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ZE-20-84AGENDA, DECEMBER 6, 1984 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE ZONING HEARING EXAMINER COMMITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE TO BE ANNOUNCED. ITEMS NOT HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT, WILL BE CONTINUED TO THE NEXT AVAILABLE DATE AS ANNOUNCED BY THE CHAIRMAN OF THE ZONING HEARING EXAMINER COMMITTEE. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AVAILABLE IN THE PLANNING DEPARTMENT'S OFFICE. 9:00 A.M. ZONE RECLASSIFICATIONS 1. ZS -85 -84 AGRICULTURAL TO COMMERCIAL APl"u+i. �• (Generally located at the northeast corner of 55th Avenue and Regal Street in Section 3- 24 -43.) 2. ZE -95 -8 3. I JZE- 20 -84; \c d Comprehensive Plan: Proposed Use: Site Size: Applicants: Comprehensive Plan: Proposed Use: Site Size: Applicant: Comprehensive Plan: Proposed Use: Site Size: Applicant: Urban Retail Lumber Yard Approximately 2.9 Acres JOHN CASE, et al South 5415 Regal Street Spokane, WA 99203 TELEPHONE NO.: 456 -2205 AGRICULTURAL and RESIDENTIAL OFFICE TO RESTRICTED INDUSTRIAL and COMMERCIAL (Generally located north of Sprague Avenue, approximately 100 feet west of Conklin Road in Section 13- 25 -44.) Major Commercial Contractor's Office and Storage Yard (NO SITE PLAN) Approximately 2.3 Acres BERNIE E. JOHNSON P. 0. Box 11765 Spokane, WA 99211 AGRICULTURAL SUBURBAN TO RESIDENTIAL OFFICE (Generally located south of Broadway Avenue, approximately 500 feet east of Park Road in Section 18- 25 -44.) Industrial Office Space Approximately 10,200 Square Feet EDITH M. LOWE East 7620 Broadway Avenue Spokane, WA 99212 /3 (continued) t 5, 1 z • - 1 • _• J r i 0 e• •... ..1. •114..~.• • karade • " iPRothGt..) E AVE. -J -rf ,SehE 0 1 "4. R R idq• • f •.. I 41 " _ _ . CC- 5P°: fr• C T .L. D O a ZE-20-84 911 M • • Pod 31•4 at./ (4 KO! m DE SME T ::• It 0 ea. 1 IQ T 0 ce 51F - flf 1 't "Mat& 44 •cr i j 40 a 43 £S5 -.'r 198 .' • — -- r • N•2 2 12 • • • r • Eaqeciiff Sono Ito r m X: - I Ylis• ■ ye 1:1000 Q C a J J .. IA N t -� o N I — S7 0.1 I ` BLOCK FENCE I BEHIND PROPERTY LINE Br PR0i2RW LINE 85' LAtDX.AVe .4 h . I 9 4 a • J flamI d CUM Cur HOUSE 1,084 5Q. Ft 2/ ' eat— PATIO ti 36' C[Mawt I Lu cafl PoRVI Slat *AA y7� CMAIN LIIL( FENCE 1 I I ptOPE¢ TY iL I NE 1 6 couMrY Lim n J Se- 11- \ SIDEWALK SOOTH SIDE CURB S.4rDWAY AVENUE NORTH SIDE 9___/ 4 -0. O $ 3� W • J ° Z W LL n W f S 2 9 LSD a n y u a N l/liYtN a L 0 i Nw+aE 7 Fha.4. w £$RAGE W at .1 ' I 1 I St6 �v X10 =4— “ N L 4 14' FENCE r• W a. 0 9. a 7 ©3 Sr ES .3'. DOVE Vat —16 =— a -4; 1 DATE: DECEMBER 6, 1984 STAFF REPORT TO: HEARING EXAMINER COMMITTEE FROM: PLANNING DEPARTMENT STAFF SUBJECT: ZONE RECLASSIFICATION NUMBER: ZE -20 -84 I. GENERAL INFORMATION APPLICANT /OWNER: REQUESTED ZONING: EXISTING ZONING: PROPOSED USE: EXISTING USE: SITE SIZE: COMPREHENSIVE PLAN DESIGNATION: INDUSTRIAL II. BACKGROUND ANALYSIS EDITH M. LOWE -- / RESIDENTIAL OFFICE (\ Agricultural Suburban (established in 1959) (with ASA Overlay Zone - Yes) Office Space Office Rental Approximately 10,200 Square Feet 1) COMPREHENSIVE PLAN: The site is located at the edge of an Industrial designation with the Urban category adjoining to the north. The site and its proposed zone can be considered a transitional buffer between the two categories as specificially suggested in the Comprehensive Plan. PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes PROJECT LOCATION: Generally located south of Broadway Avenue, approximately 500 feet east of Park Road in Section 18- 25 -44. 026 II. BACKGROUND ANALYSIS (continued) ZONE RECLASSIFICATION NO. ZE -20 -84 2) ZONING: North Agricultural Suburban, Established, 1959 Residential Office, Established, 1979 East Agricultural Suburban, Established, 1959 West Agricultural Suburban, Established, 1959 Local Business, Established, 1975 South Restricted Industrial, Est. 1984 & 1980 Residential Manufactured Home, Est. 1971 3) HISTORY OF LAND USE ACTIONS: Land along Broadway Avenue and to the north has remained relatively stable with only a few parcels being proposed for non - residential use. Areas to the south of the site have routinely been proposed for various land use actions. The most recent, a Restricted Industrial rezone adjoining this site on the south, was approved for a mini- warehouse facility. 4) LAND USE: III. SITE ANALYSIS Site Single Family Dwelling (Used as an Office Rental) North Single Family and Vacant East Single Family and Office South Vacant and Manufactured Home Park West Single Family and Retail Store 5) NEIGHBORHOOD CONSIDERATIONS: The site is adjacent to Broadway Avenue which is an improved arterial with four lanes, curbing and sidewalks. The majority of uses fronting on Broadway Avenue remain residential with few exceptions. 1) SITE CHARACTERISTICS AND CONSIDERATIONS: The site currently contains a single family structure which is proposed to remain and serve as office space. Future redevelopment may result in removal of the structure. 2) AGRICULTURAL SUMMARY: Industrial category of the Comprehensive Plan not intended for agricultural protection. 47 III. SITE ANALYSIS (continued) 3) SITE PLAN INFORMATION: SITE SIZE: EXISTING BUILDINGS: Total Floor Area: Total Site Coverage: ZONE RECLASSIFICATION NO. ZE -20 -84 Approximately 10,200 Square Feet Two - (Single Family Structure to remain as Office Space and Detached Garage to remain) 1,080 Square Feet 10.5 % Maximum Structure Height: One Story - (16 Feet) PARKING AREA: Parking Required: 3 Spaces Parking Provided: 3 Spaces BUFFERING TECHNIQUES: Currently proposed is retention of existing structures and residential landscaping., This is.adequate given the existing scope of the office use with the existing structure and improvements. Major redevelopment of the site would require compliance with the Residential Office landscape standards and should include administrative review and approval of other necessary buffer treatments. OTHER SITE PLAN CONSIDERATIONS: Parking is proposed perpendicular to the front of the house with one access point from Broadway Avenue. For safety and access resons, it is recommended that a second existing curb cut be utilized to form a circular drive across the property. The applicant has requested a delay of any paving requirements of the Residential Office Zone until a major redevelopment of the site occurs. IV. CONCLUSION: The proposed rezone will serve as a transitional buffer as recommended by the Comprehensive Plan. Site location and surroundings, retention of existing improvements, and minimal office usage are factors indicating minor impacts to the area. Some future redevelopment will be an action that will necessitate more detailed review. Suggest that the review be administrative. V. RECOMMENDED AGENCY CONDITIONS, IF APPROVED: (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant ", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) COUNTY PLANNING DEPARTMENT 1. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. 2. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 3. All current standards . of the Residential Office Zone, as amended, shall be complied with in the development of this site. 4. 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. 5. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA Guidelines (WAC 197 -10) and the Spokane County Environmental Ordinance (SCEO), a proposed declaration of non - significance has been issued at least fifteen (15) days prior to this date; the official file, written comments and /or public testimony contain information regarding assessment of the proposal's likely significant adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environment are anticipated as a result of the project; and a final declaration of non - significance is hereby to be issued. 6. That in regards to the proposal utilizing the existing residential structure as an office, the applicant shall be required to provide a circular drive across the property to safely facilitate access as n paring AND shall not be required to pave the parking area until a major redevelopment of the parcel is proposed. 4 9 ZONE RECLASSIFICATION NO. ZE -20 -84 'ONE RECLASSIFICATION N0. ZE -20 -84 a) COUNTY PLANNING DEPARTMENT (continued) In addition to the above, compliance with the following conditions shall be required when a major redevelopment of the parcel is proposed which requires a building permit. Major redevelopment shall be when 50% or more of the existing structure is remodeled OR when the existing structure is removed and placed with a new structure. 7. The Zoning Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such lighting. (Such plan shall attempt to confine illumination to the area with full consideration to adjacent properties). 8. Approval by the Zoning Administrator of a specific lighting and signing plan for the described property prior to the release of any building permits. 9. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. The Zoning Administrator may require landscaping, in addition to that required in the Residential Office Zone, to specifically buffer the development from adjoining uses. 10. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 11. That the project is subject to Section 4.16A.O5O, the Aquifer Sensitive Area Overlay Zone of the Spokane County Zoning Ordinance, which sets forth various measures for Aquifer protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. ' 12. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 13. Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58 -17 and the Spokane County Platting Ordinances prior to issuance of building permits. 3 0 b) COUNTY ENGINEERING DEPARTMENT ZONE RECLASSIFICATION NO. ZE -20 -84 Prior To The Issuance Of A Building Permit: 1. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 2. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on -site sewage system plan and surface water disposal plan for the entire project prior to the issuance of any building permit on the property. 3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 4. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 5. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and /or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners' Resolution No. 80 -1592 as amended and are applicable to this proposal. 7. That a circular driveway be constructed to serve the property. This will discourage backing movements by vehicles onto Broadway. c) COUNTY UTILITIES DEPARTMENT ZONE RECLASSIFICATION NO. ZE -20 -84 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. 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 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. d) COUNTY HEALTH DISTRICT 1. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Health District prior to the issuance of any building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on -site sewage system may be authorized. 4. Water service shall be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 6. Use of private wells and water systems is prohibited. 7. Disposal of sewage effluent beneath paved surfaces is currently prohibited. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District # 1. ZONE RECLASSIFICATION NO. ZE -20 -84 2. Reclassification of an existing building shall require an application for change of occupancy permit and subsequent inspection for approval. 3. Installation of fire hydrants shall be in accordance with the requirements of the Spokane County Department of Building and Safety. 4. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. f) WATER PURVEYOR 1. Water Purveyor is Spokane Suburban Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses. g) COUNTY AIR POLLUTION CONTROL AUTHORITY 1. Air pollution regulations require'that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. All air pollution regulations must be met. 33 ZE 20 8 4 .lc Ac�.� �+z J 9E y ChR'15 FI €*o 7 &/S E_ B2 Use- As AAD OT -cite is (Jete L ,ni +�( e Liscc° --cam 4�1� - Z 11,100_e__ eA2s. L_oGo s - hK5i 9 act* Q f L" � • she � �� w' X 0(9 t>b Set/ (,;,, a �u cf- l eA fes 76 2- 0 H.) Le LL FENCE Ji 0 2 — — 0 flJ BLOCK FENCE BEHIND PROPERTY LINE tgr PROPERTY LINE Br 1 LAND.5Catt sJ re) LAN 0-wAREc 4 , eot PATI HOUSE 1,060 SQ. FT. SR Oh DVA Y- —A4ENL'E. NORTH SIDE 01 - I LANase Apel CD PAnr 6ARA GE 3 6 ' 4- 1 4-' i FENCE , /c.. I . , T, PoRCH 1 LANDNAF1. , , 0 I CEMEN ul 1 _ i I ' 3 .FACES a_ 2 siDetALK - , 1 9' i _ 3'. .9 • I I ;1 I el SCALE Viraith -.3'- nJ Lt1 DRIVE ViA, —16' CHAIN LIN( FENCE -4: I I I 1 FIROPErri IL I NE I 811 r 1 51.6 .1 f COLIN n' LAND sr) / I V - 8" SIDEWALK 0 '4, 41 / EXISTING cum!' cur CURB _SO U T/1 51 D SITE PLAN ZE Z E 20- -84\ LEGAL DESCRIPTION - BROADWAY VIEW SUB L8 ADDRESS - EAST 7614 BROADWAY EXISTING ZONING - AGRICULTURAL SUBURBAN PROPOSED ZONING - RESIDENTIAL OFFICE SITE AREA - 10 SQ. FT. EXISTING BUILDING AREA - 1,080 SQ. FT. (HOUSE) EXISTING BUILDINGS - 1 STORY HOUSE, FULL BASEMENT, ATTACHED BREEZEWAY AND GARAGE, COVERED PATIO ATTACHED TO BACK OF HOUSE ALL BUILDINGS TO REMAIN AS IS BUILDING HEIGHT - HOUSE, FROM FOUNDATION TO PEAK OF ROOF - 16 FEET PROPOSED BUILDINGS - NONE PERCENT OF BUILDING COVERAGE -±45 PERCENT OF OPEN SPACE } 7Yld',% PARKING SPACES - 3 . ; - i- . 0 b IIE�Rowl o a I / I -I /BATH io Ctoscr ,, HALL STAIgIlltli `t OFFICE ‘ ,a • KIT 9 'A / //"!O ° < < l 36 7614 E . ' BROADWAY HOUSE AREA 1,086 SQ . FT . LARGE OFFICE -- 291 SQ,. FT. . SMALL OFFICE -- 140 SQ, FT, BATHROOM - -- 52 3Q: FT. SCALE 1 "- 10'' Date: Name of Applicant: Edith M. Lowe SPOKANE COUNTY PLANNING DEPARTMENT APPLICATION FOR ZONE RECLASSIFICATION Street Address of Applicant: E• 7620 Broadway City: Spokane State: Wa • Zip Code: t alTzeSs Application No: ZE - 20 - 84 99212 Tele. No. 926 Name of Property Owner(s): Linkous A. Lowe and Edith M. Lowe, Authorized Agent representing Owner (if other than owner): Existing Zoning Classification: Agricultural Suburban Date Existing Zone Classification Established: 1959 Existing Use of Property: Office rental . . Proposed ' Zone', Classification: Residential Office Business office within exieting.residence or Proposed Use of Property: possible replacement of structure in future. Legal Description of Property: Broadway View Sub L8 Section: 18 Township: 25 Range: Source of Legal: Tax statement Assessor's Parcel No: (See tax statement) 18543 - 0412 - Property Size: 85 ft. X 120 ftFrontage: 8 Feet on: So. side of Broadwav - Ave. Total amount of adjoining land controlled by - this owner or sponsor: 2 lots East, 95.65 feet X leu rest each Street Address of the Property:C7 Broadway p' If you do not hold title to the property aT'fecte � �this pa plicati pro on, what is your interest in it? We do hg free and clear title Please list previous Planning Department actions involving this property: None ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED: 1. What are the changed conditions of the site area, which you feel make this proposal warranted? Four lanes on Broadway Ave. added increased traffic, and an Industrial zone to the South. 2. . What effect will the proposed zone reclassification have on the adjacent properties? None, the area is already changing Rev. 2/3/81 1 This section of the application will provide the Planning Department's Staff with written v erification that the applicant has had preliminary consultation with the agencies identified. Results of the preliminary consultation should be incorporat- ed in the proposal before final submittal to the Planning Department. 1. COUNTY ENGINEER'S OFFICE A preliminary consultation has been held requirements for submittal of this proposal --' J ;; (Si nat{• fie) " 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•. The designated water purveyor for this site is ' . • (Signature) 3. WATER PURVEYOR' (NAME) Jiorc- e The proposal (is) (i.et) located area. b) Satisfactory arrangements (have) (have - been made to serve proposal. c) We (are) (fit) able to serve this site with adequate water. ri ( -- DEPT Co (cR s'e- .(Signature) (Date) 4... ' BUILDING AND SAFETY DEPARTMENT A, preliminary consultation has been held requirements for submittal of this proposal for rezone have b een satisfied. This proposal is located in Fire District # (Signatu"re) COUNTY HEALTH DISTRICT • • APPLICATION FOR ZONE RECLASSIFICATION -- continued -2 I, THE UNDERSIGNED, SWEAR UNDER THE ABOVE RESPONSES ARE MADE TRUTHFULLY LEDGE. I FURTHER SWEAR THAT I AM THE OWNER POSED FOR ZONE RECLASSIFICATION, OR, HEREWITH I5 WRITTEN PERMISSION FROM ACTIONS ON HIS OR HER BEHALF. NOTARY SEAL: (Signed) (Address) NOTARY (Date) , (Date) A • ap li ant f � a byl informed of our requirements and standards. thin (Signatre) // I (Dat,e) / preliminary consultation has been held to discuss the proposal. The SIGNATURE OF APPLICANT OR AGENT to discuss •the proposal. Our for rezone have been satisfied: s (Date) SU l3U2QhN within the boundary of our service Date: Phone: Zip: Date: Date: this to discuss the 'proposal. Our PENALTY OF PERJURY THAT THE AND TO THE BEST OF MY KNOW- OF RECORD OF THE SITE PRO - IF NOT THE OWNER, ATTACHED SAID OWNER AUTHORIZING MY Rev. 2/3/81 Preliminary Conditions Remarks: C. INSPECTION D. SPECIFIC CONDITIONS: E. FINAL PLAT CHECKS S P O K A N E C O U N T Y E N G I N E E R - - P R E L I M I N A R Y C O N S U L T A T I O N -- A. Project Name: ZC I.l18. C vas A. PROPOSAL Number of Parcels: / Section /® T. 25 N., R. 4141 E.W.M.; Quarter 1 2 3 4 DEVELOPER Name: - or Address: AGENT Phone: Business Name: EDi th A9. ZOLA.)C OWNER Address: E /X- Phone: Business ,2 Z Home Name: ENGINEER Address: Phone: Business Home B. .PRELIMINARY CONSULTATION: Date: I / /ge/ By: /27 7;;;i.. -t__. � 1 a) Right —of —Way /14 b) Curb 4J4 c) Sidewalk 470 d) Pave c-7 f) e) Approaches y ens: /O /i?r" - erte -cp = ceJ 'e!1 f) Drainage 2..C.71 � e Y ' g) State /City Review Yeh e ( ) No Co...)- NOTE: This proposal must comply with Spokane County Regulations for Roads. Ap— proach and Drainage in New Construction; Board of County Commissioners Resolution No. 80 - 1592 as amended. Conditions are preliminary and may change after field In— spection and review of County records. Date: / / By: Remarks: Home Number Ze ..22 -9 Fee Paid; Yes No luuo t�i• unt $ Cash Check L Planning Application Signed; Date q' / 7 7744 BY: Cash Fee Paid: Date Amount __ Check I•tathemat ical 6 Sul veyiug Checks: No. 1 Data By N. 2 -- - UaL By Nu. l— Uat " — By — — Add itlanai mailii.tmatlraI and Surveying Checks: Nip. ' Dat.• Feu Aml .N la ,1 By - --- - --. No i I / : 1 1 e I ' Y _ _ _ Foe Amt . A I 1 1 .rd Nu- F t . ! ii Ault .1, Di .i'd. :1.11 .' By — 4" AnLL \I i .I'J. 'AI ■ 4. RECEIPT Date 7/ ]9 Received From AI is fl (/ .67' / 7 7 ? Address For__Zoic-; 9 CC - 61) NT ACCOUNI AMT PAID BALANCE DUE 81(808 inESF CASrt CHELK MOW.' ORDER HOW P6 tf) LINKOUS LOWE - & MI LoWE E 7620 BROADWAY 926-9652 SPOKANE, WA 99206 Rlyto,the , sgapr of_ . . attenesksdke...enw-naese•-rw.,....vasthenCacellgOistrmIld,aPoss.i2.2142? • 28-3/1351 O." frout.s..._ • _ _ Dolkis 4 Najlialci °NB Trent and ;anther Branch Spokane, WashInoton 99206 d(a 1: 12 S /000 31-0:i514“,3 18 30 0 la 7 1; N. 811 ifiFEE:r.:014 S'POicAbIL 9g2tyj 77( y. Dollars 187 8945 (e) Other specific improvements: OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON • TO:, ,Spikano-; G�unty. Planning Department' 'i• '.FRUPI: County Engineer's Department -t e,,.,.�.J ' ` r, SUBJECT: ' Condittons of Ap roval -Zone Chan Numb zc ao -8 Applicant's Name.! ' Lowe' Section (43 Towriship N: Hani;.:•'gq' -_FW r,. fo'llowing',';conditions of approval" tor the above-referenced zone chanke r. ', s,,hm.lt to the:'Spokane''County Hearing Examiner Committee for inclusion in the 'scaf1 ".bialysis• ` ?''%';f'indirigs• and order" of the Fhearing scheduled parFmfae f , , , PrIoi To The Issuance Of A Building Permit ,Applicant Shall dedicate' ` fe ' er on — .` . right -o'f -way prior to any use of the property.. , .* AFplicant shnll.dedicate - , 'feet on • • . for .•right- of=way and'slope. easements `as- 'necessarrprior. to; any use of the ti> Applicanr'shall dedicate a> -foot radius on r .' t prior to any use of the property. ' .4Appl;icant shall. dedicate 'feet on and a •4foot =°? • `..' - 1 t,' ., • and for right - of - way - prior to any use of'.the' property:, if •Access permits for approaches to the County Road System shall be obtained Jrom .the O r' Engineer. : permits and:,i.m to must_be :approved : »1 bytthe W of Transportation. „, Access pertoite •and improvements to must ,be .. pproved 1,. e.bykthe City of ' • '' R.. (a').' Applicant shall improve • in a manner ',County, TYPICAL;roadway section No. minimum paving i. (b) Applicant shall improve in a manner County TYPICAL roadway section No. minimum paving consistent with'Spokane width consistent with'Spokanell width • • (c) Applicant shall improve in a manner consistent with - Spokane County TYPICAL roadway section No. minimum paving width (d) Applicant shall improve in a manner consistent with Spokane County TYPICAL roadway Section No. minimum paving width 9. Applicant shall submit for approval by the Spokane County Engineer road, drainage, and access plans prior to the issuance of a building permit on the property. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on -site sewage system plan and surface water disposal plan for the entire project prior t" Ow icsoance of any building permit on the property. ' "Page 2 A parking plan and traffic circulation plan shall he submitted and approved- the Spokane County Engineer prior to the issuance of a building permit on the property. The' design, locatton, and arrangement of parking stalls shall be in accordance with standard . traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or travelled by vehicles. S� • mr The word - applicant" shall include assigns, and successors. 10, To construct the road improvements County. Engineer', join in and be '!•.which purpose is the formation of a "pursuant to RCW 36.88, as amended. these improvements. '+ 911/4 the owner or owners of the property, his heirs, 4:-As-an, alternative method of constructing the road improvement stated herein, the app11 -, ' cant may, with the approval of the County Engineer, accomplish the road improvements, stated herein by joining and participating in a County Road Project (CRP)'to the extent • t ^` of the required road improvement. Spokane County will not participate'in the cost of these improvements. , The construction of the road improvements stated herein shall be accomplished as ap- proved by the Spokane County Engineer. All requir d improvements shall conform to the'current.state Of Washington Standard' Specifications for Road and Bridge Construction, and other - applicable' countystandards. and or'adopted resolutions pertaining to Road Standards and Stormwater Management, in effect.at date of construction, unless otherwise approved by the County,Engineer. 7:, Applicant shall file, a petition for the vacation of any use of.the property. a- p;rc,.1'ntz . \.z.:oa� \ -.e ..,•ns \._ Ac stated herein, the applicant may, with the approval of a willing participant in any petition or resolution- Road Improvement District (RID) for said'improvement; Spokane County will not participate in, the cost of dpi io r. ' to 8. Applicant shall construct a paved and delineated access approach(s) to meet the existing ` on ? 9. Access' to ' Road shall be prohibited.untll such time as specifically - 'authorized by'the Spokane County Engineer. . Roadway standard's, typical roadway sections and drainage plan requirements are 'found - in , Spokane Board of County Commissioners Resolution No. 80 -1592 as amended , nad- tr ' :AYYI'` '�1' . - R, - th;`.: vtv\.o5n\. "'21. This plat or development pro p>sal is located within a drainage basin which has been identified by the Spokane County Engineer's Office as having stormwater runoff problems. Since this plat,or development proposal is affected by or is a contributor to stormwater flows, property ��owners 'should participate in the planning and implementation of a future, basinwide stormwater management system. The following "Condition of Approval" shall be required: That the owners) or successor(s) in-interest agree to join 'in any County ' approved Stormwater Management Program and to pay such rates and charges as may be; fixed through public hearings for service or benefit obtained by the planning, design, con structing „ main'talning, or operation of stormwater control facilities., 1 s ctz.a 1v,C v czaee� -,y Tint t; O tt Cpl,- iwt e. \ il, c. k . n c1 y� .. rrn r , : _ 1 h� V4: \ti C -tC- o \C LCaO.L1■•J Lit / . TO: Simkdne Comity Planning Dep. eat FROM: . tbunty Engineer's Department - 1,4\' (12ne,v...J t . S IIBJECI': Conditions of Approval-Zone Change -- Number: 2....1 3o - P.y I ). Applicant's Name Lou:.= ' Section 12; Townshi p_„g N, Raulur_ 4¢ MP .2 I'he following-conditions of approval" for the above-referenced zone .the Spokane County Hearing Examiner Committee for inclusion in the "findings anI' order" of the hearing scheduled 0, ! , 19A519/. ,(e) Other specific improvements: • .y .j OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON 19SY. • change 'i'r snhml rted'to staff nnal;dsi5 and Prior To The Of A Building Permit L. Applicant shall dedicate feet on for right- of- waypr.ior to any use of the property. L:. Applicant shall dedicate feet on . for. 'tight -of ;way and slope easements•-as -necessary- pr,lbr. to any use of the property. , ,• .. .1. Applicantc shall dedicate afoot radius on • and prior to any use of the property. 4. Applicant shall' dedicate. feet on and a and for right -of -way prior to '.--Access permits for'approaches to the County Road System shall be obtained from the i , Spokane County Engineer. . 6; Access permits and,.i.mprovements to must be approved by the. Washington Department of'Transportation. - Access permits-and improvements to must'6e approved by'.the,City of.. P . •_() Applicant shall improve in a manner consistent with Spokane County TYPICAL roadway section No. minimum paving width . ,(b) Applicant shall improve in a manner consistent with Spokane County TYPICAL roadway section minimum paving, width . (c) Applicant shall improve in a manner consistent County TYPICAL roadway section No. minimum paving width (d) Applicant shall improve in a manner consistent with Spokane County TYPICAL roadway Section No. minimum paving width • • foot radius on . any'use of'the property. L. with Spokane Applicant shalt submit for approval by the Spokane County Engineer road drainage, and access plans prior to the Issuance of a building permit on the property. The applicant shall submit for approval by the Spokane County Engln.' -r and the Spokane County Health District a detailed combined nn -mite sewago system plan and surface water disposal plan for the r•nt ire project prior to fin- isgmmnre •,f ,:nv building, permit' on the property. . Page 2 11 A parking plan :uid,traffic circulation plan shall be submitted and approved by the' Spokane County Engineer prior to the Issuance of a building permit on the property." The design, locat -ron, and arrangement of parking stalls shall be in accordance with standard. traffic engineering practices. Paving or surfacing as approved by the County Engineer; will be required for any portion of the project which is to be occupied or travelled',by , vehicles: . The word . ..applicant" shall include the owner or owners of the propert-y,..his heirs,' assigns, and successors. To construct the road improvements stated herein, the applicant_ ma'y, with,the approval of Che. Engineer, join in and be a willing participanc•ln any petition or- , resolution` which,'purpose 'is the formation of a Road Improvement District (RID) for said improvement ureuant to. *GI 36.88, as amended. Spokane County will not participate, in the cost'.of These „improvements.. . :''i',.4 •': > As' an'al''ternative method of constructing the road improvement stated herein, theapplt- carit.may;' with the approval of the County Engineer, accomplish the road improvements. . ' 'stated'herein by joining and 'participating in a County Road Project (CRP) ,tother'extent of the'' "required road improvement. Spokane County will not par'ticipate,in the 'cost of ^,a: these .improvements. " F . "' :'conatruction•of the road improvements stated herein, shall be'.accomplishe& ae:a roved ''by the Spokane County Engineer. 411 required improvements shall conform to the current State Of Washington'': Standard._., ;Speciflcations' :Road and Bridge Construction,: and. other „applicatile countytatandardif and;or''adopted resolutions'pertaining tn'Road Standards and Stormwater Manageipent ,ln' effect, at. the date of construction, unless otherwise; approved: by:the_icaunty Engineer.' ;Appl1cant.shall file a petition for the vacation`of prior to ,-any,use of the property, 'Applicant shall cunstruct.a pavementoon. 3 paved and delineated access ,approach(s)rto.;mee,t the existing ' .' . . 9,:';Ac to Road shall be prohibited 'until such time .as.specifically,'- `�•hauthorized'by the Spokane,. County Engineer. .Roadway standards, :typical roadway sections and 'drainage, plan requirements are, found in 'Spokane .Board of County - Commissioners Resolution No. 80-1592 'as ainended.''I tV orzc' ApA iC' 1' This plat or development proposal is located within a drainage.basin which has been' identified by the Spokane County Engineer's Office as having stormwater runoff problems.. Since this.plat'or development proposal is affected by or is :a contributor'to- atormwater • flows, property owners should participate in the planning and implementation of a 1;' basinwide stormwater management system. The following "Condition of Approval” shall be required: That the owner(s) or successor(s) in interest agree to join'in'any county approved Stormwater Management Program and to pay such rates and charges as may be fixed through public hearings for service or benefit obtained by, the planning, design,'con— x structing, maintaining, or operation of stormwater control facilities. 911/4 , A2 t�n,�C C_ C; %, >_'� 0.ct a:2,�a.,_::�1 \3,a GL.L7Zauc Tact kkr, SeQ,/G G Vac -peel' % TINS w, \\ \:31.3. 1 3:., nc Y ,: r. r,■.t 1 1 1 VY. \\,L \c'_> orv\t> Bre-OA ,,E, . P . INTRODUCTION This matter.having come before the Zoning Hearing Examiner Committee on December 6, 1984, and the members of the Committee present being Kenneth Kennedy, Chairman, F. Lynn Tennican and Richard L. Skalstad. • B. PROPOSAL The sponsor, Edith M. Lowe, is requesting approval of a zone* reclassification, File No. ZE- 20 -84, Agricultural Suburban to Residential Office, for the purpose of developing Office Space. • C; FINDINGS OF FACT ZONE RECLASSIFICATION NO.ZE -20- 4 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER 3 - OiIo -' 1. That the existing land use in the area is residential, manufactured home park, commercial and vacant. . 2. That the Comprehensive Plan designates this area as appropriate for Industrial development. • 3. That the existing zoning of the property described in the application is Agricultural Suburban. 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. C. FINDINGS OF FACT (continued) 9. That the owners of adjacent lands expressed approval 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. 11. The following are additional findings of fact considered by the Hearing Examiner Committee: a) That the circular driveway which is to be provided for access to the site is not required to be paved at the present time for the existing use. D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant ", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) COUNTY PLANNING DEPARTMENT ZONE RECLASSIFICATION NO. ZE -20 -84 1. The applicant shall develop subject property generally accordance within the concept presented to the Hearing Examiner Committee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. 2. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 3. All current standards of the Residential Office Zone, as amended, shall be complied with in the development of this site. 4. 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. 2 a) COUNTY PLANNING DEPARTMENT (continued) 5. Pursuant to the provisions of Chapter 43.21C RCN, the SEPA Guidelines (WAC 197 -1U) and the Spokane County Environmental Ordinance (SCE0), a proposed declaration of non - significance has been issued at least fifteen (15) days prior to this date; the official file, written comments and /or public testimony contain information regarding assessment of the proposal's likely significant adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environ ment are anticipated as a result of the project; and a final declaration of non - significance is hereby to be issued. b. That in regards to the proposal utilizing the existing residential structure as an office, the applicant shall be required to provide a circular drive across the property to safely facilitate access and parking ANL) shall not be required to pave the parking area until a major redevelopment of the parcel is proposed. In addition to the above, compliance with the following conditions shall be required when a major redevelopment of the parcel is proposed which requires a building permit. Major redevelopment shall be when 5U% or more of the existing structure is remodeled OR when the existing structure is removed and replaced with a new structure. 7. The Zoning Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such lighting. (Such plan shall attempt to confine illumination to the area with full consideration to adjacent properties.) 8. Approval by the Zoning Administrator of a specific lighting and signing plan for the described property prior to the release of any building permits. 9. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. The Zoning Administrator may require landscaping, in addition to that required in the Residential Office Zone, to specifically buffer thje development from adjoining uses. 3 LUNE RECLASSIFICATION NO. ZE -2U -84 a) COUNTY PLANNING DEPARTMENT (continued) 1U. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 11. That the project is subject to Section 4.16A.050, the Aquifer Sensitive Area Overlay Zone of the Spokane County Zoning Ordinance, which sets forth various measures for Aquifer protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. 12. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 13. Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58 -17 and the Spokane County Platting Ordinances prior to issuance of building permits. b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit: ZONE RECLASSIFICATION NO., ZE -20 -84 1. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 2. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on -site sewage system plan and surface water disposal plan for the entire project prior to the issuance of any building permit on the property. 3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 4. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 4 c) COUNTY UTILITIES DEPARTMENT 5 ZONE RECLASSIFICATION NO. ZE -20 -84 b) COUNTY ENGINEERING DEPARTMENT (continued) 5. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and /or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners'Resolution No. 80 -1592 as amended and are applicable to this proposal. 7. That a circular driveway be constructed to serve the property. This will discourage backing movements by vehicles onto Broadway. 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. 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. d) COUNTY HEALTH DISTRICT ZONE RECLASSIFICATION NO. ZE -20-84 1. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Health District prior to the issuance of any building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on -site sewage system may be authorized. 4. Water service shall be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 6. Use of private wells and water systems is prohibited. 7. Disposal of sewage effluent beneath paved surfaces is currently prohibited. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District # 1. 2. Reclassification of an existing building shall require an application for change of occupancy permit anbd subsequent inspection for approval. 3. Installation of fire hydrants shall be in accordance with the requirements of the Spokane County Department of Building and Safety. 4. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprbtected eaves. f) WATER PURVEYOR 1. Water Purveyor is Spokane Suburban Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses. 6 ZONE RECLASSIFICATION NO. ZE -20 -84 g) COUNTY AIR POLLUTION CONTROL AUTHORITY 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. ORDER 2. 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. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. All air pollution regulations must be met. The Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of Edith M. Lowe for a zone reclassification as described in the application should be APPROVED to the Residential Office Zone. Motion by: Tennican Seconded by: Skalstad Vote: Tennican - Aye Skalstad - Aye Kennedy - Aye Unanimous to APPROVE to the Residential Office Zone - (3 -0) 7 E. ORDER (continued) ATTEST: For WALLIS D. HUBBARD Planning Director By SIEVE HOROBIOWSKI Zoning Administrator Date: c t,, i4 /li ZONE RECLASSIFICATION NO. ZE -20 -84 8 HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AND VOTE December 21, 1984 TO: Board of Spokane County Commissioners FROM: j,Steve P. Horobiowski, Zoning Administrator SUBJECT: Zoning Hearing Examiner Committee Actions of December 6, 1984. Gentlemen: S OwAFC COUM/v COURT MOUSE ClaNTJEI G timinan PLANNING DEPARTMENT BROADWAY CENTRE BUILDING N. 721 JEFFERSON STREET PHONE 456 -2205 SPOKANE, WASHINGTON 99260 On December 6, 1984, the Zoning Hearing Examiner Committee met at 9:00 A.M. to consider six new zone reclassification applications. Members present: Mr. Kennedy, Chairman; Mrs. Tennican, and Mr. Skalstad. Following are the applications in sequence and the action taken by the Committee. If not appealed,, these decisions will become final on December 24, 1984. All Findings and Order for this hearing were signed on December 13, 1984. 1) ZS- 85 -84, Agricultural to Commercial: Case, et al Location: Generally located at the northeast corner of 55th Avenue and Regal Street in Section 3- 24 -43. Proposal: Retail Lumber Yard Action: Approval. (Vote: 3 0) 2) ZE- 95 -84, Agricultural and Residential Office to Restricted Industrial and Commercial: Johnson Location: Generally located north of Sprague Avenue, approximately 100 feet west of Conklin Road in Section 13- 25 -44. Proposal: Contractor's Office and Storage Yard - (No Site Plan) Action: Approval. (Vote: 3 - 0) The zoning was approved for the Commercial Zone, as this zone can accommodate the proposed uses planned at this time; and, therefore, it was not necessary to consider the Restricted Industrial portions of the combined rezone request. 3) •ZE- 20 -84, Agricultural Suburban to Residential Office: Lowe • Location: Generally located south of Broadway Avenue, approximately 500 feet east of Park Road in Section 18- 25 -44. Proposal: Office Space Action: Approval. (Vote: 3 - 0) A. INTRODUCTION ZONE RECLASSIFICATION NO. ZE -20 -84 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER This matter having come before the Zoning Hearing Examiner Committee on December 6, 1984, and the members of the Committee present being Kenneth Kennedy, Chairman, F. Lynn Tennican and Richard L. Skalstad. B. PROPOSAL The sponsor, Edith M. Lowe, is requesting approval of a zone reclassification, File No. ZE- 20 -84, Agricultural Suburban to Residential Office, for the purpose of developing Office Space. C. FINDINGS OF FACT 1. That the existing land use in the area is residential, manufactured home park, commercial and vacant. 2. That the Comprehensive Plan designates this area as appropriate for Industrial development. 3. That the existing zoning of the property described in the application is Agricultural Suburban. 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. C. FINDINGS OF FACT (continued) 9. That the owners of adjacent lands expressed approval 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. 11. The following are additional findings of fact considered by the Hearing Examiner Committee: a) That the circular driveway which is to be provided for access to the site is not required to be paved at the present time for the existing use. D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant ", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) COUNTY PLANNING DEPARTMENT 1. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. 2. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 3. All current standards of the Residential Office Zone, as amended, shall be complied with in the development of this site. 4. 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. 2 ZONE RECLASSIFICATION NO. ZE -20 -84 a) COUNTY PLANNING DEPARTMENT (continued) 5. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA Guidelines (RAC 197 -10) and the Spokane County Environmental Ordinance (SCEO), a proposed declaration of non - significance has been issued at least fifteen (15) days prior to this date; the official file, written comments and /or public testimony contain information regarding assessment of the proposal's likely significant adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environ ment are anticipated as a result of the project; and a final declaration of non - significance is hereby to be issued. 6. That in regards to the proposal utilizing the existing residential structure as an office, the applicant shall be required to provide a circular drive across the property to safely facilitate access and parking AND shall not be required to pave the parking area until a major redevelopment of the parcel is proposed. In addition to the above, compliance with the following conditions shall be required when a major redevelopment of the parcel is proposed which requires a building permit. Major redevelopment shall be when 50% or more of the existing structure is remodeled OR when the existing structure is removed and replaced with a new structure. 7. The Zoning Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such lighting. (Such plan shall attempt to confine illumination to the area with full consideration to adjacent properties.) 8. Approval by the Zoning Administrator of a specific lighting and signing plan for the described property prior to the release of any building permits. 9. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. The Zoning Administrator may require landscaping, in addition to that required in the Residential Office Zone, to specifically buffer thje development from adjoining uses. 3 ZONE RECLASSIFICATION NO. ZE -2O -84 a) COUNTY PLANNING DEPARTMENT (continued) 1U. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 11. That the project is subject to Section 4.16A.050, the Aquifer Sensitive Area Overlay Zone of the Spokane County Zoning Ordinance, which sets forth various measures for Aquifer protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. 12. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 13. Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58 -17 and the Spokane County Platting Ordinances prior to issuance of building permits. b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit: 1. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 2. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on -site sewage system plan and surface water disposal plan for the entire project prior to the issuance of any building permit on the property. 3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 4. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 4 ZONE RECLASSIFICATION NO. ZE -20 -84 ZONE RECLASSIFICATION NO. ZE -20 -84 b) COUNTY ENGINEERING DEPARTMENT (continued) 5. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and /or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners'Resolution No. 80 -1592 as amended and are applicable to this proposal. 7. That a circular driveway be constructed to serve the property. This will discourage backing movements by vehicles onto Broadway. 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. 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 ULIU 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. 5 d) COUNTY HEALTH DISTRICT 1. A combined surface be approved by the to the issuance of f) WATER PURVEYOR ZONE RECLASSIFICATION NO. ZE -20 -84 water and sewage disposal detailed plan shall County Engineer and the Health District prior any building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on -site sewage system may be authorized. 4. Water service shall be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 6. Use of private wells and water systems is prohibited. 7. Disposal of sewage effluent beneath paved surfaces is currently prohibited. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District # 1. 2. Reclassification of an existing building shall require an application for change of occupancy permit anbd subsequent inspection for approval. 3. Installation of fire hydrants shall be in accordance with the requirements of the Spokane County Department of Building and Safety. 4. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. Water Purveyor is Spokane Suburban Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses. g) COUNTY AIR POLLUTION CONTROL AUTHORITY ORDER ZONE RECLASSIFICATION NO. ZE -20 -84 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. All air pollution regulations must be met. The Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of Edith M. Lowe for a zone reclassification as described in the application should be APPROVED to the Residential Office Zone. Motion by: Tennican Seconded by: Skalstad Vote: Tennican - Aye Skalstad - Aye Kennedy - Aye Unanimous to APPROVE to the Residential Office Zone - ( 3 - 0 ) 7 E. ORDER (continued) ATTEST: For WALLIS Planning Di rSd_ By STEVE H Zoning Admi D. HUBBARD rector ROB ROBIOWSK1 nistrator Date: a tj, i,3 /fl 8 ZONE RECLASSIFICATION NO. ZE -20 -84 HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AND VOTE Chai AGENDA, DECEMBER 6, 1984 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE ZONING HEARING EXAMINER COMMITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE TO BE ANNOUNCED. ITEMS NOT HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT, WILL BE CONTINUED TO THE NEXT AVAILABLE DATE AS ANNOUNCED BY THE CHAIRMAN OF THE ZONING HEARING EXAMINER COMMITTEE. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AVAILABLE IN THE PLANNING DEPARTMENT'S OFFICE. 9:00 A.M. ZONE RECLASSIFICATIONS 1. ZS -58 -84 AGRICULTURAL TO COMMERCIAL (Generally located at the northeast corner of 55th Avenue and Regal Street in Section 3- 24 -43.) 3. ZE- 20 =84 ' Comprehensive Plan: Proposed Use: Site Size: Applicants: 2., ZE -95 -84 AGRICULTURAL and RESIDENTIAL OFFICE TO RESTRICTED INDUSTRIAL• and COMMERCIAL (Generally located north of Sprague Avenue, approximately 100 feet west of Conklin Road in Section 13- 25 -44.) Comprehensive Plan: Proposed Use: Site Size: Applicant: AGRICULTURAL SUBURBAN TO RESIDENTIAL OFFICE (Generally located south of Broadway Avenue, approximately 500 feet east of Park Road in Section 18- 25 -44.) Comprehensive Plan: Proposed Use: Site Size: Applicant: Urban Retail Lumber Yard Approximately 2.9 Acres JOHN CASE, et al South 5415 Regal Street Spokane, WA 99203 TELEPHONE NO.: 456 - 2205 Major Commercial Contractor's Office and Storage Yard (NO SITE PLAN) Approximately 2.3 Acres BERNIE E. JOHNSON P. 0. Box 11765 Spokane, WA 99211 Industrial Office Space Approximately 10,200 Square EDITH M. LOWE East 7620 Broadway Avenue Spokane, WA 99212 Feet (continued) AGENDA, DECEMBER 6, 1984 - 2 - TELEPHONE NO.: 456 -2205 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 (Continued from Page #1), ZONE RECLASSIFICATIONS 4. . ZE- 77 784 AGRICULTURAL TO LOCAL BUSINESS (Generally located northeast of the intersection of Kenney•Road and Wellesley Avenue in Section 33- 26 -45.) Comprehensive Plan: Proposed Use: Site Size: Applicant: Comprehensive Plan: Proposed Use: Site Size: Applicant: Urban - Outside the PSSA. Addition to Grocery Store Approximately 4.78 Acres DEAN A. BENSON East 21101 Wellesley Avenue Spokane, WA 99207 The following information applies to Item Nos, 1, 2. 3, 4, & 6 of the December 6, 1984 Agenda: 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 "change of conditions" are exempt from the provisions of SEPA; check with the Planning Department staff, if uncertainty exists. ZONE RECLASSIFICATIONS - (continued) 5. ZE -94 -84 AGRICULTURAL TO RESIDENTIAL OFFICE, COMMERCIAL. AND RESTRICTED INDUSTRIAL (Generally located along the east side of Pines Road at the northeast corner of Pines Road and Euclid Avenue, approximately 600 feet south of Trent Road in Section 3- 25 -44. Urban Commercial /Industrial Park Approximately 70 Acres INLAND EMPIRE COUNCIL - BOY SCOUTS OF AMERICA West 411 Boy Scout Way Spokane, WA •99201 (continued) AGENDA, DECEMBER 6, 1984 SPOKANE COUNTY ZONING HEARING Place: Broadway Centre Buil • North 721 Jefferson (Continued from Page #2) ZONE RECLASSIFICATIONS 6. ZE -96 -84 5:00 P.M. -3- EXAMINER COMMITTEE ding, Second Floor Street, Spokane, WA 99260 The following information applies to Item No. 5 of the December 6, 1984, Agenda on the preceding page: Except when an Environmental Impact Statement (EIS) has been prepared, as may be indicated above for a specific case, a Determination of Nonsignificance (DNS) has been issued FOR . EACH PROPOSAL ABOVE; except that most "change of conditions" are exempt from the provisions of SEPA. A DNS is a decision, based upon information available at the time the DNS was • issued, that no EIS has been ordered to be prepared. Comments regarding a DNS: (1) are due'by the close of business hours, December 6, 1984; (2) should reference the specific . file number; and (3) should be addressed to Spokane County Planning Department, North 721 Jefferson, Spokane, WA 99260. Additionally, comments on the DNS and any other environmental documents may be made at the public hearing, the time and place of which is set forth above. Contact the Planning Department Staff for more information (456- 2205). ZONE RECLASSIFICATIONS - (continued)_ AGRICULTURAL TO MULTIPLE FAMILY SUBURBAN • (Continued from November 1, 1984, Hearing) (Generally located Marietta Avenue in Comprehensive Plan: Proposed Use: Site Size: Applicant: ADJOURNMENT Urban 176 -Unit Apartment Complex Approximately 8 Acres JAMES A. WOLFF South 1213 Pines Road Spokane, WA 99216 TELEPHONE NO.: 456 -2205 east of the intersection of Pines Road and Section 10.- 25 -44.) % C3 PLA)Ay t s u3 7 4/30 5959 I t 46 (0 I x.).411