „ ,----- ! . ! 9 AVE. a59 _ ' -• ./7 ,,9/ , 7/..„04_,/ • ; E Act / RA y - 6 - / 72 40 2 4 /1 7 - 0 o t I 47/ 60 t-- Ya 1_1_0 S - 1 - 0 PNPEL1N c - _ s.tw II ufl) c en or) •st , s. 10 z: j _c 244 _ • - - .5 .42_ s/ •3 • 1-4,,s.-acvD7 cs "7 4' , " its 1 /3 Id 6 /: /92 4/ 222) <•_, 1 7 E. rr - A I; ,, 2 E3 7 .6 - / — — — — 7 8 9.1 8 t 5 t•' LL! 4I1 Ls_ /4 1 7 ,) , Or ZO 2/ 22 2) Li ty-t-r csi N9 21 l0 ••c u ,p 4. .7 _1, 1 S 7 _ t, - /3/. 30 i7.5; 4 3 .„ h_..... \DI ' + r 8 7 I 1 110 2 • . R ' -0 — __•-..„--- 4 , r \L12 . i: ' 1 c, . - - -, x ??3 589°54'E I, R•286.5' 2 6— - 2 5 — PROPERTY OF SPOKANE COUNTY ASSESSOR . ).4----42 __ 0 1 1 1 1 1 1 rs• 41 44440 utel ..4 • 0.04,9e 1 1 1 1 1 1 1 1 9 s LIS-0111141-11MIS 41111120-0=-11110—CII6-011■1119- 49216111-4CAND-42519 tie 1 - 11111.1,0 guy 30 2.014c. flB 0 0 t?, AN HALLE S SUB-DIV MA M 03 ore ar bawl. of a 0 .1moula A.1.1 1 ' • i9 6 EC 1 IttO Cr9 N Al H H aoseeiss .1.111.11.11 OR *we WAD. ....ay L.A..' ■••■••• L.A.,. WINN WWI. MOM. 3 3 C. l<1( C( A _4 c , QB 1, QA A i G 3 , .D ._, •Q 'cl0 s("n em ..., 0. oz- 0 33 G v de. 0. 24/7c. 30 1 23 1 ( F.5 26 k,4 11. 1.4 LT LT 142 143 0 T0032+442 a 130 .30 26 - 43 It 0, c; t ' E it tO 1 P DE EVERGREEN COM MERC/AG RA R 131.1c 8 elElle-412t0- Catitt I 80-13 14. VAC 4 % JO - - 80 'of N" e r 1 350 . 1) 0 of) 1 , 1 (0 1 22 R. AP AA T e I8R. . 0 . 1 c 10 meow ware IIMIME7 MANI AMA. MIOX71 MONA AMNON MIVANIft 11111.40 30 - 3 ° szA c • 0-9 c . J,7 _ %SLOAN'S ADD. RERL.AT 41 1 SLOAN'S ADD. ) , 24 4 A 5 • 72'foutilliMmio -ea 'd - . I., g /i 7 . I Milirif 'sL t� /1 !n AMP 04.amir 7 8 9 /0 /! iz = SIXTH .'. 4 :3 2 -saw f . ... 7 9 / p 4 .1S v 9 /: s/ / V CD Azi i/ -46 /X Tim f�6 ft_ 9 sire? a 50..00' .1. ri 9 /o // T'I aQ / � +If 01-1 ,41!!: . _ 4-- t .a e. _ .. 1.-.1--i .. 1 . . ,, , ' 1 -7 1 9 I 7' // iag, 7 1 • ` 9 a� _ g+ 1 r m i • r . i► ar ,: (/ R T — ® frr- G: '.5 j 2 . ' • 2 1 • ( E E " /o. ( 9o• zoe. 7o es ;6 7e .9 /© /t r 7 .rte ►�-ro !7 " :2 Yio L • 280.0/ . nevi o' 7d.sa 16 s .3"I -F /FTH M ./ 9 9./ t�71 /.ra1 ill Nib ft or a ,. s - 5 T i 1 2a &01r sloe zs 2SOIN ._ -- — 11■0 - ' 2 00 450' 2353/ -goof 1 gird diC . ri3 r 1 d C 2 /.ray' /Jo' a N G� t . 461,c /rim O P4ao c L , ' /t4AD J7;1T� . 42 . sac /iogil -� : -4 ..q 4 6 9 4 0 i 7s 1 es ' ss 1 7 .z� . 44.4' Ct 4-0 cif 5 1 .. i 1 , . _,,A.,....,,,,,, __,__-__ A _ -"_ _ 1 _4_"_. _.1 J. - — - 1 1 1 ■ T 2o0 a -5 C ®1- 6 .-- 9f 1 l ot t. • #.. O J T iv 7 fl 2 FIRST Z. sr Lo • - !a 4 7 / WO / ._90. / s / .� ; - - // r - - 1 y 1 - - - o- - - aft - - - -+ — =- 9 RTH . HART3ON *ti( ft SrPL AT 1 & 1 � CKS 12 i « �.. HARTS:;IN y (4 T 7 3 x / 7 B 9■ 7 C 9 TI 1 F t3 kt'Wk4Y /3 9E FIFTH $ C 2 8 9 /o // 14 N ).7.104O e 1867 -4o 22 0 lY 0 2 5 TFr: 2 12 R88 #738$040413 /392 7 WV� 11 .f ¢ 3 z r G 5 4 3 7 ,_ . Ir .0 „,a, g 9' /o re rz 7 8 COQ 8 9 3 t / 22 e4 -- -273 3 , 27 26 E= V 9 7 9 9 Di i_ I t 1 5' ;43 •/ 7 8 9 /0 11 12 3 01 O +JO 1.1;, Qr T '/ 1111312 W k 4 32 MO TE : III Vueuludmdl1111 VIII all gEBEEa _t Ou NTY TA 4. I S 4 3 2 / 0 ; 9 /J II . .- FIFs e1- ? c / 3 z / 41- 7 9 IL Z64/. r (--(9 993 L d. - Goi /moo or 2 i..P✓- ,i- /. 7 8 4 7 B 9 /o // /z A'.v =. 7 8 ' -• t P 7 8 9 -rr^ -- ---15- 3 2 / 7 8 Y 7 d 91/° // /2 EIGHTH 1I- 12 7 8 19 �. s#- NQ1207 -Go- = - -0 T.P14.4-700 F- FOURTEENTH 3 z / L 3 0 3 2 / / 2 t.0 7 (4\-161: AVF Ne 1885 r1 I F= r. N ( 1 I 7 8 ROAD No.23 - _lH 3 2 SIXTH 2 / s s 4.1 2 1 ' 2 32I/ 4 O 14,7. Z!01 - 4,0 f 7 /0 // 12 SEVENTH S 4 (1I 30' z 30' 6TH .T11 IY w H U) z U 3 z SEC. 23 T 25 N,, R.43 E.W. M. SCALE: 111 =40.d Hy) 0tt4 a Ni O.W.R.R.4N.Co, - c-tr No /7/8 .5 4- ? 2. c) z 19 - Go' Ns 259 - "0" LILLE I n , :t-C7 :.y,, n . <,..•h7 L ,7 -, ' - r, 7 ' ,-, -, - .44 <1 ...4 f' l am. V .h,_....H..,,,-/ y / ..� I TH /S SECT /o n' R EPRO.DUC 9 , /° /10 S ) - 1 c 4 IE 4 OHS / Sly .47 // V CAT/ OA/ // /N TERSTATE /CFI 66 WAY I -9O g RA MPS. ro : .s4j s e; u) 2/ _•1 4 3 9 9'22'Q 0 111 ON 0 9' A t 4 S 4 3 z/ 3: r s J 7 ; - -- _____ _ -- - / p 8 ro It /z 7 8 9 • '1 18,. ` THIRD .. -� ' / ': 47 $ ° k s g "t M: 2 114 fi 61 ' 9 * v I l / L - ;›.1 . :i 4 0 znis 5 4 2 /• d 5 5 2 i 1 Ina 1 /1 /3 /S /6 /7 L1Z 7 1 //a 9 9 74 G /7 18 )9 2a 2/ I - e i zc 1/ to 9 7 2 /3 uit • ro - o 0 3 2 / N•I 4 d+0 1.0 Q • ! "a 1.1.v 2° R/ snot 35.3 /9 6 0 0 , 0 0 5.:4 ' E.1' 43 7 b' 9 . : i1 -4 2 e1 9 /aa /zV 9 FIFTEENTH TENTH 2G3 TWELFTH AVE. 1'1 7 1'1;11712 1. U Ib 1 O , E- S C,Q / .G7T /rJ /y S1 r2AGUE S. 8E ° OO' E. 53'dKAN E COUeITY RD. IV'? 2312 0 F e r. ,a3 a o- ' 0• /i /a 9 8 •I.1t26.00 417°051i' Lt• D. 9 °00' Lt. T 95. G6' .- L. 189.91' R636.7' 6Q F"R0 L. / NE /V TO /✓!y AR. 6 /9 /9 ze ai zs 24 0 AVE. 1 1 3 o.g 6 r •C 7 z- / 2 1/ 1 ^'20. O n . • 7 - / L 'm 3 2 .1 4 .._ 'n ST 6 yeah t 4 32 ° 43'Rt. D. IO °00 Rt. \ 2 '� a 3 ui ,b 0 '•1 s ' a t ``'' N ° C ii s TENTH 3 2 / L EVVN'�t� 9 8 7 4 4 ,7 2/ 8 TWELFTH z O z z 2 ' {` 2 ; r. '•r 1i? .Q 1 • �1 4 . . (41 r l 6 Dratni'ield Easement ' 15 I 2 t e 1 / O V rOhP - = '/'. O 7. 168.19' (D t y ' _ 'I � - S1 1 2 Z'S\ 1 4 2 r , /9 /a• /c /7 /8 /3 A :D i / I. P. p 7 N 5 �2W 1 p PI . 92f AVE _ ao - N 01 p7 2 2/ 2.0 CICHTI1 - AVE. N °- 259 -"0" _ GO' 8: ° 11/3a I 3 7 1 S / /'4 r' m N \:1.1j71\ I l �:. •-• 1 O x :' a E 4 Y , I ,. el 60 2 /1 9 L e. Ala ye 2 9 713 ij , L984 e!/ r2S. Es ;a. • < • /b bldg 14 • • r � / ........_ • ,.� 1 -0 4. • f • • • 4 • • ZS_. _.11_ . ..2111 • ,r9. v /// C' • _ .)v‘�,n e�i E. (%b LL v wN, t•••\ 1 21" C \ • • ...L 1 .i . • • • %4 ----X r ... r .... .X.._ • 4 a • • • = _ A 353, Soo t7r • y. • no date revision approval contract sivnatures • • • • _ • ZEmil R t 'fir.'.::_,` warren cummings heylman & associates a r c h i t ec t s west 511 parkade plaza spokane, washington 99201 sheet job no. date drawn set no.