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ZE-100-83� 1 AGLNDA, Wk Y 2, 1984 - Z - 1ELEPHONE NO.: 456 -2206 SPOKANE COUNTY ZONING iiEARING EXAMINER COMMITTFL Place: Bruadway Centre Buildinq, Second Fluor North 721 Jefferson Street, Spokane, WA 99260 (Continued from Page #l) ZONE RECLASSIFiCATIONS 3. 4ZE- 100 -83 A GRICULTUR AL A ND R ESIDENTIAL OFF TO RESIDENTIAL OFFICE (Generally located north of and adjacent to Mission Avenue and approximately 250 feet west of Sullivan Road in Section 14- 25 -44.) Comprehensive Plan: Major Commercial and Urban Proposed Use: Office Site Size: Approximately 17,300 Square Feet Applicant: INTERSTATE 291 INVESTMENT GROUP East 27 Augusta Avenue Spokane, WA 99207 5:00 P.M. - - - - ADJOURNMENT Except when an Environmental Impact Statement (EIS) has been prepared, a proposed declaration of non - significance (a preliminary decision, which may be reversed, that an EIS is not needed; has been administratively issued. This insures the applicant of a timely processing of his/ her proposal at the time of the public hearing. BUT, a major purpose of the public hearing is to afford the opportunity to present the decision makers with information as to whether or not a potentially SIGNIFICANT ADVERSE impact upon the physical environment will result from ,._ implementation of the proposal, thus resulting in the need for an EIS. However, most "chany,2 of conditons" are exempt from the provisions of SEPA; check with the Planning Department staff, if uncertainty exists. _ _ CA RDER 1 1 1 l1 c R I I, _I I I I ,,i qve- MAIN 1 St. M r Pa rocky xti�l z Q N- E I W C J 4506 =— > CARDER. -� 71 J a ) V 1 WY ox I LXit N44RQ6 G . V, 1 "1AIN a� StM r Pa roc, , Sc/.00l (c GE aa. 00o e,. eLnIG yWR -� n I� 1 \ � j y B i���b• Mao / - 3 It rO �SRR t „1E�r 4 - '3- S. '\L rfi t 'H \ uLJ? 02 �t � � ^ • t \ � p Ij r: a t4 l 4 \\ 0 t N ;L._ 1 i I F_J '�� FUIUF�E• BNL7iNG n� L 6 NFFM SFOUXf 1 � ]NY AVC NU N Q d3 STAFF REPORT DATE: FEBRUARY 2, 1984 TO: HEARING EXAMINER COMMITTEE — - - -FROM: - - -- PLANNING DEPARTMENT STAFF SUBJECT: _ ZONE RECLASSIFICATION NUMBER: ZE- 100 -83 I. GENERAL INFORMATION APPLICANT: INTERSTATE 291 INVESTMENT GROUP PROPERTY OWNERS: Linda and Tim Lear REQUESTED ZONING: Residential Office EXISTING ZONING: Agricultural and Residential Office (established in 1979) (with Airport Overlay 1981) PROPOSED USE: Office Complex EXISTING USE: Vacant SITE SIZE: Approximately 17,300 Square Feet COMPREHENSIVE PLAN DESIGNATION: MAJOR COMMERCIAL PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes PROJECT LOCATION: This site is generally located in the Spokane Valley; more specifically, north of and adjacent to Mission Avenue and approximately 250 feet west of Sullivan Road. II. BACKGROUND ANALYSIS 1) COMPREHENSIVE PLAN: This project rezone is consistent with the Major Commercial category of the Comprehensive Plan Map and Text. Site design should mitigate impacts to single family residential to the south by a 20 foot landscape requirement of the Residential Office Zone classification. C tio,Q\as St-n6 Ea7 A 'JusT4 - Rtp • " fpIKA,t* CO l ZONE RECLASSIFICVATION NO.: ZE- 100 -83 II. BACKGROUND ANALYSIS 2) ZONING: North East West South 3) LAND USE: Site North Ea - st South West (continued) Agricultural, Established, 1956 Local Business, Established, 1978 Residential- Office, -- Established, 1980 Two - Family Residential, Est. 1954 Freeway Commercial, Established, 1981 Vacant, Flat with Natural Vegetation Vacant, with Canal easement, Transmission Line, and I -90 Vacant; across - Sullivan is Red Lion Motor Inn Single Family Residential and Motel Office within Residence and Single Family Residential 4) HISTORY OF LAND USE ACTIONS: A portion of this site was rezoned to Residential Office in 1979; Staff recommends compliance with those conditions. Intersection of Mission and Sullivan has experienced recent zoning activity. Some construction has taken place to the south; i.e., motel complex. A 138 -acre tentative commercial development is planned at the northeast corner of Sullivan and Mission. (A time extension or development is required by October, 1985.) 5) NEIGHBORHOOD CONSIDERATIONS: This site is in a land use transition from single family residential to the west and commercial to the east. The Residential Office Zone provides the necessary assurances of compatibility. III. SITE ANALYSIS 1) SITE CHARACTERISTICS AND CONSIDERATIONS: Mission is an arterial with two lanes; no curbs or sidewalks. County Engineer's have required compliance with the conditions of approval for File #ZE- 62 -79. 2) AGRICULTURAL SUMMARY: Committed to Urban type uses by the Soil Conservation Service, U. S. Department of Agriculture. .q r., ZONE RECLASSIFICATION NO.: ZE- 100 -83 III. SITE ANALYSIS (continued) 3) SITE PLAN INFORMATION: TOTAL SITE SIZE: EXISTING BUILDINGS PROPOSED BUILDINGS Total Floor Area Structure Height Approximately 17,300 square feet None Two (2) 8,712 Square Feet 30 Feet Project design appears to comply with the Residential Office Zone requirements. A detailed plan review is required at the Building Permit stage. IV. CONCLUSION: This rezone is consistent with the Future Land Use Plan for This area, as well as existing development patterns. Compliance with landscaping requirements of the Residential Office Zone should mitigate land use conflicts to the south. V. RECOMMENDED AGENCY CONDITIONS, IF APPROVED: a) COUNTY PLANNING DEPARTMENT Those conditions of approval attached to Zone Change File #ZE -62 -79 shall be complied with in the development of this site. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Minor variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, building materials, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. 2. A landscape plan showing specific detail and accompanied by a performance bond shall be approved by the County Zoning Administrator prior to building permit issuance. i:.iJ'' ZONE RECLASSIFICATION NO.: ZE- 100 -83 a) COUNTY PLANNING DEPARTMENT (continued) 3. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners' Resolution #77 -1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements, or file appropriate documents to the effect that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolution #82 -0458 dated May 4, 1982. , 4. Interior driveways and parking areas shall be paved. 5. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 6. That the Hearing Examiner Committee after hearing all testimony and a review of the staff analysis adopts the proposed declaration of non - significance and directs the Chairman of the Committee to sign the final declaration of non - significance. 7. Applicant shall comply with the Zoning Ordinance by providing a sight- obscuring fence along parking facilities. b) COUNTY ENGINEERING DEPARTMENT Those conditions of approval attached to Zone Change File #ZE- 62 -79. NOTE: All required improvements shall be built to meet or exceed minimum County construction standards. 1. Applicant shall obtain approval for on and off -site drainage plans and access permits before issuance of building permits. 2. Applicant shall construct cement concrete curb sidewalk and pave to existing pavement on Mission Avenue or be a willing_ participant in any future LID, RID or CRP as directed by the County Engineer. c) COUNTY UTILITIES DEPARTMENT 1. Pursuant to Board of County Commissioners Resolution No. 80 -0418, the use of on -site sewer disposal systems is hereby authorized. This authorization is conditioned on compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific application approval and issuance of permits by the Health District. ,27 ZONE RECLASSIFICAZTION NO.: ZE- 100 -83 c) COUNTY UTILITIES DEPARTMENT (continued) 2. The owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. Each building shall be double - plumbed for connection to future areawide collection systems. 5. Plans and specifications for the double plumbing are to be reviewed and approved by the Utilities Department prior to making application for Building Permit. d) COUNTY HEALTH DISTRICT Those conditions of approval as contained within File #ZE- 62 -79. The applicant shall comply with rules and regulations of the Health District in providing for adequate sewage disposal. All necessary Health District permits shall be obtained prior to building permit issuance. 2. Approval of sewage disposal facilities by the Spokane County Health District. e) COUNTY BUILDING,AND SAFETY DEPARTMENT 1. The site is located in Fire District # 1. 2. Mains and fire hydrants will be required to be installed in accordance with the requirements of the Spokane County Department of Building and Safety. 47 ZONE RECLASSIFICATION NO.: ZE- 100 -83 f) WATER PURVEYOR 1. Water Purveyor is Vera Water and Power, and they can supply the site with adequate water for domestic, fire and irrigation uses. 2. Satisfactory arrangements have not been made to serve this proposal. g) COUNTY AIR POLLUTION CONTROL AUTHORITY 1. During preparation of the project site, dust emissions must be controlled. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. Dust control measures must be taken during all construction related activities. 2. All travelled surfaces (i.e., ingress, egress, parking areas, etc.) must be paved and kept clean. h) STATE DEPARTMENT OF TRANSPORTATION 1. The proposed change will not significantly impact Department of Transportation facilities. The Department does not object to the proposed change. i) STATE DEPARTMENT OF ECOLOGY 1. Approval will be required for the proposed on -site septic system. The volume of wastewater produced by the project will determine whether approval will be required from the Department of Ecology or the Department of Social and Health Services. j) '208' STUDY 1. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. � IF'' ` 1 (a 11.E lr COUNTY ENGINEER ROBERT S. TURNER COUNTY ENGINEER SixosavjK ,� ,Pkmx" GWCPX 99260 TO: Spokane County Zoning Administrator FROM: Bob McCLand Development Coordinator SUBJECT: Agenda Items Scheduled For Hearing February 2, 1984 1. ZE- 100 -83 - It is our understanding that the zone change application is applicable to the rear portion of the parcel 14541- 0203 -3. Right of way dedication, roadway improvements and drainage considerations were addressed in ZE- 62 -79. Therefore we have no new "Conditions Of Approval" to add at this time. 2. ZN- 128A -79 CUN -55 -83 - If this "Change Of Condition" application is approved and more parking stalls required the applicant shall comply with the attached Conditions of approval prior to occupancy of the building. Public Works Building North 811 Jefferson Street Spokane, Washington 99260 (509) 456 -3600 $YOMANU COUNTY COURT HOUS! Date: Name of SPOKANE COUNTY PLANNING DEPARTMENT APPLICATION FOR ZONE RECLASSIFICATION Application No: Applicant: Street Address of Applicant: a� �Il�(ASTz i City: �� (rc9 v�4 State: Zip Code: ' Tele. No. Property 3 Name of Pro s pp 1 p v Owner (): 1„�e� � � Win 4.��u2 �i 1�1 � c�� � ?Ft_�n -u„ Authorized Agent representing Owner (if other than owner): Existing Zoning Classification: Date Existing Zone Classification Established: C — Q q 9 Existing Use of Property: Proposed Zone Classification: Proposed Use of Property: 1, Legal Description of �ope ���� L_ 1 c>T Ir l c C4P Section: Township: Range: Source of Legal: 9i t-, Y1, _ t E %, •' 1� , Ir k , J �� •, , ��� Assessor's Parcel No: (See tax statement) 1 : O, — 3 1 t 1 Property Size: ��, ���- Frontage: '::� Feet on: ` Total amount of adjoining land controlled by this owner or sponsor: yZ -A 1 : I .n Street Address of the Property: If you do not hold title �Q e property ( affected by this application, what is you interest in it? ��n 1 lug hJa 4 r&(A k CV0 ] AF MO.V -J P lease list previous Planning Depart ent actions involving this property: 1 1AJ n � 7 . _ . — t (-,�) I _ 0 ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED: T Diu t C (, 1. What are the changed conditi ns of the site area, which you fek make this proposal warranted? I HE 2 ._ _� r �� (l,v rx�°« clams •, r� , � � 1�� q , 2. What effect will the properties? Qirr) � - zone reclassification have on the adjacent Rev. 2/3/81 APPLICATION FOR ZONE RECLASSIFICATION-- continued-2 This section of the application will provide the Planning .Department's Staff with written verification that the applicant has had preliminary consultation with the agencies identified. Results of the preliminary consultation should be incorporat- ed in the proposal before final submittal to the Planning Department. 1. COUNTY ENGINEER'S OFFICE c p A preliminary consultation has been held to discuss the proposal. Our re ui f submittal of this proposal for rezone have been satisfied. Signature Date 2. COUNTY UTILITIES OFFICE A preliminary consultation has been held to discuss the proposal. Our requirements for submittal of this proposal for rezone have been satisfied. he designated wa r p veyor for this site is VA-*. 15y. Alt. nature zpate) 3. WATER PURVEYOR (NAME) a) The proposal (is) (is not) located within the boundary of our service area. b) Satisfactory arrangements (have) (have not).be`en made to serve this proposal. c) We (are) (are not) able to serve this site with adequate water. Signature (Date)r ;= 4. BUILDING AND SAFETY DEPARTMENT , , A preliminary consultation has been held to discuss the proposal. Our requirements for submittal of this proposal for rezone have been satisfied. T is pro'RA36 is located in Fire District # elk) E rG � gnature V�1 eE m, Y fbs ate IDEZIA 'D F•. S. COUNTY HEALTH DISTRICT -" �^ 1 � A reliminar consultation has be!!!(((e //nn�n held to discus �- �� f$�J P Y pr pos�J The 1- appicant has been f rmed of our requirements and standards. S, l .2l5 Signature Date I, THE UNDER GNED, SWEAR UNDER THE PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOW- LEDGE. I FURTHER SWEAR THAT I AM THE OWNER OF RECORD OF THE SITE PRO- POSED FOR ZONE RECLASSIFICATION, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY' ACTIONS ON HIS OR HER B (Signed) Date: (Address) Phone: Zip: _ NOTARY Date: NOTARY SEAL: SIGNATURE OF APPLICANT OR AGENT Date: ' 1 Rev. 2/3/81 ZONE RECLASSIFICATION NO.: ZE- 100 -83 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER A. INTRODUCTION This matter having come before the Zoning Hearing Examiner Committee on February 2, 1984, and the members of the Committee present being Jerry Williams, Chairman, F. Lynn Tennican, and Richard L. Skalstad. B. PROPOSAL The sponsor, Interstate 29il Investment Group, is requesting approval of a zone reclassification, File No. ZE- 100 -83, Agricultural and Residential Office to Residential Office, for the purpose of developing an Office Complex. C. FINDINGS OF FACT 1. That the existing land use in the area is residential, Red Lion Motor Inn, I -90, and vacant. 2. That the Comprehensive Plan designates this area as appropriate for Major Commercial development. 3. That the existing zoning of the property described in the application is Agricultural and Residential Office. 4. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with, and the Committee concurs with the Declaration of Non - Significance. 5. That the proper legal requirements for advertisement of the Agenda Item have been fulfilled. 6. That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 7. That the applicant has demonstrated that conditions have substantially changed since the original zoning of this area and accordingly, the proposed rezone is justified. 8. That the proposed use is compatible with existing uses in the area. ZONE RECLASSIFICATION NO.: ZE- 100 -83 C. FINDINGS OF FACT (continued) 9. That the owners of adjacent lands expressed neither approval nor disapproval of the proposed use. 10. The Hearing Examiner Committee finds the proposed use to be in harmony with the general purpose and will not be otherwise detrimental to the public health, safety, and welfare. D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL a) COUNTY PLANNING DEPARTMENT Those conditions of approval attached to Zone Change File #ZE -62 -79 shall be complied with in the development of this site. 1. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Minor variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, building materials, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. 2. A landscape plan showing specific detail and accompanied by a performance bond shall be approved by the County Zoning Administrator prior to building permit issuance. 3. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners' Resolution #77 -1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements, or file appropriate documents to the effect that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolution #82 -0458 dated May 4, 1982. 4. Interior driveways and parking areas shall be paved. 5. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 2 ZONE RECLASSIFICATION NO.: ZE- 100 -83 a) COUNTY PLANNING DEPARTMENT (continued) 6. That the Hearing Examiner Committee after hearing all testimony and a review of the staff analysis adopts the proposed declaration of non - significance and directs the Chairman of the Committee to sign the final declaration of non - significance. 7. Applicant shall comply with the Zoning Ordinance by providing a sight- obscuring fence along parking facilities. 8. All current standards of the Residential Office Zone, as amended, shall be complied with in the development of this site. b) COUNTY ENGINEERING DEPARTMENT Those conditions of approval attached to Zone Change File #ZE- 62 -79. NOTE: All required improvements shall be built to meet or exceed minimum County construction standards. 1. Applicant shall obtain approval for on and off -site drainage plans and access permits before issuance of building permits. 2. Applicant shall construct cement concrete curb sidewalk and pave to existing pavement on Mission Avenue or be a willing participant in any future LID, RID or CRP as directed by the County Engineer. c) COUNTY UTILITIES DEPARTMENT Pursuant to Board of County Commissioners Resolution No. 80 -0418, the use of on -site sewer disposal systems is hereby authorized. This authorization is conditioned on compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific application approval and issuance of permits by the Health District. 3 ZONE RECLASSIFICAZTION NO.: ZE- 100 -83 c) COUNTY UTILITIES DEPARTMENT (continued) 2. The owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. Each building shall be double - plumbed for connection to future areawide collection systems. 5. Plans and specifications for the double plumbing are to be reviewed and approved by the Utilities Department prior to making application for Building Permit. d) COUNTY HEALTH DISTRICT Those conditions of approval as contained within File #ZE- 62 -79. 1. The applicant shall comply with rules and regulations of the Health District in providing for adequate sewage disposal. All necessary Health District permits shall be obtained prior to building permit issuance. 2. Approval of sewage disposal facilities by the Spokane County Health District. 3. That no drainfields shall occur beneath paved surfaces. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District # 1. 2. Mains and fire hydrants will be required to be installed in accordance with the requirements of the Spokane County Department of Building and Safety. rl ti t Y� u 9 ' �u ,f .a i s 5 ZONE RECLASSIFICATION NO.: ZE- 100 -83 f) WATER PURVEYOR 1. Water Purveyor is Vera Water and Power, and they can supply the site with adequate water for domestic, fire and irrigation uses. 2. Satisfactory arrangements have not been made to serve this proposal. g) COUNTY AIR POLLUTION CONTROL AUTHORITY 1. During preparation of the project site, dust emissions must be controlled. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. Dust control measures must be taken during all construction related activities. 2. All travelled surfaces (i.e., ingress, egress, parking areas, etc.) must be paved and kept clean. h) STATE DEPARTMENT OF TRANSPORTATION I. The proposed change will not significantly impact Department of Transportation facilities. The Department does not object to the proposed change. i) STATE DEPARTMENT OF ECOLOGY I. Approval will be required for the proposed on -site septic system. The volume of wastewater produced by the project will determine whether approval will be required from the Department of Ecology or the Department of Social and Health Services. j) '208' STUDY 1. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. E. ORDER ZONE RECLASSIFICATION NO.: ZE- 100 -83 The Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of Interstate 291 Investment Group, for a zone reclassification as described in the application should be APPROVED. Motion by: Tennican Seconded by: Skalstad Vote: Tennican - Aye Skalstad - Aye Williams - Aye Unanimous to APPROVE to the RESIDENTIAL OFFICE ZONE ATTEST: For WALLIS D. HUBBARD Planning Director 1�,� , t »- Zoning Administrator Date: 2- 0 HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AND VOTE % /-�' Zoning Hearing Examiner Committee Actions of February 2, 1984 (continued) 2) ZW 65 82 Agricultural with Airport Overlay to Freeway Co mmercial with rp Aiort Overlay: Union Oil Company of Califo (Continued from December 8, 1983, Hearing) Location: Generally located southeast and adjacent to the Medical Lake Interchange of Interstate 90; bounded on the east by Hay- ford Road and on the north and west by Interstate 90 in Section 12- 24 -41. Proposal: Auto /Truck Stop Action: Approval. (Vote: 3 - 0) Z:ion: 83, A rticultural and Residential Office to Residential Office: n erstate 291 Investment Group Generally located north of and adjacent to Mission Avenue and approximately 250 feet west of Sullivan Road in Section 14- 25 -44. Proposal: Office Complex Action: Approval. 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