ZE-50-72 (2) ,.
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AGENDA, MARCH 9, 1973 ' '�' �,' TELEPHONE NO.: 456-2274
SPOKANE COUNTY PLANNING COMMISSION � '
Time: Friday, March 9, 1973, 1:30 P.M.
Place: Conference Room A, Court House Annex
(Use Mallon Avenue entrance)
OTHER BUSINESS
1. RECONSIDERATION OF ZONE CHANGE APPLICATION ZE-50-72 AGRICULTURAL TO
RESTRICTED INDUSTRIAL (Applicants• Brockman—Rothrock Inc as actents for Roundup
Coiporation)
a) To consider a draft Environmental Impact Statement prepared in coniunction with �
Zone Change application, ZE-50-72, (Agricultural to Restricted Industrial —
Applicants: Brockman—Rothrock, Inc. as agents for Roundup Corporafion;
- Location: SE corner of Jackson Avenue and University Road);
b) To consider comments received relative to said Environmental Impact Statement
and to recommend to the Board of County Commissioners a final impact statement;
c) To Reconsider the subiect zone change application in light of the Environmental
Impact Statement;
d) To further consider the establishment of a new County arterial roadway connecting
Jackson Avenue to Indiana Avenue via Mansfield Avenue and Wilbur Road as
proposed in conjunction with the subject zone change application.
2. PUDE-1-72 , PLANNED UNIT DEVELOPMENT• TOHNSON
(Postponed from February 9, 1973)
Reconsideration of PUDE-1-72 by the Planning Commission at the request of the
Board of County Commissioners for two purposes: .
a) To consider the necessity of an Environmental Impact Statement, and
b) To consider a specific finding under Section 4.20.030 as to whethe.� subject
application plans comply with the development policies of the Comprehensive
Plan, the purpose of the resolution (Chapter 4.20) and provisions or said
� Section 4.20.030.
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MINUTES
Niarch 9, 1973
O T H E R B U S I N E S S
ZOVE CHAATGE AND RELATED ENVIROATMED?TAL IMPACT STATEMENT
'LE-50-72 — AC,RICULTURAL TO RESTRICTED ID?DUSTRIAL: BROCKMAN—ROTEROCK
II�TC . (Agents for Roundup Corporation) ,
A. Planning Commission Recommendations:
1. That the following documents taken together be accepted as the
Final Environmental Impact Statement relative to the subiect
application:
a) Draft Environmental Impact Statement dated January, 1973.
b) Written Comments Received:
1) Review Comments and Statements from Pinecroft Irvin �
Mirabeau Homeowners' Association.
2) Letter from Spokane County Air Pollution Control Autho�ity.
3) Letterfrom the District Engineer, Washington State High—
way Department.
4) Letter from the District Supervisor, V.✓ashington State
Department of Ecology.
5) Comment from Spokane County Comprehensive Health
Planning Council.
6) Comment from Spokane Metropolitan Area Transportation
Study ,
7) Comment from the City of Spokane — Engineering Div.ision.
Ei) Comment from City of Spokane Plan Department.
9) Letterfrom Spokane Regional Planning Conference.
10) Letter from Spokane County Health Dishzct.
11) Letter from Spokane County Engineer,
12) Letter from East Valley School District #361 .
c) Addendum to the Environmental Impact Statement dated
March 8, 1973.
2. That the subject property be rezoned from the Agricuitural to tl�e
Restricted Industrial Zone classification subject to the conditions
stipulated by the Board of County Commissioners in their Findir.gs
and Order dated August 3, 1972, subject further to modification of
those conditions of approval by addition thereto of such of the
"mitigating measures" recommended by the consultant in the Impact
Statement as are not already covered by the conditions specified in
the Board's Order. The rezoning should be further subject to
substitution of the development plan presented at the March 9th
hearing and transmitted herew;th for that plan endorsed by the
Chairman of the Board, August 3, 1972.
— 2 7 — (contd . )
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. . . .. .. . . . . .. . . . . .
' ZE-50-72 — AGRICULTURAL TO RESTRICTED INDUSTRIAL (contd.)
3. That the proposed'arterial rerouting (Jackson Avenue to Indianz) as
described in the Board's Order of August 3, 1972 (Condition No.
Four) be accomplished as indicate3 by the Board.
B. Reas.ons
1. We feei that an exhaustive investigation has been made of the
potential environmental impact of the proposed zone change and
development. V✓e feel that the recommended final imp3ct state—
ment fulfills the intent of the Environmental Policy Act of 1971 .
2. We note that the impact statement identifies both positive and
negative potential impacts. We are of the opinion that the
development proposal itself together with the recommended
arterial improvement and other recommended conditions of approval
v�ill serve to minimize or mitigate most of the nagative impact and
that the resultant balance of environment considerations favors
approval of the zone change.
3. We feel that the basic conclusions contained in our previously
stated reasons are stiil valid. The revised development plan,
additional recommended conditions of approval, and the revised
arterial routing all serve, we believe, to increase the appropriate—
ness of approval.
4. We endorse the proposed arterial rerouting as an adequate and the
best feasible way of furnishing arterial access to the site, of
providing for collector arterial service within the balance of !he
planned industrial corridor, and for rerouting industrial traffic
away from homes on portions of Jackson, Wilbur, and Mansfield.
C. General Data
1. Location: Section 9,Township 25 TI.,Range 44,EWP✓;.
The West i, 890 feet of Section 9 lying south
of jackson F�venue and north of the Spokane
International Railroad right of way.
2. Applicant: Brockman—Rothrock, Inc.
East 1215 Sprague Avenue
Spokane, Washington
3. Site Size: ;-lpproximately 50 acres
4. Existing Zoning: Agricultural, established April 24, 1942
5. Proposed Zoning: Restricted Industrial
6. Proposed Use of Vt�holesale Food storage, warehousing, and
Property: distribution
7. Application of Zoning
Provision: Chapter 9. 21 , Section 4. 21 , 040
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STATE OF WASHINGTO N ) '
) s.s.
County of Spokane )
I, C. RTST NA M. W"'S H., on oath depose and say that the attached
is a transcript prepared by me of the tape recording of the hearing held by the
Spokane County Planning Commission, May 12, 1972, pertaining to the zone
change, ZE-50-72, Agricultural to Restricted Industrial (Brockman—Rothrock, Inc.).
Said transcript is true and co:rect insofar as I was able to interpret the voices
as recorded. .
. � l/YV�b4c'�✓� „( � .a!'i�.�8�/r2.�1.�
Christina M. Wesche, Office Manager
Spokane County Planning Commission
Subscribed and sworn to before me this �^_'day of June, 1973.
� �—
, Notary Public in and for the State of
Washington, residing at Spokane,
Washington.
My Commission expires � —�8�7�7.
SPOKANE COUNTY PLANNING COMMISSION
' Friday, May 12, 1972, 9:00 A.M.
ZE - ACRTCiTLTURAL TO RESTRTCTFI� TnThTi4TRTAi - APP I ANT• RRnCKT��AN-
ROTHROCK, INC; _
Members Present: Justin L. Quackenbush, Chairman; Robert J. Cook;
Herbert Jacobson, and H. A. Smith. ,
CHAIRMAN QTTAC.KFNBLiSH: The property is located between Jackson and the
� railroad and University. Mr. Huggins. May I see a show of hands of those whd are
here in connection with this application. Mr. Huggins.
HiTCC�'TNS: The property is a portion of a larger ownership. The application
involved here is some 50 acres immediately east of University lying, as the Chairman
' indicated, between Jackson Avenue and the railroad tracks. Immediately to the south
of the railroad tracks is the Spalding wrecking yard. The application is for a change
to the Restricted Industrial Zone. The applicants propose a specific use; namely a
grocery wholesale storage and warehousing facility. They have submitted a particular
development plan of the'property.
Again, to orient you briefly, this is Jackson Avenue here. This is the University
alignment. Pines would be off the map and approximately at this position. The
applicants propose an extension of Mansfield at Wilbur which would be approximately
here through property owned by this same owner. The extension of that arterial in a �
westerly and northerly direction to connect with Jackson approximately midway between
University Road and Bowdish Road at this location. Properties immediately to the north
' of Jackson in this location include large acreage tracts with homes, some large acreage
vacant tracts and one tract approximately 10 acres with as I recall, about 5 rental
dwellings on it. The site is entirely vacant at the present time.
The applicants propose a large warehouse building as outlined here to be a one
or two—story structure. As I understand it the applicants will elaborate upon that.
They will propose a spur line track coming off the main line rail which runs at this
location to serve the south end of the distribution facility. Trucks would load at the
north end of the storage facility and would exit to the to—be constructed Mansfield—
Jackson connection, out via Mansfield to Pines Road, and thence to the Pines Road
�
interchange.
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In connection with the warehouse facility, they propose an office structure in
this location which would be approximately 150 feet south of Jackson Ava� ue. The
proposed heavy landscaping for the site, particularly near the Jackson arterial, heavy
landscaped screen along Jackson Avenue in this location and right along University.
This would be an employee parking area here. This would be the truck loading area as
I have indicated. The darker shaded areas here'would presently be in turf but available
for possible expansion of the warehouse facility here and here. The sewage disposal
needs of the site would be handled at this location where University Road. would inter—
sect fhe railroad tracks by a mecharrical treatment plat. The site as I understand it,
will be served by underground power utilities. There is presently an 8—inch water main
in the immediate area which will be extended to the site to provide needed water for the
facilitiy as well as required fire code for fire hydrants.
In concurring with the County Engineer's the recommendation for this arterial
connection to Jackson is made; this would be a 60' wide right of way with a 40' curb
to curb arterial improvement to be built by the applicant and/or owner of the property.
Also involved would be improvement to Jackson Avenue on the south side of Jackson
Avenue by widening approximately 20' to the south side of Jackson Avenue as well as
construction, maybe curbing of University to the extent utilized by the applicants.
QiTA .K£NRUSH: All right. I think the Commission is familiar with the area.
We have heard this matter on prior occasions. I think most of us have visited the site.
Is the applicant or a spokesman for the applicant, Brockman—Rothrock, here?
� ROTHROCK: My name is F. Wallace Rothrock, Jr. I reside at South 1720
Rockwood Blvd. and I am a partner in the firm of Brockman—Rothrock. The clients we
are representing in this zone change are Round—Up Grocery Company, presently
located within the City of Spokane, a wholly-owned subsidiary,of Fred Meyer Company
out of Portland, Oregon. With us today to an swer questions that the Planning
Commission might have are: Mr. Orrin B. Robinson, Vice—President and Director of
Round—Up and Senior Vice—President and Director of Fred Meyer Company; Mr. Charles
R. Radford, President and General Manager of Round—Up Company; Mr. Jack Lyerla,
a partner in the firm of Walker, McGough, Foltz, and Lyerla Arbhitects who have been
retained by Round—Up Company; Mr. jack Shetter, an associate of Walker, McGough,
Foltz and Lyerla; and Mr. Robert Anderson of Inland Development Company.
I think Mr. Huggins and the Planning Commission have done an excellent job
to point out the salient features of time and effort that has gone into this study, and
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� we commend the Planning Commission and the County Engineering Department for the
assistance they have given us through a number of ineetings. �I am sure you may have
some questions, and I would welcome you to call on me or any of those that are with
me today to respond to whatever those answers may be.
Q TA F'NRtT4H: Mr. Rothrock, as I have indicated, this Commission having .
heard prior proposals before is familiar with the area, and I think one of the real con—
cerns that has been evidenced in the past is the traffic pattern in, particularly at
Pines and Jackson, I believe it is. Mansfield. First, I would like to ask a couple of
questions. Will there be any manufacturing uses whatsoever?
R(�THROCK� None whatsoever. �
OTTACKENBUSH: This is a warehousing type of business?
R(�THROCK� Warehouse and distr�b�ion center for food products.
(�TTAC,KENBLiSH: The Mirabeau Park residential area is to the northeast. Is
there any possibility of any traffic developing through that area?
ROTHROCK: I don't anticipate any traffic to the northeast.
OITAQCENBUSH: I think my question is, is there any possibility whatsoever of
traffic being developed up through that residential area? If Mr. Rothrock can answer it,
or if you would want to answer it, Mr. Huggins.
HiTCrTNS: In analyzing that question with the Engineer's, and I will use this'
larger map to illustrate. Again, the site would be here. The Mirabeau Ranch area is
here. The Mirabeau Ranch area does connect to Jackson Avenue via Bowdish — at
Jackson and Bowdish. Thereafter to get out to -- it is possible for us to get them
from Jackson and Bowdish to Pines Road. This is the Bowdish Avenue alignment here.
�You will notice that the contemplated truck exit.: from the distribution facility would
exit directly onto this new road connection, and there is no direct connection from that
roadway nor none contemplated to Bowdish. We believe that it would be extremely
indirect for such trucks to get to Bowdish and thence out'through the Mirabeau Park area,
and we frankly see no earthly reason why they would choose such a route. The whole
purpose of the arterial plan is to facilitate direct access out to PinesRoad via Mansfield
or possibly depending upon presently contemplated Freeway Interchange improvements
at Pines Road, possibly via lndiana via crossing at Wilbur. But in any case, we would
see no reason and we would think it would be extremely difficult for trucks from this
facility to go north on Bowdish and thence through the residential district.
O�jACKRNBiTSH: O . K.
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ROTHROCK: I believe it should be pointed out, Mr. Chairman, that conceivable
access could be to the west via Jackson and then Montgomery, exiting at the traffic
light at Argonne Village.
O rA . FNBITSH: Are there any further questions of Mr. Rothrock? Mr. Rothrock,
I don't want to cut your presentation short, but as I say, this body is pretty familiar
with this tract of land. I think we would like to hear those in opposition, if you
think that the presentation you have made is fairly and that has been made by Mr.
Huggins fairly presents to the Commission what use is proposed here.
ROTHROCK: We welcome to answer the opposition and perhaps we can answer
soine additional questions following our hearing.
O TAC,�rRITSH: All right. Now, do those of you who are here in opposition to
/have ? Would you give us your name and address.
My name is n�TrHA D. ART .R, and I reside at East 11710 Fairview.
OTTA .K •NB TSH: Is that in the Mirabeau -
('ARTER: The Mirabeau Ranch area. '
COOK' How far is this from that development? How many blocks?
C"AR'rRR� Four blocks. I think a point should be made and Mr. Huggins did not
bring out. As you come down Pines.here, if this is not a topography map and you
cannot see the mouritains and the hill that'is there. There is a bad "S" curve that is
just off Mansfield on Pines, and as you are coming west on Mansfield you come up a
steep grade and cars are coming around that corner, some cars are coming around
awful fast, and you are trying to pull out,there can be a terrible accident. That is one
thing I would like to point out, and that hill does get very icy and slippery during the
winter. ,
OTTA K.NB TSH: I recall that from the last time a proposal was made.
C:AR'r .R- Last time the County Commissioners did not turn this proposal down
because they felt there was no change in the previous petition. Nothing has changed.
The roads are still the same. We do have pictures here of certain developments in the
area that Mr. Postell and other people have put up. This is Mr. Postell's warehouse.
You are looking from the back towards Jackson there. This is another development —
a pre—cast (Welk), you are looking from the back. These telephone poles out here are
. Jackson.
OiTA(';KFNB TL_�: Is this property west of this?
CAR 'R: Yes. This is University Road. You are 3ooking north on University
Road at the N.P. crossing there. You have come further south and you have intersected
,�..c;c;o:� ��:hich lvoul�l b�_ - this picture here� is looking west from the site to tne top o=
CJ TACKFnTB iSH: Along Jackson:
C;ARTER: Along Jackson. Th3t is Jackson there.
ROTHROCK: You see here is Jackson, here and as you come down jackson,
there is a drop-off here. The railroad tracks are down below a little hill.
�1TACKENBiTSH: Right.
.A�RTER� This is the only access to my knowledge to Mr. Postell's property.
This building here is Triple E Meats and that is locaEed right in that area, Sir. This is
coming from Argonne Village. This picture - I don't know the name of that company but
that is Montgomery here, and as you come down Montgomery it turns onto Woodruff,
and coming down Woodruff, that corner here, that is Jackson and as you come down
Jackson and that is the property. As you can see, roads and the conditions, are not
suitable for heavy traffic. The County will have to expend quite a number of funds to
improve the roads to facilitate the use of it by trucks. I am definitely in strong
opposition that this matter should be turned down by the Planning Commission.
QiTA .K .NB T4H: O.K. Thank you, Mr. Carter.
Yes. Is there someone else who would like to be heard? Yes, Sir. '
I am TOM TENANT, and I live at 2621 North University. Here is some additional
pictures. I should first like to point out the lack of representation here is not due to
laxity or to the lack of interest, it is due primarily to the hour of this hearing which .
conflicts with many of their jobs. As documentation of interest, I would like to submit
at this time these petitions circulated by a few more of the active residents and signed
by property owners in the immediate vicinity of this project. -
RC)THROCK: By immediate vicinity, how close are you talking about?
'rENANT; Oh, you can see the address. Most of them are on Jackson. As noted
on the top of the page, these petitions support a negative feeling towards this project
and since then I have talked to all of the petitioners individually. I cannot, of course,
express their individual and separate grievances. . I can, however, .express the feelings
of those with whom I have talked and also my own.
I think it is safe to say that most of us in the area have rather reconciled our-
selves to some sort of rezoning in the area in question. Some have reconciled them-
selves I have a feeling with futility, futility inasmuch as they feel they are small
property owners. Their interest is ignored in favor of larger enterprise. They feel this
proposal will keep appearing until eventually it does, indeed, pass or because they
realize the area has already been apportioned by the County's Comprehensive Plan as
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an industrial area, and it would be a waste of time, effort and money to combat the
inevitable. In other words, this is a bit of feelinq among the working folk that you
can't fight either big business or the plans of City Hall or the Public Works Department.
Now this feeling that the inevitable is to happen, that this should be directed toward
not to halting the progress but rather insuring at least a truce to the project be under— .
taken. After hearing the oral presentation of the developers and having earlier
ex�nined the drawings and maps, I submit the proposed scheme'does not re�lect the
best interests of adjacent properties, would cause undue hardship on some land owners,
inconveniencing all of us and could, indeed, be hazardous to human life. Now the
matter of undue hardships rezoning the proposed plat.would leave a little island of
land left zoned for urban agricultural. It would be approximately right in here. There
are 4 homes set there. It would seem inevitable that this too eventually would be
zoned as urban agricultural. .This little island of land there. And want to know and
speculate on the adverse effect this would have on their property values. As a matter
, of fact which residents are already considering moving out. It is tragic when people
are forced to move from their homes under the guise oi progress. Progress has already
caused the air we breathe, the water we drink, to become hazardous, to cause nerve—
wracking noise and frequently tampers with aesthetics. Somewhere I think we should
stop to consider the value of life and happiness instead of.our gross national product.
Now, according to your Planning Director, Jackson Street will be widened he
said to 20' on the south side. That would be right in here. O.K. There are homes
here. Three,'I believe, as well as the meat packing place and the other warehouse.
Now, if this is widened 20' on the south side, those living there wouldn't have to
worry about cutting their front yards because they would have none to cut. I ask you,
would any of you'appreciaVe having cars moving by or semi—trucks and trailers at all
hours of the night, past your front porch. Most of us are in the Valley I think out of
choice because we appreciate the space and relative quiet, and this project would
adversely affect both. There is some hope that if the property must, indeed, be
rezoned or be developed that it be residential, although a Planning Commissioner told
me that he feels no realtor wouid develop the property on the grounds that there is a
junk yard and also the matter of parceling of the land. I really can't understand this
logic because the planners would have you "believe that a row of shrubbery would
effectively hide an 8—acre warehouse; and if this is the case, then why wouldn't a
hedqe row effectively hide a wrecking yard which is down hill from the front lots.
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It would seem two rows could be installed and subdivide the property into sections,
and if the houses were given a northern exposure away from the wrecking yard, I
seriously doubt that this would deter potential home buyers from living there. I dare
say Spokane has a great need for housing, whether it Yie apartments, private homes,
duplexes, or "235" projects and this warehouse that serves the best interest of a few..
Now I for one will admit that a food warehouse is, indeed, a lesser of evils
that we could have as opposed to some sort of inechanized industcy; the pian still has
one serious fault. The same one which has re��ed its implementation from the
beginning; that is the matter of traffic. Now from the proposed plan nothing really
' has been improved beyond people will be spared from traffic congestion, noise and
danger. There would be those who live across irom the project which consists of one
permanent home, a few permanent rental units, and some additional "235" homes. The
major populated areas will still bear the brunt of the inconvenience and the noise.
Now whether by intention or neglect, all of the plans I have seen have left out
the most important traffic considerations. The most important, of course, is: the
corner of Pines Road and Mansfield. If the Board as they say has physically investigated
the proposed route from Pines to the -- there is a sharp curve and I am sure you know
about. You notice the irregularities which I have taken pictures of. The intersection
of Mansfield and Pines is to put it modestly is very dangerous at present, not to
mention increased hazard of semi-trucks and trailers. Because of visual obstructions
a person making a right turn from Nl�nsfield onto Pines must almost enter the intersection
to view the oncoming traffic. This leaves.him in a danqerously exposed committed
stance because a car turning onto Mansfield from Pines is almost forced to swing over
to the opposite lane. This hazard resulted in a very severe accident about three
months ago, resultinginveYy serious injuries to one person. Now I imagine if you
were in a semi-truck trailer trying to negotiate this turn and north carrying traffic, I
understand a large semi would have very extreme difficuity getting onto Mansfield. He
would halt traffic on Pines while he negotiated the turn by the outward swing
necessitated by the size of his vehicle. He would have to literally wipe out any car
standing in the opposite way on Mansfield.
Now as you know, about 50 feet down the road there is a series of quick turns
of which I have pictures also. The road is very narrow and even passenger cars must
drive siowly as they meet each other on this road. I hear say a semi would more or
less bully passenger cars off on to the shoulder. Might also mention the road passes
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a heavily populated trailer court in which a large number of children live. This would
be a threat to their safety and anyone who is not aware of the conditions of that road
or what happened on it. This project will demand or we demand that the Mansfield
Road be substantially widened and straightened, and even then would still pose a
somewhat dangerous threat where it joins Pines Road. Also, Pines Road takes a lorig
healthy turn just before coming to Mansfield, and if you are coming from the north,
so driving around the corner at 35 miles per hour, around that corner to find a huge
slow moving semi directly in his path as he is moving out, of course, he is in low
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gears. This is an obvious danger. According to the Commissioners roughl}% 80% of the
traffic from the warehouse will use this route. Now aside from the dangers, what right
does anyone have to impose the noise of trucks on residents of both houses and
trailers adjacent to the proposed road. I daresay no one has the right to impose on
another's peace.
Another traffic consideration would be where the new road would join University
, which would be rouqhly right about here. �Iow University itself is a rather primitive
County road. It has a very'awkward twist in it right where it meets University. It is
not on this map. But even as it sets now it is somewhat of a hazard. It necessitates
a rather quick turn. It necessitates anybody coming south on University to expose
himself to the traffic in the right lane coming down Jackson. Now that fourth road
coming into Jackson would be somewh�t chaotic by slow bulky trucks blocking traffic,
even if only temporarily.
Now it shows here wherQ � there is a meat packing warehouse; it is noted on �
your maps and I have pictures of it. At times larger trucks must protrude on the
roadway as it is as they load and unload. Now if you are in the street 20' a truck
' parked in front of this meat warehouse loading or unloading, it would block the entire
south side of Jackson. The road itself at present is rather primitive made of asphalt.
It would be hard pressed I think to hold up truck traffic.
Again at Jackson there is another severe cucve which I am sure the meat packing
' truck drivers will testify to the difficulty in negotiating that turn. It is not on the map �
here but it is a sharp right angle turn. Because they have to make a super wide sweep
all the time blocking oncoming traffic. As the motorists can contest the dangers had
into this turn while semis coming in the other direction because it stops the traffic.
So in general the traffic pattern has to propose to be danc�xasand annoying to motorists
and residents of the area. I can only wonder, and:I believe the planners submitted this
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' plan, why Montgomery is not extended all the way to the proposed warehouse site.
This would take the road straight'out here back the present warehouses, meat packing
place, straight down to Montgomery which I have a picture of. The road is partially
developed and is about probably 1,000 feet long. Now as the picture shows you, it
is a straight shot:right down that road to the back of the warehouse. Apparently the
planners have made some provision for this plan. There are no obstructions in the
path of this roadway. This would seem the most practical route. I understand the
Engineers for some reason have botched this plan presurmbly because it would cross
,
the railroad tracks. It would seem the most practical route since the Freeway, and
this is only a short distance away,.past Argonne Village after, examining the site and
as I say here is the planner's ver'sion for this. So the area is already zoned as liqht
industrial, this proposed roadway that I would propose going to back entrance so no
rezoning change would be necessitated. If this route were to be adopted, perhaps a '
planner could design some circular route around the warehouse so that the trucks could
enter, load and leave on the same road. If, indeed, there is to be a warehouse such
as this similar proposals would be amenable to those home owners.
In closing, there is considered once this area is rezoned, it wiil be only the
beginning of a growth which would spread to evezy available lot. As the
Commissioners noted there are vacant lots across the street. Now all of us figure
structures like the one you have a picture of the warehouse built by Chester Posteil ,
which T for one deem as an eyesore, will start popping up on the vacant on some to
be vacant lots across the street from the project north of jackson and other areas.
Mr. Huggins has told me that it was understood by himself and the Commission that
Jackson is the borderline for the light industrial zoning. I find little confidence and
assurance since both the Commissioner and Commission some day will be replaced by
others who may not share this understanding. The map seems to indicate the whole
area is subject to rezoning and if not, would you be establishing by your approvai —
would be spot zoning. There are thousands of acres further out in Spokane County,
in the Industrial Park that would suit their needs very well.
In closing, I want to thank Mr. Huggins for his patience and time in explaining
these proposals to me yesterday and effort undertaken by the developers and to thank
the Commission for hearing me. And if some of us are getting somewhat tired of dealing
with this proposal, I am sure you are getting tired of hearing about it. I believe this
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� is the third or fourth time it has come up. Last time the interested residential parties
kicked in about $15.00 a piece to hire a lawyer. Now it seems somewhat ludicrous that
the property owners must bear this expense and effort and concern and anxiety semi-
annually because a few persons with certain monetary goals who do not live in our
neighborhood,'who wi!1 not suffer any consequences, who will reap the profits from
the venture, are out to make some money; such as beinq the free enterprise system -
the American way. It is also the American and I dare Christian way that the people do
not interfere with others' pursuit of happiness to serve their own selfish interests. So
all that I ask is that the Board consider what I have said in light of, its consequences
and ask themselves as home owners if they would like this project in their neighborhood.
We are a middle class neighborhood, not rich, but we like the way we live and where
we live; and we propose to defend it and, therefore, if your decision is contrary to
what we feel is our best interests, we are prepared to appeal the decision to the next
higher'authority. Thank you.
� A.K .NB T4H: Mr. Huggins. Thank you, Mr. Tenant. Can you tell us from
discussions you've had with the County Engineering Department as to when, I know
they have been acquiring interests along Mansfield - property rights, as to when this �
, proposed development of Mansfield is going to take place. To widen?.
HTTrCiNS: No, I don't think,I can. Mr. Clark of the Engineer's Office is here.
The project, I think I can say this and I would ask Mr. Clark to elaborate or comment
to the contrary or further. Because of the relatively small amount of present traffic on
the Mansfield-Jackson-MontgomeTy route from Pines to Argonne, it has not been
� possible to place this collecYor arterial on the urban arterial board's 6-year's program.
Because that program is geared to a priority rating of arterials based upon the amount
of traffic flow. I believe it is fair to say that the County Road Department has foreseen
the need for this arterial for some years and has been acquiring r/w on Mansfield
eastward to Pines and has very nearly completed the acquisition of that right of way.
As to the timing of the construction in terms of the availability of funds, it would
probably relate to the amount of traffic using the route. It is not presently within the
6-year construction program.
QTTAC,KF.NRTTSH: O.K. Is there anyone else who would like to be heard in
connection with this?
' My name is CAROLvN MA .MO . and I reside at East 12117 Grace, and I know
you are probably.as tired of hearing about this as I am of thinking about it, but I would
like to bring you up to date. The last time that this issue came up the mobile home
.�ar.l i:ad :ouqhly about 42 mobile homes a� �hat time. It is almost doubled and since
'. at the same time Mirabeau Ranch was an area of about 98 homes. In the last two years
that area has completely doubled. In fact, we have Buckeye now almost completely
filled. Now the thing, it's hard to explain because to look at a map, it doesn't really
show it, but when you live in the area and you observe the traffic and everything they
don't use Mansfield. You see the trucks rairing through your street. If they are
pouring concrete they are coming through your way. This is a continuous problem.
There is aiso something else that I want to bring up. Not only the fact that the area
is growing more and more residential every year on let's see, I believe it is Jackson
as was just pointed out by Mr. Tenant, there is right up approximately in this area
another area of homes starting basically just like what we have started on Buckeye.
' There is also the question of water. ATOw last time at this — I haven't been
able to check into it yet. But last time supposedly there was going to be water
provided but after talking to a member of the Water Board, we found that there was no
water available; that they would have to drill. All right, this encroaches upon the
water district from which all of us are now getting our water and again which is a
double amount from what we had last time and then also again, the question of sewage.
I just -- I can't see where anything has changed or where the problem has removed
itself or is any different than what happened before other than the fact that the
residential arda has a-gain doubled in size and, of course, again the traffic load is
doubled in size.
The last thing I would like xo point out is just to show the hazard that there is.
Now we only enter from two streets, Grace and Buckeye and we exit from Jackson. And
just about everything else seems to come in through that direction too. In the one
block between Perrine to Pines, this is on Buckeye which would be more suitable for
a truck driver , and again as it has been pointed out before, it's nice to say that a
truck driver will use this route but as he gets in the truck and is traveling on his way
to deliver or pick.up, we have no control over what he is going to do. Any way in the
particular block from Perrine to Pines on Buckeye there are 42 children. Now very
definitely to me: it seems like this area is going completely residential and that no
matter what the plan is especially with the mobile home park'; now it's going to present
a good hazard and perhaps with the water and the sewage another additional problem.
And I can't see any new reason for a zone change. Thank you.
QiiACKENBiTSHc Thank you. Yes, Ma'am.
?. Might I add there are 42 young children and there are about 15 teenagers
in the same block. -
— 11 —
�UACKEIVBTTRH: This is in the Mirabeau Ranch area?
3 Right.
C�iTAC,KENRTTSN: I ask now that do you feel the viewpoints of the opposition
have been fairly presented? Is there anything new that we have not 4eard? As you
are aware, we are familiar with the property. If there is something new we would like .�
to hear it. We wouid not like to have .the same things repeated, of course, because I
think we understand the viewpoints of those who are opposed, to this proposal.
TEl�TANT: I would like to add one "quickie" . This is the proposed landscapi ng
project here.
OTiAC,KFNBtTSH: Would you step over to the side so the Commission can see.
TENANT: Which presumably would hide the warehouse or beautify it. I cannot
feel concerned for the people who live in here, and I would request that if this should
go through that some provision be made to add some additional landscaping on that side.
OiiACKENBLTSH; Why didn't the proponents include landscaping down University?
HT7CCCTNS: I am not absolutely certain of this, but I don't believe there are
homes this far south. I think that was probably the reason.. Certainly that could be
added to the plan, if warranted.
OiTAC,KEATBiiSH: Is it your understanding that there are homes south of Jackson
on University?
uiTCCTPTS: Yes. Bill Cordell. In this area. Are there any this far down?
AEL��;%3�; �I don't know the scale of your map. .
(?1 T.AI�v; Not on University.
ROTHROCK: That particular area you are refereing to Mr. Huggins, the first 400
feet all the way to the railroad tracks behind these homes is undeveloped land.
c_�iiACKFNRiTSH; I don't care what's behind the homes. Do the homes face on ,
Univers ity ?
TENANT: No. Bill Cordell faces on University. There is a trailer that faces on
University; there is a home on the corner. .
ROTHROCK: 400 feet west of University and south of jackson is owned by Mr.
Postell and is undeveloped. There are 4 homes here between the 400 foot boundary and
the meat packing plant. This first 400 feet has no residences on it. �
CJTTACKENBLTSH; Wnat do you mean 400 feet in from University?
Rn'rHROCK: 400 feet west frontinq on Jackson all the way past there are no homes.
—12—
�� "A"F'NAnrT: That's true. According to this map here University looks like a free—
way. At present it is little more than a dusty trail. Completely undeveloped. But there are
no people facing University. There are some set back about 100 feet on a little dirt
road.
(?) CE�TTLEMAN; After you go 300 feet east these homes.
C�iTACKENBLTSH: All right. I recall this. Yes. '
, (?) rADV:� I would like to ask you a question. I know Mr. Postell is the owner
of this land and before the 90 or 94 acres he wanted rezoned, and is it correct that there
- are just about 50 in this area today?' Now, all right if this were to go through ne would
have no trouble really in getting the rest of it rezoned?
OiTACKFATBIrSH: I don't think we are in a position to say what will or will not
be done: We just have to-pass upon this application that is before us today. I do
want to say in all fairness and I am sure you folks, because there has been a reference
to it, are aware of the Coinprehensive Plan that exists for this area.
Yes?
(?1 LADY: I would like to know if they built it how soon these roads would go
through.
QTiA .K NB T H: Well, that is the reason I asked the question as to the plan for
the development of Mansfield.
� (?1 I,�DY: I also have another question. I am �O . TA A T,., I am a registered
nurse, and I live at 11504 East Fairview and I am wondering if this street and we have
this problem coming out at Mansfield and Pines. I have to �ome down this way to get
to the hospital. There are several other reqistered nurses at the hospital.' If there was
an emergency or some traffic tie—up in that area, it would be very difficult for us to get
to the hospital quickly and with the "S" curve on Pines it seems like there is so much
traffic already because there is an entry way to the Freeway, there is traffic i�rom the
Kaiser; and I run'into this at 7:00 in the morning; I run into it at 4:00 in the afternoon.
And with this additional curve coming out at Mansfield and Pines I feel that it is unfair
and it may seriously hazard us some day if we can't get to work on time some day.
�iTAC:KF.NBUSH: O.K. Is there anyone else? Yes, Ma'am. Do you want to
come forward ?
I am MRS. JOHN MOON and I live at East 11702 Mansfield which is right on the
comer of Mansfield and Wilbur, and we are going to get it in the neck whichever way
they go. If they should decide Mansfield or Wilbur, however, I realize I am repeating
on'this traffic problem but I don't believe it can be over—emphasized. Arr�ne in my
— 13 —
opinion that proposes a truck route through Mansfield and Pines is simply out of their
mind. The trailer court down there has completely built up and the children play
across the street in thatvacant lot — vacant field. They play baseball. The school
bus picks up the children there, and you are taking your life into your hands to go
from NL3nsfield onto Pines. For one thing, the traffic has increased so much since that
trailer court has filled up, and another thing occasionally someone is trying to get
away from a traffic cop and they will cut corners and pull up around our corner, and
they catch them right up there on Wilbur and that especially at night. Of course, the
trucks may not be operating at night, and we see that especially so much at night and
you know someone that is getting away from a cop is going to cut corners; and you have
to watch when you are going onto Pines that you don't run into people that are cutting
corners and they are doing it continually and I can't understand a truck route going
out that way. To me it is just preposterous. Thank you.
nTTAC`KF.NRTTSH: O.K. Thank you. Is there anyone else who has something?
My name is�A .K .vR T.A. West 3116 Riverview Drive. I am one of the partners -
of the firm of Walker, McGough, Foltz, and Lyerla. We developed this plan with the
property that was in there with the assurance of the County that some day an arterial
was going to be placed from Pines through to Montgomery. The original plan came
down through' the bottom side of the property and up into NIontgomery. The reason for
abandoning that is that the County Engineer's Office stated that they could get a much
better railroad crossing if we came from jackson down this way. This accounts for the
alignment of the road in that particular position.. I r�ight also point out that with this
plan we were very cognizant of the people living in the neighborhood. There is about
4 or 5 houses up in this area. They are trying to develop this as a very nice area.
A nice office building. A nice thing for the people to look at. That screening would
cut off traffic that type of thing. Employees' traffic would be on the south side of
Jackson. We have moved the warehouse as far south as possible and in fact it
screens the wrecking yard from the people that are now .over there that look at it; and
all things considered, this site is a good industrial site — what you might call a clean
industrial operation. It has no manufacturing; it has no smog; it has no smoke - that.
type of thing compared to a cement plant or things of that nature.
With the screening I am sure that the people would be willing to run the land—
scaping down University if necessary in the future. There is about $100,000 involved
in this road which they are wil}�o accept to make an arterial out of this for the County,
— 14 —
' and with those things in consideration, it is our feeling that this is a good location for
an operation like this. Now I will agree that as you go on down towards Mansfield at
the present time that is not good but some day that is going to have to be developee�
anyway, and it might as well be developed now when the owners are willing to accept
some of the costs so I guess in a nutshell that is our thought about the property.
CJi7ACKFNBLTSH: Is there anything additional you gentlemen want to offer?
Mr. Chairman, Commissioners, and hopefully, friends in the audience. My
name is C�. R. RORERTSON. I do repr2sent part of the applicant, at least in the word
of Fred Meyer and Company, the parent company in Round—Up. This is not an act in the
form of rebuttal, Mr. Chairman, but only to make certain statements of. Firstly,
Adr. Postell is not developing this property. I might also mention to the taxpayers who
are present that we will have some three, over three million at least taxable improve—
ments and land of which we have no children to send to school. It will help pay for
the other tnings that they need in this community such as parks, etc. that those
monies go for. Firstly, this is a one—story designed building. It is not a two, and I
can appreciate some of the thinking of the people who live in this area regarding the
safety of their children. This is not the first time that we have built a warehouse or
a distribution center in a residential area. As a matter of fact in Portland we built one
in the middle of the Wallhurst area and I can well remember the people who came to
that, assuring us that all of the children in that neighborhood would all be dead inside
of a year. I think the thing that you forget that these people who are operating these
vehicles are professional drivers. They are the ones who are known for their courtesy
on the road ; they are the ones who dim their lights; they are the ones who give
assistance; they are also the ones who are awarded annually the safety awards that are
given for people who drive many, many thousands of miles that they do without
accident. I might mention we were seven years in this facility in Portland already, and
�
we have never had an accident of any vehicle in any way, shape or form; and we were
directly in the middle of a residential area.
We do recognize the impact that this would have. Now it was mentioned that
at some place down the road, you must reconcile yourself probably that this may or
may not be a residential area. Then you must choose as to who may best serve the
community with what type of facility if it is to go semi—industrial. I guess really our
job then is to sell you on the idea that we are the ones who would go in here and
develop a facility that you might be proud of hopefully, and I say that with the thought
I
—15—
� that again we have done this. We have not done it here in Spokane. You do not know
us for this, but we do like to do the landscaping around a facility to make it a pleasant
place to live across from. Now you may not have the industrial parks here; I am not
that familiar with your city, but I do know in areas where we live that there are indus—
t rial parks that I can honestly say that I would be very pleased to live across from;
much better than some of my neighbors in my particular area which is in the West
Hills of Portland and the manner and method which tliey keep their own yards, and the
pets too I might add.
The other thing that was mentioned is the question of water; and this comes as
an extreme shock to me because I thought we had thoroughly checked this but; and I
can assure you that if there is no water we will not build, because to build this type
of a structure regardless whether it is county, city, state, or otherwise, we must have
water protection of adequate pressures and residuals that will protect us from a fire;
so, if there is not water here, gentlemen, then we are quite a ways off left base as
far as asking for a zoning. But my understanding is that there is water; the pressures
are adequate. We have had the Rating Bureau check it out. You, the young lady here
is shaking your head, "No". All I know is that I have not personally done it. We
have asked people to do it who are professionals in this sucH as the Insurance Rating
Bureau and the insuring company. They have assured us that water pressures and
quantities are available.. If they were not, we would have to drill a well; we would
have to put in a storage This we do not wish to do. Without belaboring it,
thank you very much, Mr. Chairman and gentlemen, for hearing me. Thank you,.
O TA NB T4H: Yes, Ma'am. ,
(?) LADY� The area is outside the water district and as of two days ago had
not been approached. i:.
�iTA(:KENRUSH: Ail right. Anything further? I think the Commission under— "
stands the pros and cons of this. If there is anything new we are willing to hear it.
I think we understand the problem. We have understood it for a number of years.
(?) CENTT.F.MAN: Mr. Chairman. - ='�
Q iAC:K� ENBiTSH: Yes. � - -
My name is BROCKMAN. I am also a partner of Brockman—Rothrock. I just want
to briefly point out how in respect to the concern of the adjacent�property owners that
great restraint has been exercised for over two years in the application of any idea to
this property. Our firm as well as .the property owner has..endeayored to:try:to provide
—16—
� an answer for a problem that has been a difficult one through the years by bringing a
client to the property and an idea for use of the property of the highest nature that would
conform to what this long—range plan has indicated as the inevitable. I.would like for the
folks here to think about the fact that we are dealing with somebody who has a"track"
record. They can go to many cities throughout the West and see that these people do
exactly what they say they do and that their performance is exactly as we have indicated
it will be. Now I am afraid that we cannot allay their concern about the fact that they
feel that they are able better to design traffic control measures and safety measures
than the public servants who are hired to do that job; and insofar as planning and
insofar as utility, insofar as those items are concerned, this project endeavors to �
, provide the very best 'talent that there is in the field. So I would sincerely want to
say to these people that there has been great concern given this to the benefit of the
entire area. There is going to be a considerable payroll. There is going to be
considerable benefit to the cax bases and there is going to be a facility within the
category of Restricted Industrial; it will be of the highest type, and we would hope
that their feelings could reflect the fact that this concern has been given this project
and that they are getting, if they allow, if it is allowed for Round—Up Grocery — Fred
Meyer and Company, to develop as projected here, that it will be a facility that will
cause favorable comment throughout the entire residential and business community in
Spokane. Thank you.
QTTACKF.NRTTSH: I think. Yes, Ma'am.
(? T.AD Mr. Chairman, may I ask a questionT , -
C�iTA ,K .NR TSI�; Sure.
My name is n�rs JO HA T,.N and I live at East 12018 Frederick.
QTiAC:KRNB[TSH: Would you spell your last name.
HAUCEN: Yes. H—A—U—G—E
Oi7A .K NB TSH: Wnat was the question?
HA 7C .N: I was wondering why on this map if this is proposed to go off Pines
here, why Pines and this arterial here wasn't shown on this map that it does interest
these here today and there is a definite traffic hazard here.
QT7ACKFNB T�H_ Yes. We have the other maps. I think the proponents are
required to submit what we call a Development Plan, and I think this map that they
submitted is submitted to the Commission to show how they are going to develop the
specific property involved. Let me assure you that this body is very familiar with
Mansfield and Pines.
— 17 -
\
� , HA TC�' .N; Yes, I know that. I was going to demonstrate to the people here who
may not be familiar with the score here. Pines, if you were looking here, if this little
lec�ge here was Pines, it does take a sharp turn here and it is completely blind to people
coming off Mansfield: Mansfield is completely blind to people coming around Pines.
If you think it isn't true, usually the State Patrol or police sit and waiting for speeders —
will sit right here on the edge of the road in plain site until you come around the corner
and then it is'too late because they have you. And if you think that's not right and the
police car is sitting right there, on the side of the road; it is blind. I think evecybody
is satisfied when they talk about landscaping and this type of thing, and I realize
that this is an important thing as far as developing because you do have your railroad '
tracks here. I think everybody appreciates that this traffic hazard here; I think is '
- pretty well sel:—explanatory. ,
OiTA ,K .NB TSH; Thank you.
MAT.M(�R: I have one more question.
OTTACKENRUSH: O , ]K
MAi.MOF� I would like to know what,water company has given them, has told them
that they would be supplied with water and O.K.'d the pressure. '
' C�IIAC,KP.NBiiSH: I might say this that before the developer of any land can obtain
a building permit they have to evidence to the Building Codes Department that there is
an adequate water supply. The jurisdiction of this body is whether or not this is �roper
use of the land assuming their - they can comply with the requirements for water and
' sewage. I can't tell you that, and all I can say is that without indicating any feeling
on the part of the Commissioners because I do not know how the members feel, if it
were approved, it would be approved subject to approval of proper water facilities —
utilities.
(?) Gentlemen, Mr. Quackenbush. � �
p TA K NB T4H: Yes.
(?) Gentlemen, may I say,something?
nTTAC:KP.NB iSH O.K.
My name is ROBERT Br.A� I realize this has been rather long. I have no
interest in Round Grocery. I am a partner in an engine distributorship and in the
near future Ford Motor Company, Detroit Diesel and some of the others have got this
turbine engine project, and by 1980, 90% of the highway trucks will have a tu'rbine
i - _ ''
—18—
� powered engine. We have had one in Spokane with virtually no noise. The exhaust
emissions are almost nothing and also additional features like a brake incorporated
within the engine and the trucks in the near future are going to be more compatible
with residential areas. It is a thing that is here and it is a coming.thing.
C�itAC,KRNBiiSH. AT1 right. Thank you all for coming in. I think it has been
helpful what you have added.
COMMiSSTON DTSCUSSTON AND VOTINC _
(Tape recorder turned off during five minute recess and not turned on again
until after the discussion session had commenced.)
.'
HT7CCTArS; Under what circumstances?
DAN CLARK: I think for an arterial to go through there you have got to have more
reason than a residential neighborhood.
O TA KENRTi4H; Such as this. �
C.TARK: So a recent study would naturally up the priority of an arterial project
through the area.
C�UACKENBUSH: That is the question I asked. I was asking Charlie at the
recess; as I understood him correctly to say or the testimony to be that they won't put
in the proper road system until the development is there that requires it rather than
putting it in in advance. Now, I frankly think that this is the proper utilization of the
land. There isn't any question about it that it is not going to be developed along the
railroad and adjacent to Spalding's wrecking yard for anything but the use like this;,
and I think as the residents indicated they personally.feel that the proposed develop—
ment is the least offensive that they could expect. '
�: In fact, they are almost resigned to the fact by talking about the
thoroughfare down the side. .
QiTAC;KFNRtiSH: I would rather approve it because it is my attitude that.it is the
duty and obligation of the County to provide the proper road system.
�TTH; You bet your life. .
COOIC: I think so too. ,
JAC,OBSON: That is right.
SMITH: I make a motion to that effect.
COOK: Second it. .
QTiACKF.NRTiSH; Subject to the conditions.
� —19—
� , ' �p9IS: Right. ,
Oi7ACKENBLTSH; Any further discussion? All those in favor.
8Y� Unanimous. OPPOSED — None. Carried.
, _
— E N D —
�
• � ' , '
' � �
—20—
- %,. . , .. � .
'-.1 ��. _,
MINUTES
c1 �:> �-* � ?7 � � � . May 12, 1972
Z O N E C H A N G E f � � � :
l. Cl 40 ..r J 1..M � . .
ZE-50-72 - AGRICULTURPS, TO RESTRICTED IIVD'JSTRI1aL: BROCKN[AN-FOTHROCY
Planr.ing Commission Recommendation: ADprove that portion of the advez
ore e�rtv lying south of Tackson-Mansfield Avenue realipned to the Restricted
Industrial Zone subiect to the followinq conditions:
A. Conditions: -
1. Location and Orientation of Structures. , . ""
The advertised property shall be developed in substantial confcrrn-
ance with the aporoved development plan; i.e., the warehouse-
trar.sfer building shall be located in tIie southern port!on of the -.
project, the truck maintenance facilities and parking areas shall be
located in the. centrai portion of the project, and the ofiice bui�.ding
and employee parking areas shall be situated in tfie northeast �
quadrant of the.proposal.
2. Dedication ar.d Improvement of R/�N.
Mansfield shall be dedicated'. to a vaidth of 60' from Wilbur to its
intersection with Jackson in an alignment acceptabLe to the l;our.ty
Engineer and shall be paved and curbed to Courity specificati.ons
at the owner's or aoplicant's expense. Jackson Avenue R/W shall
be �videned to the south by 20' from University to its intersectien !
with the newiy dedicated Rrtansfield. Improvement to jackson shail ��
include curbing and paving to exi:sting oil. University Road sha17 be !'
widened as indicated on the approved development nlan and shall be �;
improved by the installation of curb and paving. A good and ;'�
sufficient bond to cover the cost of required roadway improveman±s „�
and landscaUing as specified in the approved landscape plan . ,�
described below shall b° required in an amount to be approved by ��
the County Engineer and Planning Director prior to approval of ±he �;
Zoning Resolution. �;
�
3. Landscaoincr and Site Development Plan. f
Prior to approval of the Zoning Resolution by the Board of County �';
Commissioners, a landscape and site develonment plan snali be i{
approved by the. Director of Planning. The plan sha1L specify the i�
i;
va.riety, number and lccation of tu:fed areas, trees, shrubs, and. ��
ot'r�er plants; design and specifications of parking areas aad irternal �r
• roadways; access points co adjoining public roads; exterior lighcing
and signing. The plan shall provide at a minimum: !i
i
a) Fer a signt-obscuring screen along Jackson avenue. �
, t
i [
�:
��
- 5 - (�ontd.} ,,
6
� � . i
r
ZE-50-72 - AGRCULTURAL TO RES?'RICTED INDUSTRIAL (contd.) �
t
F
b) For appropriate turf and shrubbery around the ofiice building �
and truck maintenance shop. �
c) For paving of all parking areas and internal roadways: '�
d) That exterior lighting and signing be designed and located in
such a manner as to not produce a glare upon adjacent properues. �
4. Utilities and Sewaae Disposal. �
As a condition of the issuance of building permits uoon the site, �
the applicants shall install a mechanical sewaye treatment plant
satisfactory in design to the County Health District and shall y
install fire hydrants at such locations as may be requirecl by the �
Valley Fire Marshal together with adequate water mains to supply -_ j
such hydrants. �
� - �
Backqround: . �
Tn.is property has a long history of.applications. In 1959, an application to �
the.Manufacturing Zone was denied because the proposal was not in harmony _ �
with the then existing Comprehensive Plan for the Valley,_ among other ,
reasons. Between 1959 and 1961 the Planning Commissiomcompleted land �
use, neighborhood studies, and other elements of the Coinprehensive Plan. �
In the Plan for the Spokane Valley an industrial corridor was contemplated
along both sides of the railroad tracks from Trent Road to Pines Road. In #
August, 1962, the property was proposed as an industrial plat and ��
Restricted Industrial zoning was requested. �
- `s
After considerable study of alternatives to the Comprehensive Plan and a F
series of public hearings, the P1anrLing Commission recommended approval ,�
to the Board of County Commissioners in December, 1962. The Board after ;�
holding its o�vn hearing concluded that there was ample unused acreage ;
zoned Restricted Industrial in the vicinity, and further that there was not j�
good arterial. access to this property from the Freeway nor (at that time) �
realistic prospects for obtaining good arterial access. ��
In 1965 the proposal was heard again, and the Commission recommended i �
denial because there was still no feasible plan for arterial access to the li
property. It was also noted that the then-proposed Bowdish-Indiana route ;�
while perhaps the most feasible, would present traffic problems at the ;
Pines Interchange. '€
i
. E
In 1969, the applicants proposed an industrial park incorporating a road ;
network, restrictive covenants, and a landscape screen along Jackson #
Avenue. Although the Planning Commission was of the opinion that the �
proposal ofiered app;opriate safeguards for prope: development, The Board
- [ - (contd , ) �
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ZE-50-72 - aGRICULTURAL TO RESTR:CTED INDUSTRI?1L (contd.)
of County Commissioners denied the application because there was
considerable industrial acreage in the immediate vicinity which was zoned ;
in_an industrial classification and substantially unused for industr�. The
Commissioners also noted that the property did not have good arterial
access from the Freeway via Pines Road and the difficulties of securing a
satisfactory arterial route from Argonne Road to the project appeared to be
insurmountable.
B, Reasons
1. The proposed zone change is consistent with the Comprehensive
Plan whicn identifies an industrial corridor of which this property
_ is a part. '
--�
2. The Commission is of the opinion tiiat the proposed war2house-
redistribution center would�have very liffle impacf on the adjoining
residential neighborhood to the north:compared with other industial
uses. The Commission.notes that ffie proposed warehousing
facility would have a much smaller ratio of employees to floor area
than an industrial fabrication or manufacturing plant.
Although the redistribution po;tion of the operation would generate
truck traffic, such traffic wouid utilize the proposed P✓[ansfield
arterial route to Interstate n90 rather than filtering through the .
adjoining residential neighborhood to the north.
3. The nature of the p:oposed warehousing operation reauires
considerable land area as evidenced by the submitted site plan.
The applicants have indicated that the operation required reasonable
pro:timity to the Freeway because of redistribution through
commercial trucking. The Commission notes that ther2 are very • i
few industrially zoned sites in the Spokane Metropolitan Area �Nhich ,
can meet the stated criteria for such an operation. . �
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4. The Commission is of the opinion that arterial access from Pires �
Road to the project via Mansfieid Avenue would adequately serve �
the project without c4s.iupting residential neighborhoods to the north. �
Th2 proposecl facility would be a relatively :ow generator of j
employee-oriented traffic and would utiiize the arterial route for �
access to Interstate i�90. Access controls and proper art�rial design
would insure the least disruption of the residential neighborhood. .
5. The Commission is of the opinion that the performance stardards
contained in the Restricted Industrial Zone in conjunction �.vith
requirements for an appropriate landscape strip along the Jackson
Mansfield arterial, proper lighting, signing controls, sewage treat-
ment, and fiiehydrants would make the project more compatib!e with
and would heip preseive the residential character of the residential
neighborhoods to the �orth. , (contd.)
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ZE-50-72 - AGRICULTURAL TO RESTRICTED INDUSTRIAL (contd.) �
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C. General Data: �
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1. Location: Section 9,Township 25 N.,Range 44,E.zN.T":. ;
The West 1,890 feet of Section 9 lying south �
of Jacksoa Avenue and north of the Spokane j
International Railroad right of way. '
2. Applicant: Brockman-Rothrock, Inc. • �
East 1215 Sprague Avenue j
Spokane, Washington
3. Site Size; Approximately 50 acres
4. Existing Zoning: Agricultural, established April 24, 1942 . I
5. Proposed Zoning: Restricted Inclustrial �
6. Proposed Use of I
Property: Wholesale storage, warehousing ' j
7., Application of Zoning � j
Provision: Chapter 4.21, Section 4,21..040 . j
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MINUTES
May 12, 1972
Z O N E C H A N G E
ZE-50-72 - AGRICULTURAL TO RESTRICTED INDUSTRIAL: BROCKMAN-ROTHROCK
Planning Commission Recommendation: Approve that portion of the advertised
proAertv lvinq south of lackson-Mansfield Avenue realianed to the Restricted
Industrial Zone subiect to the followinq conditions:
A, Conditions:
1. Location and Orientation of Structures.
The advertised property shall be developed in substantial confcrm-
ance with the approved development plan; i.e. , the warehouse-
transfer building shall be located in the southern portion of the
project, the truck maintenance facilities and parking areas shall be
located in the central portion of the project, and the office bui�.dzng
and employee parking areas shall be situated in the northeast
quadrant of the proposal.
2. Dedication and Improvement of R/W.
Mansfield shall be dedicated' to a width of 60' from Wilbur to its
intersection with Jackson in an alignment acceptable to the County
• Engineer and shall be paved and curbed to County specifications
at the owner's or applicant's expense. Jackson Avenue R/W shall
be widened to the south by 20' from University to its intersectien
with the newly dedicated Mansfield. Improvement to Jackson shall
include curbing and paving to existing oil. University Road shall be
widened as indicated on the approved development plan and shall be
improved by the" instailation of curb and paving. A good and
sufficient bond to cover the cost of required roadway improvements
' � and landscaping as specified in the approved landscape plan
described below shall be required in an amount to be approved by
the County Engineer and Planning Director prior to approval of the
Zoning Resolution.
3. Landscapina and Site Develoqment Plan.
Prior to approval of the Zoning Resolution by the Board of County
Commissioners, a landscape and site development plan shall be
approved by the Director of Planning. The plan shail specify the
variety, number and location of turfed areas, trees, shrubs, and.
other plants; design and specifications of parking areas and irternal
• roadways; access points to adjoining public roads; exterior lighting
and signing. The plan shall provide at a minimum:
a) For a sight-obscuring screen along Jackson Avenue.
_ 5 _ (contd.)
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ZE-50-72 - AGRICULTURAL TO RESTRICTED INDUSTRIAL (contd.)
b) For appropriate turf and shrubbery around the office building
and truck maintenance shop.
c) For paving of all parking areas and internal roadways.
d) That exterior lighting and signinq be designed and located in
such a manner as to not produce a glare upon adjacent propertjes.
4. Utilities and Sewape Disposal.
As a condition of the issuance of building permits upon the site,
the applicants shall install a mechanical sewage treatment plarit
satisfactory in design to the County Health District and shall
install fire hydrants at such locations as may be requirecl by the
Valley Fire Marshal together with adequate water mains to supply
such hydrants.
Backqround•
This property has a long history of applications. In 1959, an application to
the Manufacturing Zone was denied because the proposal was not in harmony
with the then existing Comprehensive Plan for the Valley, among other
reasons. Between 1959 and 1961 the Planning Commission completed land
use, neighborhood studies, and other elements of the Comprehensive Plan.
In the Plan for the Spokane Valley an industrial corridor was contemplated
along both sides of the railroad tracks from Trent Road to Pines Road. In
August, 1962, the property was proposed as an industrial plat and
Restricted Industrial zoning was requested.
After considerable study of alternatives to the Comprehensive Plan and a �
series of public hearings, the Planntng Commission recommended approval
to the Board of County Commissioners in December, 1962. The Board after
holding its own hearing concluded that there was ample unused acreage
zoned Restricted Industrial in the vicinity, and further that there was not
good arterial access to this property from the Freeway nor (at that time)
realistic prospects for obtaining good arterial access.
In 1965 the proposal was heard again, and the Commission recommended
denial because there was still no feasible plan for arterial access to the
property. It was also noted that the then-proposed Bowdish=Indiana route
while perhaps the most feasible, would present traffic problems at the
Pines Interchange.
In 1969, the applicants proposed an industrial park incorporating a road
network, restrictive covenants, and alandscape screen along Jackson
Avenue. Although the Planning Commission was of the opinion that the
proposal offered appropriate safeguards for proper development, The Board
- 6 - (contd.)
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� ZE-50-72 - AGRICULTURAL TO RESTRICTED INDUSTRIAL (contd.)
of County Commissioners denied the application because there was
considerable industrial acreage in the immediate vicinity which was zoned
in an industrial classification and substantially unused for indusuy. The .
Commissioners also noted that the property did not have good arterial
access from the Freeway via Pines Road and the difficulties of securing a
satisfactory arterial route from Argonne Road to the project appeared to be -
insurrnountable.
B, Reasons
1. The proposed zone change is consistent with the Comprehensive
Plan which identifies an industrial corridor of which this property
is a part.
2. The Commission is of the opinion that the proposed warehouse•-
redistribution center would have very little impact on the adjoining
residential neighborhood to the north compared with other indust:ial
uses. The Commission notes that the proposed warehousing
facility would have a much smaller ratio of employees to floor area
than an industrial fabrication or manufacturing plant.
Although the redistribution portion of the operation would generate
truck traffic, such traffic would utilize the proposed Mansfield
arterial route to Interstate #90 rather than filtering through the
adjoining residential neighborhood to the north.
3. The nature of the proposed warehousing operation requires
considerable land area as evidenced by the submitted site plan.
The applicants have indicated that the operation required reasonable
proximity to the Freeway because of redistribution through
commercial trucking. The Commission notes that there are very
few industrially zoned sites in the Spokane Metropolitan Area which
can meet the stated criteria for such an operation.
4. The Commission is of the opinion that arterial access from Pines
Road to the project via Mansfield Avenue would adequately serve
the project without c�s.iupting residential neighborhoods to the north.
The proposed facility would be a relatively low generator of
employee-oriented traffic and would utilize the arterial route for �
access to Interstate #90. Access controls and proper artErial design
would insure the least disruption of the residential neighborhood.
5. The Commission is of the opinion that the performance standards
contained in the Restricted Industrial Zone in conjunction with
requirements for an appropriate landscape strip along the Jackson-
Mansfield arterial, proper lighting, signing controls, sewage treat-
ment, and fiiehydrants would make the project more compatible with
and would help preserve the residential character of the residential
neighborhoods to the north.
- y _ (contd.)
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ZE-50-72 - AGRICULTURAI, TO RESTRICTED INDUSTRIAL (contd.)
C. General Data
1. Location: Section 9,Township 25 N.,Range 44,E,W.M.
The West 1,890 feet of Section 9 lying south
of Jackson Avenue and north of the Spokane
International Railroad right of way.
2. Applicant: Brockman-Rothrock, Inc.
East 1215 Sprague Avenue
Spokane, Washington
3. Site Size: Approximately 50 acres
4. Existing Zoning: Agricultural, establis�ed April 24, 1942
5. Proposed Zoning: Restricted Industrial
6. Proposed Use of
Property: Wholesale storage, warehousing
7. Application of Zoning
Provision: Chapter 4.21, Section 4.21.040
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MAY AGENDA - MAY � �97� TEI,EPHONE NO.: 456-2274
SPOKANE COUNTY PLANNING COMMISSION
Time: Friday, May 12, 1972, 9�0 A.M.
Place: As:embly Room, County Court House
ZONE CHANGE
3. ZE-50-72 Agricultural to Restricted Industrial
a. Location: Section 9, Township 25 N., Range 44, E.W.M.
The West 1,890 feet of Section.9 lying south of
Jackson Avenue and north of the Spokane International
Railroad right of way.
b. Applicant: Brockman-Rothrock, Inc.
East 1215 Sprague Avenue
Spokane, Washington
c. Site Size: Approximately 50 acres
d. Existing Zoning: Agricultural, established April 24, 1942
e. Proposed Zoning: Restricted Industrial
f. Proposed Use of Property: 4lholesale storage, warehousing
g. Application of Zoning Provision: Chapter 4.21, Section 4.21.040
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BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON
FINDINGS AND ORDER REGARDING ZONING MAP PROPOSAL, ZE-50-72,
BROCKMAN-ROTHROCK, INC.
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WHEREAS, The Spokane County Planning Commission did, after public �
hearing on May 12, 1972, forward to the Board of County Commissioners a
recommendation that the Zoning Map be changed from the existing "Agricultural"
classification to the "Restricted Industrial" classifioation on property described �
as follows: i
The West 1,890 feet of Section 9 lying south of Jackson-Mansfield . ;
Avenue extended as hereinbelow provided, and north of the Spokane
International Railroad right of way in Section 9, Township 25 N.,
Range 44, E. W. M. , Spokane .County, Washington.
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and,
WHEREAS, At said hearing the Spokane County Planning Commission ,
imposed the following conditions for approval of said zone change: '
1) Location and Orientation of Structures.
The advertised property shall be developed in substantial con-
formance with the approved development plan; i.e., the warehouse-
transfer building shall be located in the southern portion of the
project, the truck maintenance facilities and parking areas shall
be located in the central portion of the project, and the office
building and employee parking areas shall be situated in the
northeast quadrant of the proposal.
2) Dedication and Improvement of R/W.
Mansfield shall be dedicated to a width of 60' from Wilbur to its
intersection with Jackson in an alignment acceptable to the County
Engineer and shall be paved and curbed to County specifications
at the owner's or applicant's expense. Jackson Avenue R/W shall
be widened to the south by 20' from University to its intersection
with the newly dedicated Mansfield,. Improvement to Jackson shall
include curbing and paving to existing oil. University Road sliall
be widened as indicated on the approved development plan and sh,all
be improved by the installation of curb and paving. A good and
sufficient bond to cover the cost of required roadway improvements
' and landscaping as specified in the approved landscape plan
described below shall be required in an amount to be approved by
the County Engineer and Planning Director prior to approval of the
Zoning Resolution.
3) Landscapina and Site Development Plan.
Prior to approval of the Zoning Resolution by the Board of County
Commissioners, a landscape and site development plan shall be
approved by the Director of Planning. The Plan shall specify the
variety, number and location of turfed areas, trees, shrubs, and
other plants; design and specifications of parking areas and
internal roadways; access points to adjoining public roads;
exterior lighting and signing. The plan shall provide at a
minimum:
� a) For a sight-obscuring screen along Jackson Avenue,
. -1-
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b) For appropriate turf and shrubbery around the office building .
� and truck maintenance shop.
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c) For paving of all parking areas and internal roadways.
, d) That eMerior lighting and signing be designeci and located
' in such a manner as to not produce a glare upon adjacent
� propertie s .
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' 4) Utilities and Sewaae Disposal.
' As a condition of the issuance of building permits upon the site,
, the applicants shall install a mechanical sewage treatment plant
satisfactory in design to the County Health District and shall
install fire hydrants at such locations as may be required by the
Valley Fire Marshal together with adequate water mains to suppiy
such hydrants.
WHEREAS, T he Board of County Commissioners did hold a public hearing
on June 15, 1972, to consider the recommendation of the Planning Commission
and testimony and evidence of the applicant-and other interested parties, and
• WHEREAS, At said hearing, opportunity was afforded those favoring and
those opposing the above-described Zoning Map proposal, and the Board of
County Commissioners of Spokane County having fully considered the testimony
given, the records and minutes of the Planning Commission, the recommendations
of the County Engineer, and all other evidence presented and having personally
acquainted themselves with the site and vicinity in question, does hereby find
the reasons for approval as expressed by the Planning Commission to be sufficient
and contr�olling with one significant exception. After inspection of the roadways
in the area in the company of the County Engineer and with the concurring advico
of the County Engineer, we are of . the opinion that the arterial connection
contemplated by the Planning Commission should be re-routed from the intersection ,
of Wilbur Road arid Mansfield Avenue southward along Wilbur Road to Indiana
Avenue and thence east to Pines Road and that the type of roadway improvements i
,
should include pavement and drainage control but that curbing would be unnecessary �
and inappropriate for the area. We are of the opinion that such routing is entirely �
feasible from an engineering standpoint and preferable to the Mansfield route. '
We note that the Wilbur-Indiana route would avoid the intersection of Mansfield �
and Pines where sight distance is severely limited, and further, that the preferred
route would bypass nearly all residential properties in the general area, whereas �
the Mansfield route would expose substantially more residential properties to the
arterial .
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THE BOARD also notes that the applicants have slightly revised the
Development Plan.approved by the Planning Commission by incorporating the
office space within the main warehouse building. This was done in part; we
understand, to further remove the activity connected with the project from
proximity to the residential properties to the north. We feel that the change is
an improvement in terms of that.purpose.
NOW, TIiEREFORE, The Board of County Commissioners dces conclude that
the above-described property should be zoned in the Re'stricted Industrial classifi-
cation at such time as appropriate guarantees can be furnished fhat the following
conditions will be met: '
1) Location and Orientation of Structures.
The advertised property shall be developed in substantial conform- '
ance with the approved development plan; i.e., the warehouse- '
transfer-office building shall be located in the southern portion of
the project, the truck maintenance facilities and parking areas
shall be located in the central portion of the project',
, �
2) Landscapina and Site Develooment Plan. , �
�,
As a condition of the issuance of building permits upon the site,
a landscape and site development plan shall be reviewed by the i
Director of Planning and approved by the Board of County ',
Commissioners'. The plan shall specify the variety, number and '
I
location of turfed areas, trees shrubs'", and other plants; design
and specifications of parking areas and internal access �
points to adjoining public roads; exterior lighting and signing.
The plan shall provide at a minimum:
a) For a sight-obscuring screen along Jackson Avenue. ,
b) For appropriate turf and shrubbery around the truck
' maintenance shop. '
c) For paving of all parking areas and internal roadways. '
;
d) That exterior lighting and signing be designed and located i
in such a manner as to not produce a glare upon adjacent
properties. An appropriate guarantee to cover the cost of �
landscaping as specified in the approved Landscape Plan I
shall be required in an amount to be approved by the C
Planning Director. �
+
3) Utilities and Sewaae Disoosal. �;
As a condition of the issuance of building permits upon the site, �
the applicants shall install a mechanical sewage treatment plant
satisfactory in design to the County Health District and shall �
install fire hydrants at such locations as may be required by the i
Valley Fire Marshal together with adequate water mains supply i
such hydrants. �
4) Dedications and Improvements of Rictht of Way. �
A new roadway dedicated to a width of 60' and improved to Spokane �
County specifications shall be constructed at the applicant's �
expense in an alignment acceptable to the Spokane County Engineer,
starting at a point 250 feet more or less easterly of the Indiana �
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Avenue-Wilbur Road intersection, thence proceeding northerly
across the Union Pacific and Burlington Northern tracks in the
, Wilbur alignment, thence proceeding westerly along the Mansfield
Avenue alignment to a point near the Bates and Mansfield Avenue
intersection, thence proceeding northwesterly to intersect with ,
Jackson Avenue at a point l, 100 feet.more or less west of the •,'
Jackson-Bowdish intersection. �
The Jackson }lvenue R/W shall be widened to the south by 20' ,
from University to its intersection with the above-described
roadway. Improvements to.Jackson Avenue shall include drainage '
control, and pavement widening. University Road shall be '
widened as indicated onthe approved Development Plan and shall .
be improved by the installation of paving and drainage control. � '
The applicants and the property owner shall dedicate at no cost
to Spokane County all property required for the above-described ` '
roadways and owned by them at the time of filing of this zoning
application. The applicant shall deposit to the account of Spokane
County the amount of $110, 000 for the purpose of acquisition and
improvement of the above-described roadways'or.shall furnish to
Spokane County an acceptable guarantee of such funds. It is
understood that Spokane County will bear costs of the above-
described improvements over and above the amount of $110, 000.�
It is also understood that should the final cost of the above-
described improvements be less than $110,000 that such difference
will be returned to the applicant.
5) Automatic flashing signals with cantilever arms shall be installed
protecting both railroad lines at the Wilbur Road crossing. The
specifications and cost of such signalization shall be as determined
by the Washington Utilities-and Transportation Commission. That
p.ortion of the cost assigned by the Commission to Spokane County
shall be borne by the applicant up to the amount of $40,000. The
applicant shall furnish to .Spokane County an appropriate guarantee
of such funds.
THE BOARD. OF COUNTY COMMISSIONERS OF SPOKANE COUNTY does hereby
order that an appropriate resolution to reclassify the property herein described be
prepared, and that such resolution incorporate the street improvement requirements
and additional conditions listed above.
DATED This day of . 19�2•
BOARD OF COUNTY COMMISSIONERS
OF SPOKANE COUNTY, WASHINGTON
ATTEST:.
VERNON W. OHLAND
Clerk of the Board
By:
' Deputy '
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SPOKANE COUNTY FLANNIATG COMhTISSION
D1ort'.z °J.1 Jefferson Street
Spok3na, J 99201
December 6, 1972
Honorable Board of County Commissioners
Spokane County Court House I
Spokane, Washington 99201
C- entlemen:
At a special meeting of the Spokane County Planning Commission held
on Friday, December 1, 1972, at 9:00 A.M. to 10:45 A.M., in Conference
Room "A" of the County Court House Annex, the enclosed action was taken
-- and is recommended to the Board of County Commissioners.
Members present: M2ssrs. Quackenbush, uchadegg, Cook, and
Mrs. Rawlinqs. Members absent: Messrs. Jacobson, Quigley, and Smith.
Staff inembers present: Huggins, D2ysenroth, Blegen, Hills, and Wesche.
Sincerely yours ,
SPOKANE COUNTY PLANTIING COMMISSIOrT
JUSTIN L. QUACKENBUSH, Chsirman
CHARLES L. HUGGINS, Director of Planning
CLH:cmw
Official minutes and record of
action tdken by Spokane County
Planning Commission at their
meeting on December 1, 1972.
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MINUTES
December 1, 1972
DETERMINATION OF EIdVIRODiMENTAL IMPACT
ZE - AGRICULTURAL TO RESTRI In BROCKMAAT
ROTHROCK
I
Planning Commission R2commendstion: That the sublect zone chan e ,
considerinq the nature and scale of the proposed land use and considerinq the-
ccrrolarv proposal for reroutinq of a Countv arterial does constitute an action
of potential environmental sianificance of sufficient maanitude within the --
meaninq of the Environmental Policv Act of 1971 to reauire the prepar�tion of an
environmental imnact statement.
Backaround and Reasons for Action:
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By letter of November 10, 19?2, the Board of County C�mmissioners �:-
requested that the Planning Commission hold a public hearing for the ��•_
, purpose of developing a recommendation to the Board as to whether or
not an "environmental impact statement" should be propared in connaction
with the subJect zon2 change. At the hearing, Mr. ATeal of the Prosecuting
Attorney's Offica explained the Environmental Policy Act of 1971 and the
County's responsibilities thereundar to the Commission. Our staff,
Mr. Neal, and Attomeys Fancher and Kain (repr�senting the applicant
and obJectors, respectively) all concurred in the necessity of preparing
an impact statement. Mr. Fancher, speaking for his clients, indicated
that they were prepared to ret the services of an expert in the area of
anvironmental impact statements to fumish information required of the
applicant. The Commission concluded that the above stated recommen-
dation was appropriate in this case.
We wish to make it clear, since this is our initial determination, that
our action should not be interpreted to imply that we feel an environmental
impact statement should b2 prepared in connection with each zone change
or plat which we review since we would presume that many, indeed most,
such actions would not constitute 3"significant" effect upon the quality
of the environment. .
Request for Reoort on the Arteri3l Ro3dwav
In their letter of rlovember lOth, the Board also requested that the
Planning Commission further consider and recommend to the Board
regarding the appropriateness oftha proposed jackson-Wilbur-Indiana
arterial connection. Since the 2stablishment of the new arterial
connection contributed to our determination of environmantal significance,
and since w� anticipate that the new roadway will be dealt with
extensively in the impact statement, we would prefar to postpone any
recommendation regardinq the roadw�y.
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:=C?F.= T�: B03P.D OF �OUD7TY co:-L-iTss?o Or SPOti�1NE_ COUi7TY,
. : 5ti � piG'TO�?.
i ��-�0-7Z
'.Iii ^_iL iiA?'TER OF CFiADIGING T$E. )
`7.O.I=idG i;FP FROM AGRICULTUP�L ). P, E E' O L U. T I O IST , ' '
TO .P.ES?'r'.iCTED INDUSTRIAL ON ) : - - - - - - - - - - "
� � PKl)PP.°.TY LOCATED IN�SECTION.9, ; - ) . .. � ' � �
T:�F;:;Sr_TP 25PI., Rt1DIGE 44, E.S�.i4., ) � -
�POaA'•iE COLidTX, 6�;ASi3INGTCN. ) . `
Th:=_ aoove-er.titled matter coming oa regulariy for hearir.g �e-
fore �:e Board cf County Comnissioners of Spo:cane County, G*ash- -
' � � 1P.C�0� � Oil �t.�115 day�, c:1C1 1t dp�2zZ'1:1C3 �O �.}32 T30d2a tha't �:2 ' �� :� "
Sp�kzr_e i.ounty Pla,ning Commissioa has given due notice of the
;?eari::g on the matter" in the r.znner ar.d for the tine orovzded
by laY:; tnat said Planning Cor�*�issior has held a public hear?nc
as required; an3 that the said Planning Cos,nission concurs in the
plan co zone the foiiowing described property as:.. .
1:r.STRIC?'ED iNDUS�:?ray .�
lhe west 1,890 feet of Section 9 lying south of Jackson-Mans- �
�ield Av-�nue extended as hereinbeie4� provided, and nor�h o� the ..
Spokane International Railroad richt of t��ay in Sectior 9, To�an-
ship 25*i. , Range 44, E.FJ.P-?. , Spokaae County, ��7asYiington.
,
PiOS^7, iHEREFORE, BE IT RESOLVED, that the abov2-described Ar0=.2rty
be, and �he.sa-ne hereby is zoned under tY:e classification of
�estr_cted Industrial (R-Z) as deiined in the Zoning Ordinar.ce �
o� Sgokane County, adopted August 25, 1953, amended.
AP:D FJ?LHER BE ZT.RESOLVED thac any development on the abov�-.,
oescribed property sha11 be subject to the conditions as set
.. ;�;� ; . ; ..,N1 fo� Lh i �the Findines znd Order dated this date and incorporated
,' 3 ' here_r. b1 reference.
_- ,
'� �v"1
� �• . �y
"�.,4� u�' Pr�=SED BX THE BOAP.D T?IIS f 1 D?1Y OF �,i9 , 19
J AT^_L:T: ; BOARD O_� COi•L'�IISSIODiEP.S
OF S°OKANE COliLITY, LIASIIIDIGTOi1
VE�'h"?� �I'.' GFILATdD
� Cler'� of the,..l3c�ard
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" J LE�'?�V \ 3..:.. .. . . . ' .. ..._ �.:;'� �
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T^is is to certify that this is C;�' .. ��_��
� fl i_Lile c.P.C: COrrE.^.:= rnnV [7f i;P1,' ;':1 . . . `':� . - . �. � .
:'E'S01�?�10Z NO. t,;.. �.. _ """' � ,
,`:
passed ay tne Eoard this '-<� i �• ='���=�"
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..) ,' day of . . .-��� b' ' . . _
v : � i ,�,3r:� .. �
Deputy .. _
� -' ' ' .
I hereby. certify that I have. .: `,; '
posted the above changes and. �
revisions on the Zoning Map in� • '.
the Building Codes Departnent,.'. '
and do further certify that tYie . ' •
zone classification change is the
sar,e as descri.bed above and
"' �� :own on the attached map. .. . , , '
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50ARD Or COUNTY COi•C?ISSIO=iE?S Oc JPOKLIDIE COUDiTY, L•;ASHINGTON
FIP7DI`IGS Ar7D CONCLUSIONS R.G�-,RDT_idG ZONIiQG MAP PP.OPOSAL,. �.
ZE-50-72 BROCiC•LAti-ROTHROCK, INC. _
PIHEREAS; This r.iatter has neen before the . Spokane. ;,_:
Cour.t.�, Planning Commission for.pi�lic hearings on May
' �972 Decer.iber l, 1972 and March 9, 1973; and � '
" PTHEREAS; The Spokane Cou�ty Board o:: Co.^.unissioners `
''.. 'r.as held public:hearings on June 15, 1972 and Apri1.18, 19,73;
� and _ : . . _
. _. -_ ,
RTT_-IEREAS, Opposing narties have been represented by _
legal counsel and have been af`ordzd every opportunity to "
present evidence both oral and in writing and to_express their
vie:vs'a± the public hearinas; anc . -.
WHEREAS, The Board of County Conr.iissioners has fu11y
considered the testinony given at nearings of the Board, the
records and ninutes of tne Plarzirg Co�ission, the .
men=al, Impact Statement, and a11 other evidence p'resented; and,.
L�7HEREAS, The members of the Board of County Commis- "
s_oners have personally inspected and acquainted tnesnselves
with the site, and the proposed use and auestions surrounding
this issue and have reviewed the zoning statutes, background
and history of the site and of the property in the vicinity.` �
NOSV, THEREFORE, The Boa_d oi County Commissioners
- _
�akes tne following findings o= fact: `.
,
_ _ _
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On An'ril 12, 1972, Broc.c: 'Inc., filed
_ ,.:
_. .. ..
a.petz�ion' to.cRange:the..county.zone.map from fhe existiag._ ,... :.-..
z�ricaltural classification to restricted industrial classifi- '
_ _. _ �_._ . . _. _ . .. . ._ .__ . ,_ . ..:..,
_ , ._ , .,,
-' cation on the property described as follows -• �,
... - The F?est 1;890.feet of Section 9 lying�south�'.
of Jackson-Mansfield.Avenua'extended as herein '
- below provided;. and north of the SF.okane Intei- _.; '' • -
" national Railroad right of way in 5=ction,9',
TownshiF 25_N.,,Range 44, E.W.P4.,;$:�okane.County;°
- Washington... " ;... '.. . .'
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The area in question is approximately 50 acres in •
- size and is located in an industrial corridor indicated on the--`
Comprehensive Plan and extending generally between Trent Road
and Pi:�es Road along.both sides of the Union Pacific and Burling-.
ton Ncrthern Railroad tracks in that area. That a substantial .
wrecking yard and railroad tracks are adjacent land uses and
that property approximately 1,000 feet to the west of the sub-
ject property is zoned in an identical classification (Restricted
Industrial) . .. :�. ..:. ,. .: -.: � .. _ ...
. - . ,
I I I q _ , . -.,
� � ..
That the property in quest3on is in.an area developing
_ .. �. . —�O L'T9dII ll50S �._ 'tl'!d.t �f:° 501.ZS .OS.,.t�'1° . Slt .are. *iot.prime- soils.. �. . _ _-.. ..:..., � .._
�or agricultural use and that, conseauently; to limit the use
os •the site to agriculture would be unreasonable. That the
property in question is better suited for restricted industrial .
- use than for residential use because of the proximity of the
_ , . _ _ ,
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re.ilr�ad tracks and the r�reckiny yard, and because residential
lsvelonment would place una,ticipatec� d�mands unon schools
;�n.3 ot?�,er �ublic services, Tne neighboring water district t�riil -
-.- the water iaciiity i�;provenents to ba -°: °
r.ade as t�lell as the school district.by payznent of substan-
. ,_ _
`rial ta:ces by the de�eloper without a_cor=esponding.increase '' `..'
�n local school enrollment.
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' subject property is a practical and reasonable
site for the location of,the Roundup Company wareYiouse " The :_;'
Roundup Company warehouse is recessary�to the operatioa of the •- ,
Boundup in Spokane County as a wholesale qrocery.company. Round- `
un Company performs a business function which is essential and '
beneficial to the Spokane area.
_ V , ,.
,
Notice was givan and public hearings were held as
rzquired by law.
py '.:'_..';..: :
The Spokane County Plannina Commission on 24ay 12,.1972 �
recommended that the proposed zone change be granted'suhject
to ±he iollowing conditions:
,
1. I,ocaLion and Orienta�ion of Structures.
The advertised property sha11 be developed in
substantial confornance o�ith the approved de-
velopment plan; i.e., the warehouse-transfer
„ building shall be located in the southern
portion of the project, the truck naintenance _
-3-
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facilities ar.c pzr}.ing areas shall be located
in the centr=_1 �ortioa o=.t'r.e project, and.the
. .. �.� : . .� . ' r .. � OZi2.^.2 �tJLi 7.?_ny . anr+ � y1 �c ,.,,.:: q n.' gS°gg . . . ... .� .
shall.be situated�in che northeast auadrar.t of �
=_._the proposaZ. ; .
"" .. 2. Dedication and Inprovenent of R/F7. . '.
tlansfield shall be dedicated to a width. of ' '`' .:.' '"
60' fro;,� S^:ilbur to its intersectioa cvitn Jack- .
son in an alignment acceptable to the County.. �
Ergineer and sha1Z be paved and curbed to. --'
County specifications at the or appli-,,
�' cant's expense. Jackson Avenue R/i�I shall be '..
widen=d to the south by 20' fr�m University'.
to its..interseetion wi:h the n��wly dedicated.
Mansfield. Improvement to Jac'.cson shall in-
, _ `` clude curbing and paving to existing oi1.
,.IIniversity Road shall be widened as indicated
'on the approved development plan and sha11 be
. improved by the installation of curb and , .
' ' paving. A good and sufficient bond to cover -' .
-- `. the cost of required roadwaV improvements and
landscaping as specified in the approved._ ,
landscape plan described below shall be re- ;.
quired in an.amount to be approved by the
' County Engineer and Planning Director prior ".
to approval of the Zoning Resolution. .
3, Landscaninq and Site Development Plan. ",.
Prior to approval of the Zoning P.esolution by •.
the Board o� County Conmissioners, a.-landscape �
and site development plan shall be_approved
by the Director of Planning.' The'Plan shall
� specify the variety,.rumber and location of ` � ..
turfed areas, trees, shrubs, and other plants;
design and specifications of parking areas and ,.
internal roadways; access to adjoining
public roads; exterior lighting znd signing.. ,
The Plan shall provide at a minimur.:: , "
a. For a sight-obscuring screen along
Jackson Avenue; �-
b. For appropriate tur£ and shrubbery ,
around.tne office building and truck
: mainten�zce _
• c: For oaving of all parking areas and
incernal roadcaaps;
d. That exterior lighting and signing
be desigaed and located in such a
manner zs to not produce a glare unon
adjacent properties.
-4- , ,"
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4_. Utilities and.Serrage Disposal.
As a condition tne issuance of buildir.g
p�m?ts upon the site;.r�e.anplicants snzll
install a nzchar.ical sewage treatnent nZant •
satisfactory in desigr, to ' County Eealth
District and sha11 install fire hydrants at
such locations as nay be required by the Valley '
_ Fire-Marshal tocether with adequate_z•rater mains , ,. ..
to sunply.such hydrants. -. •
� ". ,_.. : . .
VII .' .
; : _.. . ;
The inatter was�then traasmitted to t:he Board of County ' "
CoT�mission�ra'which held a furthar public hearing and on August -.
3, 1972, approved the proposed zone change subject to the fol-
loFring conditions:
1. Location and Orientation of Structures
The advertised property shall be developed
in substantial confornance with the approved
' development plan, i.e., the warehouse-transfer-
__ office building sha11 be located in the southern
portion of the project, the truck maintenance
facilities and parking.areas shall be located .-'
. in the central nortion of the project..
2. 'Landscaping and Site Developnent Plan...
As a condition of the issuance of building
pernits upon the site, a landscape and site
developr.tent plaa shall,be reviewed by the
Director of Plar.ning anci approved by the -
Board of County Co.;.missioners. The.plan •.
shall specify tne variety,number and location. _
y of turfed areas, trees, shrubs; and,other
plants; design and specifications of parking
`. areas and internal road�•�ays; access points
-. to adjoining public roads; exterior light- °
ing and sianing. The plan sha11 provide .
at a *ainimun: _ . .
a. For a sight-oDSCUring screen a3ong '
Jackson Avenue;
b. For appropriate turf and shrub'nery '
around the truck maintenance shop;
c. For paving o� a11 parking areas and
internal roac;oays;
-5-
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d. That exterior lighting and signir_g be . �"
designed aad located in sucn a nanner �
as to noL nroduce a glar� tzpoa udjacent �
pTMoperties. an apprapriate guarantee
to cbver �:z cos�.o.f_1an3scaping.as . .: -.
specified in the approved Landscape Plan
- shall be required in.an anount to be.
anproved by Planning Director.
3.. -Utilities and Secaaqe Disposal. �,
As a.condition of'the issuance of building per-
mits upon the.site, the apnlicants shall' install .
a mechanical sewaae treatment plant satis-
_ factorg ia.de5ign .to the Count-� Health Dis-:
, trict arid shall install fir2 h:•drants at such -
locations as may be required b�� the Valley �
. ` Fire Marshal toaether with adequate water .. -
` mains to supply.such hydrants. �
' 4. DedicaLion and Inprovements of Ri ht of i7av.
A new roadway dedicated to a coidth of 6U' ard �
improved to Spokane County specifications.shall .
be constructed at the�applicant's expense_in;an
alignment acceptable to the Spokane County '
Engineer, starting at a point 250 feet more or '
lass easterly of the Indiana Avenue-SVilbur Road
intarsection,.thence proceeding northe'rly across
the Union Pacific and 3urlingtor_ Northern tracks
in t`�e Wilbur alignment, thence proceeding to
a point near the Bates and P�Iansfield Avenue inter-
section, thenca proceeding north;aesterlv to
intersect with Jzckson Avenue at a point 1,100
feet more or less west of the Jackson-Bowdish
intersection..
The Jackson Avenue R/G7 shall bz wideried to the ' �
south by 20' fror.i University to its intersectiori
with the above-described roadway. Imorovements
to.-Jackson Avenue shall include drainage control,
and pavement widening.. University Road shall'
, be widened as ir.dicated.on the approved Develop-
ment Plan and shall be improved by the installa- ' ''
tion of paving and drair.age control.
The applicants and the property oi•mer sha12
dedicate at no cost to Snokane �ourtv all
' - � . Pr'JL7°—?"�4 required fOi �i ° c � � -
road�ra�s and ownzd by tnem at the time of filing
of this zoning appZication.. The aaplicant
sha�.l deposit to the account Spo;cane County.
the amount of $110,000 for the purpose of acquisi-
tion and improvement of the above-described
roadways or shall furnish to Spokane County an �-
acceptable guarar.tee of such_fLnds. It.is
-6-
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ur.derstood that Soo'{ar.e Countv �•ri11 bear arj •
costs of tne above-dzscribzd improvements over.
.. �. �itd ?b�J-:�a t$e �:��,n� n- S7 i0 n,r.q Tt� ig -�l�p ...
,,,,_.
understood thaL snould the final cost of the. " `
_ • . than _ .
�ove-desc-ibed 1P.tD=0V2?il°IIi5 be less
$110,000� tha� sucz nirierence c��iTl.be re-_. ..
. turned to the.ao�licant:
5: Automatic.£lashing signais with cantilever ar•ns.
shail be installed protecting both railroad
Iines at the �•lilbur P.oad. crossing. The speci-
fications and cost of sech signalization shall .
be as deterninec by the F•7ashington Utilities �
', and Transnortation Commission. That portion '.,
': of the cost assigned by the Com.�:ission to
`..Spokane:-County shall be.borne b�� the applicant -
° up to the anount of $40,000: T:ae applicant <.
� ::... ; . .
-.. shall furnish.to Spokane Coun£p an.appropriate
guarantee oi sucn funds.'
. . ' �+' .
- JIII : �
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, The action of the BOdTCI OT County Cor.ir.iissioners was
challenged by writ of certiora=i filed in the Superior Court.of
the 5tate of Washington for Spokane County on October 2,.1972,
- as cause No. 209142. The challenge �aas based upon the contention
tnat {1) the action of the Boa_d of Countv Comr,iissioners �•rzs
arbitranl and capricious and (2) tnat the action of the Board of
Count.y Commissioners at its hearing on June 13, 1972 e�hereby
tne Board undertook to approve the proposed zone change was con-
tra?y to the enabling statute of the State of [�7ashington applicable.
to county planning co;nr,iissions {RCtd 36.70.630) .' -'
IX _ �
� $� �cC�T_2Ii:2P.� OL 't:"!° ?dLL1ZS thz. ma i."�°I' was referr�d back ." -
to the Eoard of County Commissioners. The Board of County Comnis-
sioners thereafter deterr.!ined that an.environmental impact state-
-7-
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. . . � . .. . `.. . � . . . , \..:'� � .. ' _ ` . � ..
:;��nr r.!ight be required ar_d referred the riatter back to tiie _ �
�i�rning Comr.iissio ��for cor.sizera�ion o: �i7e proposed change in �
_. .
`.::e loca}iqn ,of the road fro:a that- z•�hich .had .been recon.
'�:�e Pianning. Co?*�^�ission ar_d :or consi�era£iori ; as to cahether or
.. •
^o.t an environ, impact statenent required ,
. � X. ' .
Thereafter the Planning Com�ission izeld�a public hearing ;
�, on the rmatter:of an.environr.iental.impact statement and location;.
o= the road and determined,.with the concurrence of all�inter .
_.' est°d parties,.that an environmental.impact,statement should.be
prepared: 'The County Planni^g Corunission recommended that an
envirorsnental impact stater.ient be prepared by t`�e independent
consulting�firm of Haworth & Anderson. .Accordingly, Roun3up
Co. entere3 into an agreement with Ha:aorth & Anderson whereby
fiarrorth &,Anderson undertook to prepare an environmental impact
statenent for Spokane County and Roundup Co. undertook to pay
the cost of preparation of the statement. _
XI
The draft environmental impact statement o�as prepared .. ,
by the firm:of.Haworth & Anderson.under the guidanca and direction ;
and �_n cooperation with the county planning director.. Except ; '
�or furnishing information reguested by Haworth & Anderson,. ;
Boundup Co. had no influer.ce on, or con�rol over,° tne form or
�
content of th2 eavironmental inpact statement. '
XII ,
After comoletion of the draft environmental inpact .
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. . ' . ._ . ....._� .�.., _...
.. _ _ . a - ___ _ . . ___ . __, . _ _ _ _
�_ _ .�_ �_�_ ..��� .�� .. , _
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. . � . . . _ _ • .. �. `l . ` . . .
� ' � �` . . . . . , l,' " . . .. ' ' ..
� statsn�at, the County.Planninq Comnissioa caused copies.thereof
fo be distributed to a11 �,�,�;;�� ' ' '
�arties x.=co,� �:.- the p �
r�l ni:�ary
Gu�delines-State Environ,:,�ntal Policy Act of 1971. Thereafter,- __- .
•->n Alarcn 9, 1973, the Cow-!t� Planninq CorRnission held a hearing
�� consider the environr,+.eatat i�pact statenent and the connents
received with respect thereto, and the proposed road chanqe At .
.that hearing'th� County Planning Commission determined that`tne
�
draft environmental impact statenent had b.en properly distributed
�o the agencies and individuals�entitled th�reto and that the'
�_ dra=t environmental imoact statement,.togetner with the comments .
received and the addendum to the environmental impact stateaent, .
prenared by Haworth,& Anderson should be accepted as the final -
environmental impact statement and further approved the proposed '
change in the route of the road as recommended by the Board of
County Commissioners, whereuoon the County Planning Com�ission
recommended to the Board of Coenty Commiss?oners that the zone .
cnanqe petitioned for be approved subject to the conditions as
stipulated by the Board of County Com August 3, 1972
and subject further to,the follo=,•�ing conditions::.
a) Careful consideration should be paid
' to the natural *lora and fauna during
grading and construction so as to assist
in saving as much r.atural grocath as
possible. Eauip:.ier.t and vehicle traffic
on the land site should be kept to a
minimum so as to prevent additional
scarring of land surface;.. _..
b), Careful atte::tioa should be paid to
the planning and placing of the lar,d-
scaping,, If possible, strategic placing
of trees and shrubs would aid the aesthetic
value of screening out freiqht loading
and truck parkir.c zone;.
c) It is recom,-±ended that the c•�ater supnly
source (well) be moved in an easterly --
direction away fron the service and main-
tenance building. Possible contamination ,
n_
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� of the dom�stic *,•;ate= sunply ma1 occur.
fro:� the infilt_ation .::id - �eep=ge o�. .
resi3ual diesel oil fuels and �•rastel
_.. w�te�.from the truck service-area into
the ground water;
dT Tnz Roundup Company plans to.eventually
replace_a1Z its o.lder diesel truck united `
_ with_newer units �•rhich incorporate and _
neet:existing air quality and noise - "
e;�ission standards. It has to date re=:'. -
_; placed 10 of its older units with engines
`�that include the latest anti-pollution.
'devices: -This policy should b:� continued,.
: ,. , .
e)': It is recomnended that the Pines Road"-"
� , - interchange be considered for possible
design changes, regardless of whether this.'�
deveTopment occurs or not. The two-way,.
,, .'exit ar.d entrance ranps should be elini- � `
-. nated for areater operational efficiency ' -
, . and safety; , .
`.f) Care should be exercised durinq grad'ing ' -•
and construction to minimize all dust "
(suspended particulates) escaping into "
the atnosphere;
g) A detailed map of the location of fir�
hydrants should be given to the Fire Dis-
� trict together with information on the
maintenance program proposed for these -.
hvdrants;
h) All attempts possible should be made to
keep construction noise at a minimum;. '
i) It is recommended that only "safe" garden
and household type pesticides and herbi-
cides be utilized on the landscaned area
of the development; '
j) It is also�strongly reconmended that �
Roundun officials insist that their
employees onlv use the new access arterial < �
, when arriving and leaving their place of
wor?c. This shceld also apnly to all 52T- '
vice venicle and tr.:ck traific,
k) It is suggested that truc;c departures and
arrivals not be aZlowed during peak loca7
car traffic movements bet�•reen 7:15 a.n.,
and 8_30 a.m. This c•�ould minimize any
£urther traf�ic congestion on the Pines
Road Interchange durina the norning hours;.
1). It is further recomnended that between the
-10- `
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_ paak afternoor tra�=ic hours of 5:00. p.m. ' '
, and 6:00 p.n., no incomir.g trua�c traf�ic. �
be aermitfed.to nse tne eastbcund en�-arce
r�mp of the IntersLZte Freeway aL Pines
Road. Tnis would facilitate a smoother • ��
and less congested flow of car traffic
cominq into the in�erchange from tha City �
of S�okane, dnring the peak afternoon
traffic period; `
�) The Plan Commission.further recor,imends' .
` that the substitute development plan .
submitted at tiie 24arch 9, 1973 Plan -•
Commission Hearir.g be a further condition .
of approval. -'
. ..
� . ;, . . XTII - ` . �
The Board of County Cormissioners lield a hearing,.on �-
the County.Planning Commission.'s reco;nmendations on April 18, '
1973, and accepted tne sar.te without change.
From the foregoing Findings of Fact the Board of .
County Co*amissioners makes the following conclusions: '.
1. The proposed zone change is in harmony tvith the �
County comprehensive land use plan for the orderly physical
development of the Spokane Valley;
2. The environmental impact statement is adooted and -'
approvzd as being in proper form and scope and iri.conformity
with the applicable laws of the State of 47ashington;
3. The proposed zone change with the.recor.i.-nended con-
- ditions is in the public interest and will pro�ote the public -
health, safety,and welfare of the citizens of the area;'..
4.. Environr.iental factors affecting the public health,
safet_y, ,aelfare ar.d aesthetic cor.siderations have been thoroughly
preser.*_ed and considered by the Plannir.g Conmissior. ar.d by '_
-11- . _ . , _
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°oard of Coun�y Cor��issioners; ' '
- '5. The oroposed zone char.ge as aparovad, izicluding .
`_t�e change in the road an3 subject to the recom.-r.ended conditions, "
'ri'!1 not be uzduly detrimental to tne surroundirg prone=ty - _'
�c•�ners nor c:�ange the character of the nearby residential areas. �_
:.PPP,OVED BY THE BOARD THIS � DAY OF ,. 19� :
' �. , .
Al'TES^t: '- BOARD OF COUDtTY COi�ll'QISSIONERS -.
OF.SPOKANE COUNTY..WASHINGTOIQ.
VERNON �•T.' OHLAND ; ,. . : .:' -, :.
'� of the Board '
, $�: �r rnF. i �"' •..v. � _i 4j .
Deputy . _"' — - � �`.
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