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ZE-33-73 (2)S AGENDA, NOVEMBER 9, 1973 TELEPHONE NO.: 456 -2274 SPOKANE COUNTY PLANNING COMMISSION Time: Friday, November 9, 1973, 9:00 A.M. Place: Conference Room A, Court House Annex (Use Mallon Avenue entrance) ZONE CT3,AN(,P — CONTSTDFR TTON OF STTR DEVELOPMENT PLAN 1. a. Location: b. Applicant: c d. e f. g• rhan to Local Rust (Continued from September 21, 1973) 6 /7 ,Range 44,E.W.M. Opportunity, except the West 5 feet, and reof. Section 17,Township 25 N. The NW 1/4 of Block 20 of the North 165 feet, except except the East 55 feet the George M. Boyd c/o Alvin J. Wolff, Realtors South 717 Pines Road Spokane, Washington Site Size: Approximately 42,075 square feet Existing Zoning: Agricultural Suburban, est. December 8, 1953. Approved Zoning: Local Business. The Board of County Commis sioners concurred with the Planning Commission's recommendation to zone the property Local Business after a public hearing held on July 20, 1973. Purpose of November hearing: To consider a detailed site plan for the property. Application of Zoning Provision: Chapter 4.21, Section 4.21 .040 x y , RY]'�S4 4 AV E NORA 1 i ' • _ x - r Mt. 1 � _Q SHARP AV 0 1011 ELL t- 0;I - sa ET i 0 StHTO A ..r • 0 z W m 0. C ATA D f[ — 4 — 4) 41' 4131 �MA1( 1 c 1 A 44+4 No{etH Sc Ate t / 0 ; /OOo ZONE CHANGE, CONSIDERATION OF SITE DEVELOPMENT PLAN ZE -33 -73 • - AGRICULTURAL SUBURBAN TO LOCAL BUSINES S: BOYD (Continued from the September 21, 1:173 hearing.) Planning Commission Recommendation: Approve subject to the following conditions: (Vote was Unanimous.) 0 A. CONDITIONS: 1. The advertised property shall be developed in substantial conform- ance with the approved site development plan and elevation drawings, i.e., a single story retail building with peripheral paved parking lots and landscaped areas, substantially as shown. The elevation drawings are to be interpreted as depicting general quality of exterior finish materials, rather than a precise description of what is to be built. 2. The subject property shall be lighted in a manner which will not produce undue glare on adjoining residential properties. 3. Approval of access by the Spokane County Engineer's office. Installation of fire hydrants in accordance with the requirements of the Spokane Valley Fire Marshal. BACKGROUND At the July 20, 1973 hearing, the Planning Commission recommended approval of the north portion of the Boyd request (7 -ii site) for Local Business Zoning. The southerly portion of the site was recommended for approval subject to the submittal and review of a more detailed site development plan. B. REASON: -5- (Coned) MINUTES NOVEMBER 9, 1973 The Planning Commission is of the opinion that the approved site develop- ment plan, in conjunction with the conditions of approval and the standards of the Local Business Zone, will adequately protect neighboring residential properties from many of the nuisance factors normally assocated with neighborhood shopping center developments. ZE -33 -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS (Cont'd) C. GENERAL DATA: 1. Location: Opportunity, except the E 55' thereof. 2. Applicant: 3. Site Size: 4. Existing Zoning: 5. Approved Zoning: 6. Purpose of November 7. Application of Zoning Provision: Section 17, Township 25 N., Range 44, E. "vv.ivt. The NW 1/4 of Block 20 of the N 165', except the 'Nest 5', and except George M. Boyd c/o Alvin J. Wolff, Realtors South 717 Pines Road Spokane, Washington Approximately 42,075 square feet Agricultural Suburban, est. December 8, 1953 Local Business. The Board of County Commissioners concurred with the Planning Commission's recommendation to zone the property Local Business after a public hearing held on July 20, 1973. hearing: To consider a detailed site plan for the property. -6- Chapter «.21, Section 4.21.040 ZONE CHANGE 7,F. -33 -73 - ARTCTJLTTTRAT. STJRTTRRAN TO LOCAL 13IJSINESS: ROYD (Continued from the April 13, 1973 Hearing.) MINUTES July 20, 1973 Planning Commission Recommendation• Approve the North 1AS' of the advertised property ("7 sit for T.nnal Rusinnss zoning, suhiect to tha. following cowl l firms : J A. Conditions- 1. Approval by the Board of County Commissioners of more detailed site development plans, including lighting, landscaping, signing, parking lot arrangement, etc. to be prepared by the applicant in cooperation with the staff. 2. Approval of access by the Spokane County Engineer's Office. (Note: Some indicated access points near the Mission - Mullan intersection may have to be eliminated because of operational prbblems with the present couplet at Mission - Mullan.) 3) Installation of fire hydrants in accordance with the requirements of the Spokane Valley Fire Marshal. Approve the balance of the advertised property for Local Business zoning subject to the review by the Planning Commission of more detailed site development plans for the remainder of the site at the September, 1973 hearing. B. General Data- 1. Location: Section 17,Township 25 N. ,Range 44,EWM. The I'NI 1/4, except the West 5 feet thereof, except the North 125 feet of the East 125 feet of the West 130 feet thereof, and except the East 55 feet thereof of Block 20 of Opportunity. 2. Applicant: George M. Boyd c/o Alvin J. VWTolff, Realtors North 717 Pines Road Spokane, Washington 3. Site Size: Approximately 1.6 Acres 4. Existing Zoning: Agricultural Suburban, est. Dec. 8, 1953 5. Proposed Zoning: Local Business 6. Proposed Use of Property: ":even- Eleven' Store and Retail Stores 7. Application of Zoning Provision: Chapter 4.21, Section 4.21.040 -2- Time: Place: AGENDA, JULY 20, 1973 SPOKANE COUNTY PLANNING COMMISSION HONE, CTdANGE 2. 7E- 33 -73. Agricultural Suburban to Tonal Rnsiness (Continued from April 13, 1973) a. Location: b. Applicant: c . d. e f. 9. (M „ 4 _ J Ia 4 • ;uJ = M,x A Site Size: Existing Zoning: Proposed Zoning: Proposed Use of Property: Application of Zoning Provision: — 2 — x i s Q j TELEPHONE NO.: 456 -2274 Friday, July 20, 1973, 9:00 A.M. Conference Room A, Court House Annex (use Mallon Avenue entrance) Section 17,Township 25 N. ,Range 44,E.W.M. The NW 1/4, except the West . 5 feet thereof, except the North 125 feet of the East 125 feet of the West 130 feet thereof, and except the East 55 feet thereof of Block 20 of Opportunity. George M. Boyd c/o Alvin J. Wolff, Realtors North 717 Pines Road Spokane, Washington Approximately 1 .6 Acres Agricultural Suburban, est. December 8, 1953 Local Business "Seven— Eleven" Store and Retail Stores Chapter 4.21 , Section 4.21 .040 " S¶NTO nI G` tr .�pp „!4QOA4. i —` - t A r 1 D O i X:' C Nrq t.0 0 J 61 . } �• Arr!+iird 55 Noterd it 33 1- 2 01 0 c3RC�dJ pll$ t its .. ... sc .... y; .. - . 11 /OOO 2. ZE -33 -73 - AGRTCULTURAL S JBURBAN TO LOGAL BUSINESS• BOYD 3. 7,F -40 -73 - ArRTCTTT. SUBURBAN TO IOC:Mu BUSINESS: STSC,O (Continued from the April 13, 1973 Hearing.) Staff Evaluation: At the April 13, 1973 hearing, the staff recommended denial of both applications because "ample property has been zoned for business and commercial uses in the area". The staff also noted that the Comprehen sive Plan recognized commercial uses on the southwest corner of Argonne Road and Mission Avenue but did not recognize commercial uses on the southeast corner of the intersection. Furthermore, the staff was con- cerned that the two applications would set a precedent for business zoning within the Argonne - Mullan corridor. In evaluating the Argonne - Mullan corridor the staff concluded that althouc some of the zoned Local Business area to the west of Argonne Road was. appropriate when Argonne alone served as an arterial, the couplet severely affects the potential of the existing zoned area. Because the interior portion of the zoned area is owned by one of the present appli cants, the staff suggests that the applicant agree to relinquish the interior (undeveloped properties which do not front on Argonne) Local Business zoning in order to secure zoning for the advertised properties between Argonne and Mullan. The staff suggests that the relinquished properties would be appropriate for Multiple Family Suburban develop- ment. In effect,the applicant would gain more marketable Local Business site and the Commission would not be establishing a damaging precedent. The staff feels, in any case, that more detailed plans should be submitt:. in order to finalize the request. Therefore, we suggest that the Commission inquire of the applicant as to whether he would concur in the rezoning for apartment use of the interior of the block west of Argonne (leaving 154' of Local Business on Argonne) . If he does concur, then the Commission could initiate the change and also consider a more definite plan for the Local Business proposal at the September hearing. - 2 - AGENDA, APRIL 13, 1973 SPOKANE COUNTY PLANNING COMMISSION Time: Friday, April 13, 1973, 9:00 A.M. Place: Conference Room A, Court House Annex (Use Mallon Avenue entrance) ZONE CHANGE 1. ZE -33 -73 , Agricultural Suburban to Local Business a. Location: b. Applicant: c. d. e. f. g. Site Size: Existing Zoning: Proposed Zoning: Proposed Use of Property: Application of Zoning Provision: — 10 — eTh Noe rN SQ RCE :1." a 2 000' TELEPHONE NO.: 456 -2274 Section 17,Township 25 N. ,Range 44,E.W.M. The NW 1/4, except the West 5 feet thereof, except the North 125 feet of the East 125 feet of the West 130 feet thereof, and except the East 55 feet thereof of Block 20 of Opportunity. George M. Boyd c/o Alvin J. Wolff, Realtors North 717 Pines Road Spokane, Washington Approximately 1.6 Acres Agricultural Suburban, est. December 8, 1953 Local Business "Seven— Eleven" Store and Retail Stores Chapter 4.21, Section 4.21 .040 :rt .NOS FOR PUBLICATION PRIOR TO PUBLIC HEARING OF APRIL 13, 1973. Information for the following individuals only - Mrs. Rawlings, Messrs. Schadegg, Smith, Jacobson, Cook, Quigley and Shaw. ZONE CHANGE 1. ZE -33 -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS: BOYD Staff Recommendation: DE1"JY Background: In 1953, a 1/4 acre parcel on the southwest corner of Mission Avenue and Argonne Road was zoned Local Business, thus recognizing the continued existence of the grocery store operation on the site. Building permits were obtained for a service station on the southeast corner of Mission and Argonne in 1953 before the area was upgraded to the Agricultural Suburban classification in 1953. Apparently, the Commission relegated the service station to non- conforming status. In 1967, following previous unsuccessful zoning attempts, Mr. Joseph Sisco and Mr. Olsen submitted a proposal for a Local Business shopping center comprising most of the properties on Maxwell Avenue between Argonne and Marguerite. Following approval of the request by the Board of County Commissioners, the Zoning Map was changed in 1966 subject to certain performance conditions similar to those requested by the Planning Commission today. However, approximately six lots within the shopping center proposal contain restrictive covenants which could possibly preclude business and commercial development at this time. Business uses are currently confined to the Argonne Road frontage properties and comprise a service station at the southwest corner of Argonne and Mission, a "dry- goods" store on the northwest corner of Argonne and Maxwell, The interior properties along Maxwell Avenue remain vacant. A service station also remains at the southeast corner of Argonne & Mission. ANALYSIS: The advertised property lies south of Mission Avenue between Argonne and Mullen Roads. The applicants propose to utilize the L- shaped property for a 7 -11 Store ariented toward Mission Avenue. The store property would also accommodate pump islands for gasoline. The development proposal for the south half is contained in the zone change file, ZE -33 -73 (sea follow- ing item). The staff is of the opinion that the site is inappropriate for Local Business Zoning because: 1. Ample property has been zoned for business and commercial uses in the area. The staff notes that the same applicant still retains approxi- mately 2 1/2 to 3 acres of undeveloped zoned property to the west of the proposal. The staff contends that restrictive covenants which apply (cont'd) -1- ZE -33 -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS (cont'd) to approximately two acres of the applicant's property to the west could be challenged by court action. The staff also notes that additional retail stores could be accommodated in the underdeveloped Argonne Village Shopping Center and the yet -to -be developed Robish- Rosauer property at Argonne and Montgomery. (Argonne Village with Robish - Rosauer have approximately 16 acres zoned but undeveloped.) 2. The Planning Commission has previously expressed the opinion that multiple family suburban and residential office zoning provides for more appropriate land uses within the Argonne- Mullen corridor. The staff notes that at least five properties have been classified into the Residential Office or Multipe Family Suburban Zone along the couplet since 1968. Apartments and offices have been successfully established on the couplet in accordance with Planning Commission actions. The property to the east of the 7 -11 site was zoned to the MultipleFamily Suburban classification in 1971 The Boyd request would not only duplicate the functim of the two service stations in the vicinity, but would also provide for a neighborhood store facility which has been already phased out (why ?) on property to the west. The staff is of the opinion that the advertised property is quite appro- priate for office and apartment uses. The staff notes that there is a general lack of office space available in the general area. Many offices have been established in the more expensive commercially zoned properties on Sprague Avenue. The staff would also point out that the performance standards and the limited uses of the Residential Office Zone are much more compatible with the surrounding residential community than the very sketchy proposal for Local Business Zoned offered by the applicant. The staff also notes that apartments have been completed at the southwest corner of Broadway and Argonne with relatively little impact on surrounding land uses. 3. Although the Comprehensive Plan recognizes the area previously zoned Local Business to the west of Argonne Road, the plan does not recognize business uses to the east of Argonne Road. The staff is of the opinion t that approval of the request would set a dangerous precedent for further business and commercial requests along Argonne and Mullen Roads. The staff is of the opinion that the Argonne couplet between Trent Avenue and Sprague Avenue should be re- studied and the Comprehensive Plan amended if the Commission is of the opinion that additional business zoning is required in the vicinity. Approval of the pending request would be in conflict with the present Comprehensive Plan and would stimulate speculation on the Argonne- Mullen couplet for business and commercial developments. -2- ZONE CHANGE ZE -33 -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS: BOYD Planning Commission Recommendation: Continua to the Jaly. 1973 hearing to allow the staff to prepare a zoning elan study for the Argonne Mullan couplet between Trent and Sprague Avenues. (It is anticipated that the Planning Commission staff could complete the recommended study by the July hearing.) A. REASONS: The Planning Commission has previously expressed the opinion that Multiple Family Suburban and Residential Office Zoning would provide for appropriate land uses within the Argonne - Mullan corridor. The Commission has authorized the zoning study of the corridor to determine if and where additional business and commercial zoning might be warranted and appropriate within the corridor. B. GENERAL DATA: 1. Location: Section 1?, Township 25 N., Range 44, E.W.M. The NW 1/4, except the West 5 feet thereof, except the North 125 feet of the East 125 feet of the West 130 feet thereof, and except the East 55 feet thereof of Block 20 of Opportunity. 2. Applicant: 3. Site Size: 4. Existing Zoning: 5. Proposed Zoning: 6. Proposed Usa of Property: 7. Application of Zoning Provision: -24- MINUTES April 13, 1973 George M. Boyd c/o Alvin J. Wolff, Realtors Norte i .7 Pines Road Spok-an , Washington Approxi:.iately 1. 6 Acres Agricultural Suburban, est. December 8, 1953 Local Business "Seven- Eleven" Store and Retail Stores Chapter 4.21, Section 4.21.040 AGENDA, SEPTEMBER 21, 1973 6 SPOKANE COUNTY 3PLANNING COMMISSION Time: Friday, September 21, 1973, 9:00 A.M. Place: Conference Room A, Court House Annex (Use Mallon Avenue entrance) ZONE C HANGE - CONSIDERATION OF SITE DEVELOPMENT PLAN 2. ZE- 33 -73. Agricultural Suburban to Local Business. a, Location: Section 17, Township 25 N„ Range 44, E.W.M. The NW 1/4 of Block 20 of Opportunity, except the West 5 feet thereof, except the North 125 feet of the East 125 feet of the West 130 feet thereof, and except the East 55 feet thereof, b, Applicant: George M. Boyd c/o Alvin J. Wolff, Realtors South 717 Pines Road Spokane, Washington c. Site Size: Approximately 1.6 acres d. Existing Zoning: Agricultural Suburban, established Dec. 8, 1953, except for the North 165 feet of the above described property which was zoned Local Business on August 23, 1973 by Resolution 473 -582. e. Approved Zoning: The remainder of the property described as the NW 1/4 of Block 20 of Opportunity, except the North 165 feet, except the West 5 feet, and except the East 55 feet has been approved for Local Business subject to approval of a detailed site development plan, following a hearing on July 20, 1973. f. Purpose of September hearing: To consider a detailed site plan for the Sly portion of the originally described property, 1 6 I j .j : r 7 ..(A0 t1 v E i ∎OAA 1 °tSS1pm j 2 -] AUE c ; :-� � l ��.. —y. 1 Ta r LY Ad P __ n 14{ i*! 3 � Ci CI U _,, A C ;f1l 3.; C* TELEPHONE NO.: 456 -2274 s WORTH _ . c.. t et tpop' ZONE CHANGE ZE -33 -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS: BOYD ; Planning Commission Recommendation: Continue to the November. 1973 hearing to allow the applicant to submit a more detailed site development plan for the site. (Vote was unanimous.) A. REASON: In a latter to the Commission dated :September 6, 1973, F. V. Seipp, a representative for the applicant, requested an extension of time to allow them "to give better consideration and design to the ultimate user of the property". The Commission concurred with the requested extention. B. GENERAL DATA: 1. Location: Section 17, Township 25 N., Range 44, E.vi.M. The NW 1/4 of Block 20 of Opportunity, except the Vv 5 feet thereof, except the N 125 feet of the East 125 feet of the Vvest 130 feet thereof, and except the East 55 feet thereof. George M. Boyd c/o Alvin J. 'Vv'olff, Realtors South 717 Pines Road Spokane, Washington Approximately 1.6 acres Agricultural .suburban, established Dec. 8, 1953 except for the North 165 feet of the above described property which was zoned Local Business on August 23, 1973 by Resolution *73 -582. 2. Applicant: 3. Site Size: 4. Existing Zoning: -2- MINUTES September 21, 1973 5. Approved Zoning: The remainder of the property described as the NW 1/4 of Block 20 of Opportunity, ex- cept the N 165 feet, excet the vv5 feet, and except the E 55 feet has been approved for Local Business subject to approval of a deatiled site development plan, following a hearing on July 20, 197; 6. Purpose of September hearing: To consider a detailed site plan for the Sly portion of the originally described property.