ZE-40C-73 (2)Zoning Hearing Examiner Committee Actions of May 8, 1980
3) ZE- 158 -79, Multiple Family Suburban - Change of Conditions; Calistro
Location: Generally located 1,300 feet south of Trent Avenue on the west side
of Pines Road. Section.9- 25 -44,
Proposal; Eliminate conditions requiring a specific developer to construct
condominiums. Delete Conditions 2 and 3 of the original approval.
Action: Approval, (Vote; 3 - 0)
,.4)
Location:
Proposal:
Action:
5 4 -1?
(contd.)
Local Business - Change of Conditions: Gillis
Generally located 335 feet south of Mission Avenue, between Mullan
and Argonne Roads. Section 17- 25 -44,
Request approval for a new development plan.
Approval. (Vote; 3 - 0)
5) ZW- 36 -80, Agricultural to Freeway Commercial and Multiple Family Suburban: Goodner
Location: Generally located north of the Medical Lake Four Lakes Road and
west of the State Highway No. 904 - Four Lakes, Washington.
Section 23- 24 -41.
Proposal: Body, fender and towing business /Four -plex.
Action: Approval. (Vote; 3 - 0)
6) ZE- 48 -80, Agricultural Suburban to Multiple Family Suburban: Scroggin
Location: Generally located 650 feet west of University Road on the south side
of 4th Avenue. Section 20- 25 -44,
Proposal: 12 -Unit Apartment Complex,
Action: Denial. (Vote: 2 - 0) The requested proposal is completely
surrounded by Agricultural Suburban zoning; approval of this request
would constitute a spot zone for the area.
7) ZE- 215 -79, Agricultural to Commercial: Tombari
Location: Generally located at the northeast corner of Argonne Road and Knox
Avenue, extended east. Section 8 - 25 - 44,
Proposal: Fast Food Restaurant /Retail Outlets.
Action: Approval. (Vote: 3 - 0)
8) ZE- 57 -80, Agricultural and Two - Family Residential to Residential Office: Redeemer
Lutheran Church
Location: Generally located at the northeast corner of Mullan Road and Valley
Way. Section 17- 25 -44.
Proposal: Office Building.
Action: Approval. (Vote: 3 - 0)
9) ZE- 43 -80, Commercial to Residential Office: Allison
Location: Generally located at the southeast corner of Liberty Drive and
Melkapsi Street, Liberty Lake. Section 22- 25 -45.
Proposal: 21 -Unit Apartment Complex.
Action: Denial without prejudice. (Vote: 3 - 0)
The applicant had not supplied sufficient information concerning
the availability of water service and sewer service. The proposed •
development also did not provide adequate off - street parking for the
occupant of the development.
- 2 - ( contd.)
DATE:
TO:
FROM:
SUBJECT:
I. GENERAL INFORMATION
APPLICANT:
STATUS OF APPLICANT:
PROPERTY OWNER:
EXISTING ZONING:
II. SITE PLAN INFORMATION
SITE SIZE:
NEIGHBORHOOD CHARACTER:
LAND USE: Site
North
East
West
South
ZONING: North
East
West
South
STAFF REPORT
May 8, 1980
HEARING EXAMINER COMMITTEE
PLANNING DEPARTMENT STAFF
ZONE RECLASSIFICATION NUMBER: ZE- 4OC -73
John T. Gillis
Representative
R. Phillips, et al.
Local Business (established 1973)
REQUESTED CHANGE OF CONDITIONS: The applicant is requesting the Hearing
Examiner Committee's approval of a new development
plan.
PROJECT LOCATION: The site is generally located 335 feet south of
Mission Avenue, between Mullan and Argonne Roads.
Approximately .85 Acres.
The neighborhood is in a transition from residential
and undeveloped land into office and business uses.
Undeveloped
Argonne Professional Building (under construction)
Undeveloped
Sneva's Lighting Lube /Undeveloped
Jet Self - Service Gas Station
Local Business, established 1973
Agricultural Suburban, established, 1953
Local Business, established 1957
Local Business, established 1973
COMPREHENSIVE PLAN DESIGNATION: Residential Neighborhood
NUMBER OF BUILDINGS EXISTING: 0
NUMBER OF BUILDINGS PROPOSED: 2
Total Square Feet 10,908 sq.ft.
Percent of Coverage 29.4%
MAXIMUM HEIGHT OF STRUCTURES: 1 Story
(contd.)
II. SITE PLAN INFORMATION (contd.)
PARKING REQUIRED:
PROVIDED:
III. BACKGROUND /ANALYSIS
51 Spaces
51 Spaces
Originally two office buildings were approved for this site and adjacent
property. Since the original request,.two Change of Condition Hearings have
been held, approving Sneva's Lighting Lube and Jet Self - Service Gas Station.
This request incorporates all remaining land required to come in for a Change
of Conditions prior to development.
The Spokane County Health District finds that:
1. This project lies over the Spokane Aquifer.
2. It is within Critical Water Supply Service Area No. 3, and within the
service area of Modern Electric Company. Groundwater resources appear
adequate to support development at this density.
3. The project is: Inside the 201 Sewer Study Area Zone No. 3 and inside
the Primary Sanitary Sewer Area recommended in the '208' Study. The
method of sewage disposal is subject to approval of the Director of
Utilities pursuant to County Resolution 80 -0418 adopted March 24, 1980.
The topography and soils in the area are generally suitable for use of
individual on -site sewage systems.
IV. AGENCIES RECOMMENDED CONDITIONS
a) COUNTY FIRE MARSHAL
1. The site is located in Fire District #1.
ZONE RECLASSIFICATION NO. ZE- 40C -73
2. Adequate water for fire protection, and distribution of such water is
required. A plot plan showing fire protection water distribution
and access for emergency vehicles is required to be submitted for
approval prior to any land use.
b) COUNTY ENGINEER
1. No additional Conditions.
c) WATER PURVEYOR
1. Purveyor is Modern Electric Water Company, and they will supply the "
site with adequate water for domestic fire and irrigation uses. /,
d) COUNTY HEALTH DISTRICT
1. Water service must be coordinated through the Director of Utilities,
Spokane County.
2. Water service shall be by an existing public water supply.
- 2 - ( contd.) A
e) SEPA
ZONE RECLASSIFICATION NO. ZE- 40C -73
IV. AGENCIES RECOMMENDED CONDITIONS
d) COUNTY HEALTH DISTRICT (contd.)
3. The use of individual wells is not authorized.
4. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
5. The owner, his heirs, and successors shall agree to not protest legal
assessments and utility local. improvement districts to provide
central sewerage service to this lot.
6. A combined surface water and sewage disposal detailed plan shall be
approved prior to the issuance of any building permit for this lot.
1. That the provisions of SEPA's Notice of Action pursuant to 43.21C.080
RCW be accomplished by the applicant within thirty (30) days of
formal action by the Zoning Hearing Examiner Committee as instructed
by the Planning Department staff.
2. The request has proven to be environmentally non - significant.
Therefore, a final declaration of non - significance shall be signed
by the Chairman of the Hearing Examiner Committee. '
f) ZONING
1. 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.
2. 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, 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.
3. All other conditions of the original zone reclassification shall be
complied with.
g) COUNTY UTILITIES
1. An on -site sewage system be allowed under the rules and regulations
of the Spokane County Health District.
2. The owner, his heirs and successors shall agree not to protest legal_
assessments for any utility local improvement district to provide
central sewerage service to this property.
3. Water service shall be provided by Modern Electric Water Company in
accordance with the Coordinated Water System Plan for Spokane County.
3 - ( contd.)
ZONE RECLASSIFICATION NO. ZE- 40C -73
IV. AGENCIES RECOMMENDED CONDITIONS (contd.)
h) DEPARTMENT OF ECOLOGY
k, Drainfield should not be installed under paved areas.
-4
A. INTRODUCTION
B. PROPOSAL
The sponsor, John T. Gillis
7. That e applicant his /has not
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
This natter having come before the Hearing Examiner Committee on RliNntlay ,
Mav 8 , 1980, and the members of the Committee present being Ted McCoury, Acting
Chairman, Kenneth Kennedy and Eldon Thomas .
conditions />ouxxxxxodxuovbpSootiot1<, File No. ZE- 40C -73 for a new development plan.
to )9 t WW
C. FINDINGS OF FACT
1. That the existing land use in the area is commercial and undeveloped
2. That the Comprehensive Plan designates this area as appropriate for
residential development.
3. That the existing zoning of the property described in the application is
Local Business
4. That the provisions of RCW 43.210 (The State Environmental Policy Act)
have been complied with.
5, That the proper legal requirements for advertisement of the Agenda item
have been fulfilled.
6. That the land in this area is suitabie/onukbaiR for the proposed use, or
uses within the proposed Zone Classification.
is requesting approval of a change of
emonstrated that
File No. ZE- 400 -73
nditions hav
substantia changed sin the on al zoning of Uri area and ac
the proposed rez e is /is not tified.
8. That the proposed use is compatible /geaidxkm with existing uses in the
area.
9. .That the owners of adjacent lands expressed neither /approval /disapproval/
10 jcixof the proposed use.
10. The Hearing Examiner Committee finds,5dccecxocxxEciazck the proposed use to be
-2-
File No. ZE- 40C -73
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:
The new site plan . provides an additional 1.000 so.ft. of building space
of the same type as in the original approval.
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
(List here all conditions noted in Staff Analysis)
E. ORDER
The Hearing Examiner Connnittee, pursuant to the aforementioned, finds that the
application of John T. Gillis for a
change of conditions/mWOMbakAMAKMximmas described in the application should
be approved /Amw>4xi.
Motion by: Kennedy Seconded by: Thomas
Vote: Approved 3 - 0
ATTEST:
JAMES L. MANSON
Acting Planning Director
By: / /
33 5 -
HEARING EXAMINER COMMITTEE
File No. ZE- 40C -73
c/ Chairman
fa
3
AGENDA, JU. . 16, 1978
SPOKANE COUNTY PLANNING COMMISSION
Time:
Place:
2. 7F- 40R -71. Aarlrnlhnrel Suburban to T,nra1 Rusineaa
a. Location:
b.
c.
d.
e.
f.
4.
of Mullan Road, except the
Highway) .
Applicant:
Site Size:
Existing Zoning:
Proposed Action:
ance with the approved site plan
the condition amended to allow a
required at the present time.
Application of Zoning Provision:
Environmental Impact:
whether or not this proposal will
5 -)7
TELEPHONE NO.: 456 -2274
Friday, June 16, 1978, 8:30 A.M.
Spokane County Health District Auditorium
Room 140, West 1101 College Avenue
RFmNSTTIF$ATTfN dF r TTITTTCN (1N PREVTCTTST,V APPROVED APPT,TCATION
Section 17,Township 25 N. ,Range 44,E.W.M.
The S 1/2 of Block 20 of Opportunity lying Wly
Road r/w lying within PSH No. 3 (Dishman-Trent
Joseph C. Sisco (John T. Gillis)
South 510 Wall Street
Spokane, WA 99201
Approximately 1.8 Acres
Local Business, established October 11, 1973
Condition #1 for ZE -40 -73 requires that the
property be developed in substantial conform -
and elevation drawings. The applicant wishes
substantially different development than is
Chapter 4.21, Section 4.21.040
A topic of discussion at this hearing may be
have a significant adverse environmental impact
- 3 -
N
�1�: 1000'
•
r T.
FINDINGS June 16, 1978
RECONSIDERATION OF CONDITIONS OF PREVIOUSLY APPROVED APPLTCATTON
7.P.- 4f1R -73 — AGRICTTLTTTRAL STTRTTRIBAN TO LOCAT, BUSINESS! SISCO (GTLLIS)
I. PTTRPOSF OF RPflTTEST
A. The applicant requests that Condition No. 1 of ZE -40 -73 be amended
to allow substantially different development than is now required.
Condition No. 1 for ZE -40 -73 requires that the property be developed
in substantial conformance with the approved site plan and elevation
drawings.
II. FINDINGS OF FACT
The original plan for ZE -40 -73 proposed a 19,900 square foot office
on a 75.400 square foot site. On April 21, 1978, the Planning
Commission recommended approval of a Fast Gas operation to
occupy the South 130 feet of the 75,400 square foot site. The
applicant wishes to construct a 10— Minute Lube and Oil Change
business on a 12,000 square foot parcel adjacent to the Fast Gas
site and bordering on Argonne Road.
a) Comprehensive Plan:
Proposal is consistent with the Spokane County Comprehensive Plan
Map.
b) Environmental Review:
Zone reclassification, ZE- 40 -73, had complied with SEPA.
ZE- 40A =73 for the Fast Gas business also complied with SEPA. It
1s the conclusion of the staff that a Declaration of Non — Significance
be issued on this application. However, evidence and findings
presented at the public hearing concerning this matter should also be
considered.
c) Conditions:
1. The site shall be developed in substantial conformance with
the revised plan on file with this application.
Note: This approval shall be limited to the North 100' of
the South 230' of the site as shown in ZE- 40 -73.
2. Approval of access by the Spokane County Engineer's Office
prior to release of building permits.
—3—
(contd.)
7E- 40R -73 — AGRICULTURAL STTRTJRRAN TO LOCAL BUSINESS (contd.)
Conditions: (contd.)
3. A specific landscape plan, planting schedule, and provisions
for maintenance, for the project, shall be approved by the
Spokane County Zoning Administrator prior to release of
building permits, including a performance bond to cover the
cost of the required landscaping.
4. Sewage disposal shall be approved by the Spokane County
Health District prior to issuance of building permits.
5. Any portion of the project which is to be occupied or traveled
by vehicles shall be maintained in hard surface paving.
6. An on —site storm drainage system shall be approved by the
Spokane County Engineer's Office.
7. Subject property shall be lighted in such a manner which will
not produce glare on adjoining residential uses.
8. Installation (if necessary) of fire hydrants in accordance with
the requirements of the Spokane Valley Fire Marshal.
9. That the provisions of SEPA's Notice of Action pursuant to
43.21c.080 R.C.W. and the Board of County Commissioners'
Resolution No. 77 -1392, be accomplished by the project
applicant wi thin thirty (30) days of formal action by the Board
of County Commissioners, as instructed by the Planning
Department staff.
— 4 —
ti
MINUTES
June 16, 1978
4. 7.E- 408 -73. AGRICULTURAL SUBURBAN TO_T. RTTSINESS: SISCO (GTTLIS)
RECONSmFRATION OF CONDITION ON PREVTOTTST;Y APPROVED) APPT,TCATION
That the change in conditions of the zone reclassification request (ZE- 4013-73)
be approved, and in so approving, adopts the Staff's findings, as the Planning
Commission's Findings of fact as well as the issuance of a Declaration of
Non - Significance. (Mrs. Byrne moved, Mr. Quigley seconded. Vote was
unanimous.)
5.
:::L • : • ■ . •
ENTERPRISES
(continued from Planning Commission's May 19, 1978 hearing.)
That the zone reclassification request (File Number ZE- 27 -78) be approved,
and in so approving, adopts the Staff's findings as the Planning Commission's
Findings of Fact as well as the conditions stated in the Staff's findings, and
that a proposed Declaration of Non - Significance be issued. (Mr. Kennedy
moved, Mrs. Byrne seconded. Mr. Quigley did not participate in the
discussion or voting on this item. Mr. Culler abstained from voting. Motion
carried.)
6. ZE-31 -78. AGRICTTT,TTTRAL TO RESTRICTF,D INDTTSTRTAL: Mr.C,1TRfY
(continued from Planning Commission's May 19, 1978 hearing.)
That the zone reclassification request (File Number ZE- 31 -78) be continued
to the July 21, 1978 hearing. (Mrs. Byrne moved, Mr. Quigley seconded.
Vote was unanimous.)
7. ZE- 32 -7R. FREEWAY C:OMMERCIAT, AND AGRTCTTLTURAI, TO COMMERCIAL.
McC, TTRDY
(continued from Planning Commission's May 19, 1978 hearing,)
That the zone reclassification request (File Number ZE- 32 -78) be continued
to the July 21, 1978 hearing. (Mrs. Byrne moved, Mr. Quigley seconded.
Vote was unanimous.)
8. ZE- 172 -77. AGRTCTTLTTTRAL. TO MTTT,TTpry,, FAMILY SUBURBAN: WTLT„STFAD
That the zone reclassification request (File Number ZE- 172 -77) be approved,
and in so approving, adopts the Staff's findings as the Planning Commission's
Findings of Fact as well as the conditions stated in the Staff's findings, and
that a Final Declaration of Non - Significance be issued, to include the following
additional condition: (Engineer's recommendation) 6) That asphalt paving be
required from the curb to existing paving. (Mr. Main moved, Mrs. Byrne
seconded. Vote was unanimous.)
9. ZE- 185 -77. AGRICTTT.TTTRAL STIRTIRBAN TO LOCAL RTTSTNESS• W R S. & ASSOC
That the zone reclassification request (File Number ZE- 185 -77) be approved,
and in so approving, adopts the Staff's findings as the Planning Commission's
Findings of Fact as well as the conditions stated in the Staff's findings, and
that a proposed Declaration of Non - Significance be issued, (Mr. Kennedy
moved, Mr. Main seconded. Vote was unanimous.)
-6-
AGENDA, SEPTEMBER 21, 1973 TELEPHONE NO.: 456 -2274
SPOKANE COUNTY PLANNING COMMISSION
Time: Friday, September 21, 1973, 9:00 A.M.
Place: Conference Room A, Court House Annex
(Use Mallon Avenue entrance)
ZONE CHANGE - CONSIDERATION OF SITE DEVELOPMENT PLAN
3. ZE- 40 -73, Agricultural Suburban to Local Business
a, Location: Section 17, Township 25 N., Range 44, E,W,M,
The South 1/2 of Block 20 of Opportunity lying
westerly of Mullan Road, except road right of way
lying within PSH 4f3 (Dishman -Trent Highway),
b. Applicant: Joseph C. Sisco •
North 1708 Vista Road
Spokane, Washington
c. Site Size: Approximately 1,8 acres
d. Existing Zoning: Agricultural Suburban, established Dec. 8, 1953
e. Approved Zoning: Local Business . The Board of County Commissioners
concurred with the Planning Commission's recomend-
ation to zone the property Local Business after a
public hearing held on July 20, 1973.
fo Purpose of September hearing: To consider a detailed site plan for the property.
g. Application of Zoning Provision: Chapter 4.21, Section 4,21.040,
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AGENDA, APRIL 21, 1978
SPOKANE COUNTY PLANNING COMMISSION
Time: Friday, April 21, 1978, 1 :30 p.m,
Place: Spokane County Health District Auditorium,
Room 140, West 1101 College
RECONSIDERATION OF CONDITION ON PREVIOUSLY APPROVED APPLICATION,
8. ZE- 40A -73. Agricultural Suburban to Local Business,
a. Location: Section 17, Township 25 N., Range 44, E.W.M.
The S 1/2 of Block 20 of Opportunity lying
Wly of Mullen Road, except the Road r /w,
b. Applicant: Joseph C. Siscn ( Continental Oil)
North 1708 Vista
Spokane, WA 99206
c. Site Size: Approximately 1,8 acres
d. Existing Zoning: Agricultural Suburban, established December 8,'53
e. Proposed Action: Condition No. 1 for ZE -40 -73 requires that the
property be developed in substantial conformance
with the approved site plan and elevation drawings
The applicant has requested that Condition No. 1
for ZE- 40 -73, be amended to allow a substantially
different development than is required.
f. Proposed Zoning: Local Business
g. Proposed Use of Property: Service Station
h. Application of Zoning Provision: Chapter 4.21, Section 4.21.040
i. Environmental Impact: A topic of discussion at this hearing may be
whether or not this proposal will have a dignificant adverse environmental
impact.
l 7
TELEPHONE NO.: 456 -2274
8. ZE- 38 -78, AGRICULTURAL SUBURBAN TO SINGLE FAMILY RESIDENTIAL:
SPO. CO. PLANNING COMMISSION. That the zone reclassification (File
Number ZE- 38 -78) be denied. ( Motion by Mr. Quigley, seconded by Mr.
Kennedy. Vote was unanimous.)
9. ZN- 39 -78, AGRICULTURAL TO RESTRICTED INDUSTRIAL: GRIFFITH. That the
zone reclassification request (File Number ZN- 39 -78) be denied. (Mr.
Kennedy moved, seconded by Mr. Thomas. Vote was unanimous.)
10. 1 ZE- 40A -73, AGRICULTURAL TO LOCAL BUSINESS: SISCO(Conttnental Oil)
That the zone reclassification request (ZE- 40A -73) be approved, and in so
approving, adopts the Staff's Findings as the Planning Commission's findings
of Fact as well as the conditions stated in the Staff's Findings, and also
that a proposed declaration of Non - Significance be issued. (Mr. Thomas
moved, seconded by Mr. Quigley. Vote was unanimous.)
11. OSE -4 -78, OPEN SPACE LAND: CURTIS. That the open space application
(File Number OSE -4 -78) be approved, and in so approving, adopts the Staff's
Findings as the Planning Commission's Findings of Fact, and also that a
proposed declaration of Non - Significance be issued. Mrs. Rawlings, moved,
seconded by Mr. Kennedy. Vote was unanimous.)
12, OSE -5 -78, OPEN SPACE LAND: WORTH. That the open space application
(File Number OSE -5 -78) be approved, and in so approving, adopts the Staff's
Findings as the Planning Commission's Findings of Fact, and also that a
proposed declaration of Non - Significance be issued. (Mr. Quigley moved,
seconded by Mrs. Rawlings. Vote was unanimous.)
Planning Staff Present: Dayharsh, Sweitzer, Davis, Deysenroth, Fergen, Wesche
and Justice. Engineer's Office: Finney. Prosecutor's Office: Emacio,
DATED THIS 27th DAY OF APRIL, 1978.
- 6-
BY: Kathleen Justice
Recording Secretary
For: Ted McCoury
Planning Commission Chairman
Fred L. Dayharsh
Director of Planning
FINDINGS April 21, 1978
ZONE CHANGE
ZE- 40A -73 -
February 17, 1978
This request was reviewed by the Planning Commission on February 17, 1978, at
which time the Commission continued the reconsideration of condition request for
one (1) month to allow the applicants time to prepare a more complete development
plan.
March 17, 1978
The Commission upon request of the applicant, extended the continuance of
ZE- 40A -73, for an additional month, to allow the applicant additional time
to prepare more complete development plans.
PROPOSED ACTION:
II. SUMMARY:
- RECONSIDERATION OF CONDITIONS ON PREVIOUSLY APPROVED APPLICATION
AGRICULTURAL SUBURBAN TO LOCAL BUSINESS: SISCO (Continental Oil)
Condition No. 1 for ZE -40 -73 requires that the property be developed in
substantial conformance with the approved site plan and elevation drawings.
The applicant has requested that conditon No. 1 for ZE -40 -73 be amended to
allow a substantially different development than is required.
The original approved site plan for ZE -40 -73 proposed a 19,000 square foot
office and retail building to be located on the 75,400 square foot site. Now,
the applicants would like to amend the original plan such that a FAS GAS
Service Station could be located on the south 130 feet of the property in
question.
The existinn Local Business Zone Classification for the site permits a service
station,brt the approved plot plan for ZE -40 -73 restricts the permitted uses
to offices and retail sales. The proposed service station is incompatible
with the land uses to the south, but compatible with the proposed uses to the
north and existing uses to the west.
III. GENERAL INFORMATION:
A. Existing Land Use - Site Vacant
to the north
to the south
to the east
to the southeast
to the west
proposed retail office complex; 7 -11 food store;
produce grocery
residential uses; office uses
vacant
future office
drive -in, residence
-8-
ZE- 40A -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS (Continued)
B. Zoning History of Area
Request Date Action Taken
to the north Local Business 10 -11 -73 Approved
Local Business 11 -29 -73 Approved
to the south Agricultural Suburban 12- 8 -53 Approved
to the east Agricultural Suburban 12- 8 -53 Approved
to the southeast Residential Office 6 -17 -77 Approved
to the west Local Business 10 -12 -66 Approved
C. Comprehensive Plan
Proposal is consistent with the Spokane County Comprehensive Plan Map.
D. Staff Environmental Review
Concluded that a declaration of Non - Significance be issued. However,
evidence and findings presented at the public hearing concerning this
matter should also be considered.
The slight adverse impacts noted by the Staff included: earth, air, water,
flora, noise, light and glare, land use, population, transportation, public
services and utilities.
IV. CONDITIONS: (Based on Revised Plan)
The Planning Department Staff feels the following conditions would be
appropriate, if the proposal is approved.
1. The site shall be developed in substantial conformance with the revised
plan on file with this application.
Note: This approval shall be limited to the south 130 feet of the site.
the balance of the property will retain the existing Agricultural Suburban
Zone Classification until a revised development plan is approved by the
Planning Commission for that portion of the site, and a resolution is
approved by the Board of County Commissioners.
2. Approval of access by the Spokane County Engineer's Office prior to
release of building permits. NOTE: Access points shall be delineated.
3. A specific landscape plan, planting schedule, and provisions for
maintenance, for the project shall be approved by the Spokane County
Zoning Administrator prior to release of building permits.
4. The applicant shall provide a performance bond to cover the cost of
the required landscaping prior to release of building permits.
5. Sewage disposal shall be approved by the Spokane County Health District
prior to issuance of building permits.
6. Any portion of the project which is to be occupied or traveled by vehicles
shall be maintained in hard surface paving.
- 8 A -
SEPTEMBER 21, 1973
B. BACKGROUND:
ZE- 40A -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS
(Continued)
7. An on -site, storm- drainage system shall be approved by the Spokane County
Engineer's Office.
8. Sewage disposal shall be approved by the Spokane County Health District
prior to issuance of building permits.
9. The subject property shall be lighted in such a manner which will not
produce glare on adjoining residential uses.
10. Installation of fire hydrants in accordance with the requirements of the
Spokane Valley Fire Marshal.
11. That the provisions of SEPA'S NOTICE OF ACTION pursuant to 43.21c.080 RCW
and the Board of County Commissioners, Resolution No. 77 -1392 be accomplished
by the project applicant within thirty (30) days of formal action by the
Board of County Commissioners, as instructed by the Planning Department Staff.
The following are minutes of the September 21, 1973 Planning Commission Review of
ZE- 40 -73, Agricultural Suburban to Local Business.
Planning Commission Recommendation: Approve, subject to the following conditions:
(Vote was unanimous.)
'A. CONDITIONS:
1. The advertised property shall be developed in substantial conformance 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 material, 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.
4. Installation of fire hydrants in accordance with the requirements of the
Spokane Valley Fire Marshal.
At the July 20, 1973 hearing, the Planning Commission recommended approval of
the Sisco request subject to submittal and review of a more detailed site
development plan, and subject to reclassification to Multiple Family Suburban
of certain properties to the west of Argonne Road. In a letter dated August 6,
1973, the Board of County Commissioners suggested that the Planning Commission
"consider the reclassification of the property west of Argonne Road at a hearing
subsequent to your September hearing."
ZE- 40A -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS (Continued)
C. REASON:
The Planning Commission is of the opinion that the approved site development
plan, conditions of approval and the standards of the Local Business Zone
will adequately protect neighboring residential properties from many of the
nuisance factors normally associated with neighborhood shopping center
developments.
-8C-
At said time and place any interested person may appear for or against this application.
AGENDA, MARCH 17, 1978
SPOKANE COUNTY PLANNING COMMISSION
Time:
Place:
RECONSIDERATION OF CONDITIONS ON PREVIOUSLY APPROVED APPLICATION
1. ZE- 40A -73. Agricultural
a.
c.
d.
e.
f.
g.
h.
Location:
of Mullan Road,
Highway) .
b. Applicant:
Site Size:
Existing Zoning:
Proposed Action:
or not this
Suburban to Local Business
54 - n
TELEPHONE NO.: 456 -2274
Friday, March 17, 1978, 1:30 p.m.
County Health Department Auditorium, Room 140
West 1101 College Avenue
Section 17, Township 25 N., Range 44, E.W.M.
The S 1/2 of Block 20 of Opportunity lying Wly
except the Road r/w lying within PSH No. 3 (Dishman -Trent
Joseph C. Sisco (Continental Oil)
North 1708 Vista
Spokane, WA 99206
Approximately 1.8 acres
Agricultural Suburban established December 8, 1953
Condition No. 1 for ZE -40 -73 requires that the
property be developed in substantial conformance
with the approved site plan and elevation drawings.
The applicant has requested that condition No. 1
for ZE- 40 -73, be amended to allow a substantially
different development than is required.
Proposed Use of Property: Service Station
Application of Zoning Provision: Chapter 4.21, Section 4.21.040
Environmental Impact: A topic of discussion at this hearing may be whether
proposal will have a significant adverse environmental impact.
- 6-
I .1600
13. The Planning Commission again requested the zoning enforcement officer to
check into the Welk Brothers and Dix Steel properties to the south as to their
conformance to the conditions of their zone changes.
14. ZE- 40A -73, AGRICULTURAL SUBURBAN TO LOCAL BUSINESS: SISCO Continental 011).
That the zone reclassification change in condition be continued for one
month in order for the applicant to prepare a more complete development plan.
(Motion by Mr. Kennedy, seconded by Mr. Thomas. Vote was unanimous.)
15. ZE- 105A -77, AGRICULTURAL TO LOCAL BUSINESS: REAGAN.
That the zone reclassification change in condition be approved subject to
the additional condition: that within six months after a line is available
for fire protection the applicant is required to install mains and hydrants
in accordance with the Valley Fire Marshal. (Motion by Mrs. Byrne,
seconded by Mr. Kennedy. Vote was unanimous.)
16. Mr. Terry Thompson came before the Planning Commission to request placing
ZW -7 -78 on the agenda for April. The Planning Commission made a
decision that in order to place the item on the Agenda,legal notice must
be given prior to the applicant coming before the Planning Commission with
this request for the waive of petition. (Motion by Mr. Thomas, seconded
by Mrs. Byrne. Vote was unanimous.)
Planning Staff: Dayahrsh, Fergen, Swettzer, Wesche and justice.
Engineer's Office: Finney. Prosecutor's Office: Emacio.
DATED THIS 23RD DAY OF MARCH, 1978.
BY: Kathleen Justice
Recording Secretary
FOR: Ted McCoury
Planning Commission Chairman
Fred L. Dayharsh
Director of Planning
-5-
i
51)
AGENDA, FEBRUARY 17, 1978 TELEPHONE No.: 456 -2274
SPOKANE COUNTY PLANNING COMMISSION
Time:
Place:
ZONE CHANGE RECONSIDERATION OF CONDITIONS ON PREVIOUSLY APPROVED APPLICATIONS.
1. ZE- 40A-73. Agricultural Suburban to Local Business
a. Location: Section 17, Township 25 N., Range 44, E.W.M.
S z of Blk 20 of Opportunity lying westerly
of Mullan Road, exc. road right of way lyg within PSH #3 (Dishma ^,; -rent Highway),
b. Applicant: Joseph C. Sisco
North 1708 Vista Road
Spokane, Washington 99206
c. Site Size: Approximately 1.8 acres
d. Existing Zoning: Agricultural Suburban, est. December 8, 1953
e. Proposed Action: Condition No. 1 for ZE -40 -73 requires that
the property be developed in substantial
conformance with the approved site plan and
- elevation drawings.
The applicant has recuested that condition
No. 1 for ZE- 40 -73, be amended to allow a
substantially different development than is
required.
f. Proposed Use of Property: Service Station
g. Application of Zoning Provision: Chapter 4.21, Section 4.21.040
h. Environmental Impact: A topic of discussion at this hearing may be
whether or not this proposal will have a
significant adverse environmental impact.
- 8 -
Friday, February 17, 1978, 1 :30 P.M.
County Health District Auditorium
Room 140, W. 1101 College
ZE- 40A -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS (Continued)
D. Staff Environmental Review
Concluded that a declaration of Non - Significance be Issued.
The Following are Minutes of the September 21, 1973 Planning Commission Review
of ZE- 40 -73, Agricultural Suburban to Local Business.
Planning Commission Recommendation: Approve. subject to t he follow[nc
conditions (Vote was unanimous.)
A. CONDITIONS:
1. The advertised property shall be developed in substantial conformance
with the approved site development plan and elevation d.•awtngs, t
a single story retail building with peripheral paved parkilg lots and
landscaped areas, substantially as shown. The etevatloz drawings are
. to be interpreted as depicting general quality of exterior ;'Lnish material,
ratehr than a precise description of what is to be built.
2. The subject property shall be lighted in a manner which w:ll not produce
undue glare on adjoining residential properties.
3. Approval of access by the Spokane County Engineer's Office.
. 4. Installation of fire hydrants in accordance with the requirements
of the Spokane Valley Fire Marshal.
B. BACKGROUND:
At the July 20, 1973 hearing, the Planning Commission recommended approval
of the Stsco request subject to submittal asrd review of a more detailed site
development plan, . and subject to reclassification to Multiple Family Suburban
of certain properties to the west of Argonne Road. In a letter dated August 6,
1973, the Board of County Commissioners suggested that the Planning Commis-
sion "consider the reclassification of the property west of Argonne Road at
a hearing subsequent to yourSeptember hearing."
C. REASON:
The Planning Commission is of the opinion that the approved Bite development
plan, conditions of approval and the standards of the Local Business Zone
will adequately protect neighboring residential properties from many of the
nuisance factors normally associated with neighborhood shopping center
developments.
- 6 A -
♦ • • y
11. ZE -6 -78, AGRICULTURAL TO RESTRICTED INDUSTRIAL: LYNCH, That ilia,
zone reclassification (File Number ZE -S- 78) be approved, anr. In so approving,
adopts the Staff's Findings as t Planning Commission's Flniings of Fact as
well as the conditions stated in the Staff's Findings, and els) that a proposed
declaration of Non-significance be issued. (Mrs. Rawlings moved, seconded
by Mr. Thomas. Vote was unanimous.)
12. PUDE- 1- 77LRELIMINARY PLANNED UNIli_Daualgat Due to
a lack of jurisdiction, this Item was not heard by the Planning Commission.
The item will be heard at a later date. • .
13. ZE- 40A -73 AGRICULTURAL SUBURBAN TO LOCAL BUSINFSS: SI9CO(Contlne,
at the Reconsideration of conditions (File Number ZE-40A =73) on
the zone reclassification be continued for one month to allow a more complete
development plan to be submitted in regards to lighting and signing and also
the hours of operatlon;recommendatlons for conditions of approval be presented;`
and only testimony pertaining to the above items will be heard at the public
hearing. (Mrs. Rawlings moved, seconded by Mr. Main. Vote was unanimous,)
14. Mrs. Regan came before the Planning Commission with a request for item
ZE- 105 -77 to be placed on the March, 1978 Agenda. (Mr. Main moved,
seconded by Mrs. Rawlings. Vote was unanimous.)
15. That item ZE- 189 -77 be placed on the agenda for March, 1978. The applicant
is to pay the advertising cost. (Mr. Main moved, seconded by Mr. Thomas.
Vote was unanimous.)
16. Mr. Mike Senske requested that Item ZE -5 -75 be placed on the soonest agenda
that would be possible. Mr. Thomas Moved, seconded by Mr. Main. Vote
was unanimous.)
Mrs. Rawlings abstained from participating In the discussion or voting on
ZN- 166 -77 due to a possible conflict of interest. Mr. Main abstained from partici-
pating in the discussion or voting on items ZE -2 -78 and 2E -6 -78 due to a possible
conflict of interest.
Planning Staff present: Dayharsh, Davis, Fergen, Sweltzer, Wesche and Justice.
Engineer's Office: Finney, Prosecutor's Office: Emacto.
DATED THIS 28th DAY OF FEBRUARY, 1978.
BY: Kathleen justice
Recording Secretary
For: Ted McCoury
Planning Commission Chairman
- 4 -
Fred L. Dayharsh
Director of Planning
AGENDA, !JULY 20, 1973
SPOKANE COUNTY PLANNING COMMISSION
Time: Friday, July 20, 1973, 9 :00 A.M.
Place: Conference Room A, Court House Annex
(Use Mallon Avenue entrance)
ZC)NE CHANGE
3. 7E- 40 -73. Aaricultural Suburban to 7.ncal Rust,ppsS
(Continued from April 13, 1973)
a'. Location: Section 17,Township 25 N. ,Range 44,E.W.M.
The South 1/2 of Block 20 of Opportunity, lying
westerly of Mullen Road, except road r/w lying
within PSH #3 (Dishman —Trent Highway) .
'b. Applicant: Joseph C. Sisco
North 1708 Vista Road
Spokane, Washington
c. Site Size: Approximately 1.8 Acres
d. Existing Zoning: Agricultural Suburban, est. December 8, 1953
e. Proposed Zoning: Local Business
f. Proposed Use of Property: Retail Sales
g. Application of Zoning Provision: Chapter 4.21, Section 4.21.040
I' "
C1 TA
— 3 —
TELEPHONE NO.: 456 -2274
J` 5H= -, r:NO4? t g
Y 1
a
NO RTH
SCALE I Nz 1000/
c.
d.
e .
f.
g .
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
2. ZE-40-73, Agricultural Suburban to
a. Location:
b. Applicant:
Site Size:
Existing Zoning:
Proposed Zoning:
Proposed Use of Property:
Application of Zoning Provision:
Local Business
— 11 —
TELEPHONE NO.: 456 -2274
Section 17,Township 25 N. ,Range 44,E.W.M.
The South 1/2 of Block 20 of Opportunity, lying
westerly of Mullan Road, except road r/w lying
within PSH #3 (Dishman —Trent Highway).
Joseph C. Sisco
North 1708 Vista Road
Spokane, Washington
Approximately 1.8 Acres
Agricultural Suburban, est. December 8, 1953
Local Business
Retail Sales
Chapter 4.21, Section 4.21.040
Noarq
SQSLE: 1" =2000'
ZONE CHANGE
ZE-40-73 - AGRRICULTURAL SUBURBAN TO LOCAL BUSINESS: SISCO
Planning Commission Recommendation: Continue to the Tulv. 1973 hearing
to allow the staff to prepare a zoning plan sutdv for the Argonne- Mullan couplet
between Trent and Sprague Avenues. (It is anticipated that the Planning Commission
could complete the recommended study by the July hearing.)
REASON:
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 deter-
mine if and where additional business and commercial zoning is
wax and appropriate within the corridor.
B. GENERAL DATA:
1. Location: Section 17, Township 25 N., Range 44,
E.'•i':.M. The south 1/2 of Block 20 of
Opportunity, lying westerly of Mullan Road, except road r/w
lying within PSH #3 (Dishman -Trent Highway).
2. Applicant:
3. Site Size:
4. Existing Zoning:
5. Proposed Zoning:
6. Proposed Use of
Property:
7. Application of Zoning
Provision:
-25-
Joseph C. Sisco
North 1708 Vista Road
Spokane, Washington
Appro ::imately 1.:3 Acres
Agricultu al Suburban, est. December 8,
1953
Local Business
Retail Sales
MINUTES
April 13,1973
Chapter <<.21, Section 4.21.040
-
STAFF RECOMMENDATIONS
ZONE CHANGE
ZE -40 -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS: SISCO
Staff Recommendation: Deny
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 f
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. Bustnes
uses are currently confined bo the Argonne load 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 and
a drive -in restaurant on the southwest corner of Argonne and Maxwell. The
interior properties along Maxwell Avenue remain vacant.
Analysis:
The advertised parcel is situated between Argonne and Mullen Roads, north
of Sinto Avenue. The applicant proposes two "office, wholesale, retail
buildings" on the site which would utilize 198 parking spaces. The staff
regards the plan as very preliminary because of the lack of specific details
on the plan. The staff also notes that wholesale uses are prohibited in the
Local Business Zone.
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 ap-
proximately 2 1/2 to 3 acres of undeveloped zoned property to the west
of the proposal. The staff contends that restrictive covenants which
apply to approximately two acres of the applicant's property to the west
could be challenged by court action. The staff also notes that
(cont'd)
ZE -4 - -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS (cont'd)
additional retail stores could be acco ;Amodated 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 Multiple 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 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 areas. 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 Buziness Zoned
offered by the applicant. The staff also notes that the 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
that approval of the request would set a dangerous precedent for further
business and commercial requests along Argonne and Mullen Road.
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 couples for business
and commercial development.
-4-
ZONE CHANGE
ZE -40 -73 - AGRICUT,TURAT, STTBITRRAN TO LCCAT, BUTSINESS- STSCO
(Continued from the April 13, 1973 Hearing.)
A. Reasons-
MINUTES
July 20, 1973
Planning Commission Recommendation- Approve. stihjec t to the review
by the Commission of more detailed site development plans for the nroiect at th
Sentember. 1973 hearing. and suhiect to the reclassification to Multinle Family
Suburban of the following described property (the Commission instructed the staff
to advertise suntl_reclassificatinn fnr the Sentember hearing)
Lots 3, 4, 5, 6, 7, and 8 of Scaramore Subdivision and the S 1/2 of the
W 1/2 of Lot 2 and the S 1/2 of Lot 3, Block 1, Hutchinson's Addition
in Section 18, Township 25 N., Range 44, E.W.M., Spokane County,
Washington (eastern portion of Sisco property).
1. The Comprehensive Plan indicates that the area immediate to the
Argonne Road - Mission Avenue intersection is appropriate for a
neighborhood shopping center. The Commission notes that
certain properties to the south of Mission Avenue and to the west
of Argonne Road approved for Local Business zoning in 1957 in
accordance with the Comprehensive Plan.
The Commission is of the opinion that the properties presently
under consideration (ZE -33 -73 and ZE- 40 -73) together with the
partially developed frontage immediately west of Argonne Road
are appropriate,both as to location and amount of land, to satisfy
the intent of the Comprehensive Plan for a Neighborhood shopping
district at this location. The Commission specifically intends
that this action not be construed as a precedent for additional
Local Business or Commercial zoning to the south. The
Commission does not foresee or intend that strip commercial
development be extended southward within or adjoining the
couplet (Argonne - Mullen) .
2. With respect to the property proposed above for reclassification
to Multiple Family Suburban, the Commission concludes:
a) That the property is now relatively unsuitable for business
development because of its interior block location and because
of changed traffic patterns due to construction of the couplet.
b) That portions of the property are subject to covenants which
have apparently been at least partly the cause of the failure
to develop the property commercially. In any case, the
property has not developer since its approval in 1957.
- 3 - (contd.)
7E -40 -73 - AGRICTTLTTTRAT, STTRTJRBAN TO Loflkr, RTTSINESS (contd.)
c) That the property is more suitable for Multiple Family
development because of its interior location and its
proximity to the arterial couplet and commercial facilities.
3. In a preliminary zoning plan prepared by the Planning Commission
staff, approximately 6 acres have been recognized for existing
and potential neighborhood shopping facilities in the immediate
area. The subject properties were determined to be inappropriate
for apartment development because of noise levels at Mission,
Argonne - Mullan.
B. General J)ata•
1. Location:
2. Applicant:
3. Site Size:
4. Existing Zoning:
5. Proposed Zoning:
6. Proposed Use of
Property:
7. Application of Zoning
Provision:
Section 17,Township 25 N. ,Range 44,EWP'
The South 1/2 of Block 20 of Opportunity,
lying westerly of Mullan Road, except
road r/w lying within PSH #3 (Dishman-
Trent Highway) .
Joseph C. Sisco
North 1708 Vista Road
Spokane, Washington
Approximately 1 .8 Acres
Agricultural Suburban, est. Dec. 8, 1953
Local Business
Retail Sales
Chapter 4.21 , Section 4.21 .040
- 3-A -
ZONE C HANGE
MINUTES
September 21, 1973
ZE -40 -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS::
SISCO (Consideration of Site Development Plan)
Planning Commission Recommendation: Aoorove, subiect to the following_
conditions: (Vote was unanimous.)
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 interpre ted as depicting general
quality of exterior finish materials, rather than a precise des-
cription of what is to be built.
2. The subject property shall be lighted in amanner which will not
produce undue glare on adjoining residential properties.
3. Approval of access by the ipokane County Engineer's office.
4. Installation of fire hydrants in accordance with the requirements
of the Spokane Valley Fire Marshall.
B. BACKGROUND
At the July 20, 173 hearing, the Planning Commission recommended
approved of the Sisco request subject to submittal and review of a more
detailed site development plan, and subject to reclassification to
Multiple Family Suburban of certain properties to the west of Argonne Roar
In a letter dated August 3, 1973 the Board of County Commissioners
suggested that the Planning Commission "consider the reclassification
of the property west of Argonne Road at a hearing subsequent to your
September hearing."
C. REASON:
The Pianning Commission is of the opinion that the the approved site
development plan, conditions of approval and the standards of the Local
Business Zone will adequately protect neighboring residential properties
from many of the nuisance factors normally associated with neighborhood
shopping center developments.
-3-
(Cont'd)
ZE -40 -73 - AGRICULTURAL SUBURBAN TO LOCAL BUSINESS (Cont'd)
D. GENERAL DATA:
1. Location: Section 17, Township 25 N., Range 44,
E. vV.M. The South 1/2 of Block 20 of
Opportunity lying westerly of Mullan Road,
except road right of way lying within
PSH #3 (Dishman -Trent Highway)
2. Applicant: Joseph C. Sisco
North 1703 Vista Road
Spokane, Washington
3, Site Size: Approximately 1.8 acres
e. Existing Zoning: Agricultural Suburban, established Dec. 8,
1953
4. Approved Zoning: 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.
5. Purpose of September
hearing: To consider a detailed site plan for the
property.
6. Application of _.oning Provision:
Chapter 4.21, Section 4.21.040
-4-
AGENDA, MAY 8, 1980 TELEPHONE NO.: 456 - 2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane
9:00 A.M.
A. ZONE RECLASSIFICATIONS
1. ZE- 158 -79 MULTIPLE FAMILY SUBURBAN - CHANGE OF CONDITIONS
(Generally located 1,300 feet south of Trent
Avenue on the west side of Pines Road.
Section 9- 25 -44)
Proposal: Eliminate conditions requiring a
specific developer to construct
condominiums.
Applicant: CALISTRO
2. 7E- 40C -73 LOCAL BUSINESS - CHANGE OF CONDITIONS
(Generally located 335 feet south of Mission
Avenue, between Mullan and Argonne Roads.
Section 17- 25 -44)
Proposal: Change of site plans.
Applicant: GILLIS ( .85 Acres) /y
3. ZW- 36 -80 AGRICULTURAL TO FREEWAY COMMERCIAL AND ""
MULTIPLE FAMILY SUBURBAN ,
(Generally located north of the Medical Lake -
Four Lakes Road and west of the State Highway
No.904 - Four Lakes, WA. Section 23- 24 -41)
Proposed Use: Body, Fender and Towing /Four -Plex
Applicant: GOODNER , (.67 Acres) /
4. ZE- 48 -80 AGRICULTURAL SUBURBAN TO MULTIPLE FAMILY SUBURBAN
(Generally located 650 feet west of University
Road on the south side of 4th Avenue..
Section 20- 25 -44)
Proposed Use: 12 -Unit Apartment Complex. � i
Applicant: SCROGGIN ( .72 Acres}
5. ZE- 215 -79 AGRICULTURAL TO COMMERCIAL
(Generally located at the northeast corner of
Argonne Road and Knox Avenue, extended east.
Section 8- 25 -44)
Proposed Use: Fast Food Restaurant /Retail Outlets
Applicant: TOMBARI : (2,0 Acres)
6. ZE- 57 -80 AGRICULTURAL AND TWO- FAMILY RESIDENTIAL TO
RESIDENTIAL OFFICE
(Generally located at the northeast corner of
Mullan Road and Valley Way. Section 17- 25 -44)
Proposed Use: Office Building.
Applicant: REDEEMER LUTHERAN CHURCH ( Acres)3'
(7.56 Acres) /(
DATE:
TO:
FROM:
SUBJECT:
II. SITE PLAN INFORMATION
SITE SIZE:
NEIGHBORHOOD CHARACTER:
STAFF REPORT
May 8, 1980
HEARING EXAMINER COMMITTEE
PLANNING DEPARTMENT STAFF
ZONE RECLASSIFICATION NUMBER: ZE- 40C -73
I. GENERAL INFORMATION
APPLICANT: John T. Gillis
STATUS OF APPLICANT: Representative
PROPERTY OWNER: R. Phillips, et al
EXISTING ZONING: Local Business (established 1973)
REQUESTED CHANGE OF CONDITIONS: The applicant is requesting the Hearing
Examiner Committee's approval of a new development
plan.
PROJECT LOCATION: The site is generally located 335 feet south of
Mission Avenue, between Mullen and Argonne Roads.
Approximately .85 Acres.
The neighborhood is in a transition from residential
and undeveloped land into office and business uses.
LAND USE: Site Undeveloped
North Argonne Professional Building (under construction)
East Undeveloped
West Sneva's Lighting Lube /Undeveloped
South Jet Self- Service Gas Station
ZONING: North Local Business, established 1973
East Agricultural Suburban, established, 1953
West Local Business, established 1957
South Local Business, established 1973
COMPREHENSIVE PLAN DESIGNATION: Residential Neighborhood
NUMBER OF BUILDINGS EXISTING: 0
NUMBER OF BUILDINGS PROPOSED: 2
Total Square Feet 10,908 sq.ft.
Percent of Coverage 29.4%
MAXIMUM HEIGHT OF STRUCTURES: 1 Story
(contd.)
II. SITE PLAN INFORMATION (contd.)
PARKING REQUIRED:
PROVIDED:
51 Spaces
51 Spaces
ZONE RECLASSIFICATION NO. ZE- 40C -73
III. BACKGROUND /ANALYSIS
Originally two office buildings were approved for this site and adjacent
property. Since the original request, two Change of Condition Hearings have
been held, approving Sneva's Lighting Lube and Jet Self- Service Gas Station.
This request incorporates all remaining land required to come in for a Change
of Conditions prior to development.
The Spokane County Health District finds that:
1. This project lies over the Spokane Aquifer.
2. It is within Critical Water Supply Service Area No. 3, and within the
service area of Modern Electric Company. Groundwater resources appear
adequate to support development at this density.
3. The project is: Inside the 201 Sewer Study Area Zone No. 3 and inside
the Primary Sanitary Sewer Area recommended in the '208' Study. The
method of sewage disposal is subject to approval of the Director of
Utilities.pursuant to County Resolution 80 -0418 adopted March 24, 1980.
The topography and soils in the area are generally suitable for use of
individual on -site sewage systems.
IV. AGENCIES RECOMMENDED CONDITIONS
a) COUNTY FIRE MARSHAL
1. The site is located in Fire District #1.
2. Adequate water for fire protection, and distribution of such water is
required. A plot plan showing fire protection water distribution
and access for emergency vehicles is required to be submitted for
approval prior to any land use.
b) COUNTY ENGINEER
1. No additional Conditions.
c) WATER PURVEYOR
1. Purveyor is Modern Electric Water Company, and they will supply the
site with adequate water for domestic fire and irrigation uses.
d) COUNTY HEALTH DISTRICT
1. Water service must be coordinated through the Director of Utilities,
Spokane County.
2. Water service shall be by an existing public water supply.
(contd.)
IV. AGENCIES RECOMMENDED CONDITIONS
f) ZONING
9)
ZONE RECLASSIFICATION NO. ZE- 40C -73
d) COUNTY HEALTH /DISTRICT (contd.)
3. The use of individual wells is not authorized.
4. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
5. The owner, his heirs, and successors shall agree to not protest legal
assessments and utility local improvement districts to provide
central sewerage service to this lot.
6. A combined surface water and sewage disposal detailed plan shall be
approved prior to the issuance of any building permit for this lot.
e) SEPA
1. That the provisions of SEPA's Notice of Action pursuant to 43.21C.080
RCW be accomplished by the applicant within thirty (30) days of
formal action by the Zoning Hearing Examiner Committee as ,instructed
by the Planning Department staff.
2. The request has proven to be environmentally non - significant.
Therefore, a final declaration of non - significance shall be signed
by the Chairman of the Hearing Examiner Committee.
1. 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.
2. 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, 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.
3. All other conditions of the original zone reclassification shall be
complied with.
COUNTY UTILITIES
1. An on -site sewage system be allowed under the rules and regulations
of the Spokane County Health District.
2. The owner, his heirs and successors shall agree not to protest legal
assessments for any utility local improvement district to provide
central sewerage service to this property.
3. Water service shall be provided by Modern Electric Water Company in
accordance with the Coordinated Water System Plan for Spokane County.
- /6 (contd.)
- .fl
ZONE RECLASSIFICATION NO. ZE- 40C -73
IV. AGENCIES RECOMMENDED CONDITIONS (contd.)
h) DEPARTMENT OF ECOLOGY
k, Drainfjeld should not be installed under paved areas.
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AGENDA, MAY 8, 1980 TELEPHONE NO.: 456 - 2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane
9 :00 A.M.
A. ZONE RECLASSIFICATIONS
1. ZE- 158 -79 MULTIPLE FAMILY SUBURBAN - CHANGE OF CONDITIONS
(Generally located 1,300 feet south of Trent
Avenue on the west side of Pines Road.
Section 9- 25 -44)
Proposal: Eliminate conditions requiring a
specific developer to construct
condominiums.
Applicant: CALISTRO
2. 7E- 40C -73 LOCAL BUSINESS - CHANGE OF CONDITIONS
(Generally located 335 feet south of Mission
Avenue, between Mullan and Argonne Roads.
Section 17- 25 -44)
Proposal: Change of site plans.
Applicant: GILLIS
(7.56 Acres)
( .85 Acres)
3. ZW- 36 -80 AGRICULTURAL TO FREEWAY COMMERCIAL AND
MULTIPLE FAMILY SUBURBAN
(Generally located north of the Medical Lake -
Four Lakes Road and west of the State Highway
No.904 - Four Lakes, WA. Section 23- 24 -41)
Proposed Use: Body, Fender and Towing /Four -Plex
Applicant: GOODNER ( 67 Acres)
4. ZE- 48 -80 AGRICULTURAL SUBURBAN TO MULTIPLE FAMILY SUBURBAN
(Generally located 650 feet west of University
Road on the south side of 4th Avenue.
Section 20- 25 -44)
Proposed Use: 12 -Unit Apartment Complex.
Applicant: SCROGGIN ( .72 Acres)
5. ZE- 215 -79 AGRICULTURAL TO COMMERCIAL
(Generally located at the northeast corner of
Argonne Road and Knox Avenue, extended east.
Section 8- 25 -44)
Proposed Use: Fast Food Restaurant /Retail Outlets
Applicant: TOMBARI (2.0 Acres)
6. ZE- 57 -80 AGRICULTURAL AND TWO- FAMILY RESIDENTIAL TO
RESIDENTIAL OFFICE
(Generally located at the northeast corner of
Mullan Road and Valley Way. Section 17- 25 -44)
Proposed Use: Office Building.
Applicant: REDEEMER LUTHERAN CHURCH ( .58 Acres)
(contd.)
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Form 327 -C R
OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
No additional conditions.
Date Aprtl 99 19_111
Application # -4i1 ? -t?
o?$-4.f
- This document will provide the Planning Department Staff with written verification that:
1) " The site's legal description has been reviewed by the Engineering and Planning
• Departments who agree that the legal description is acceptable.
•
2) That the proposed development can meet the requirements of the County Health
District, the County Engineers, the County Utilities Department, County Fire
Marshal and Water Purveyor.
3)7 That adequate provisions for the proposed development can be provided for:
_.• residential, commercial, industrial and mining uses.
An applicant is required to present a copy of the proposed DEVELOPMENT PLAN"with
this worksheet to each of the listed agencies for their review and determination as
to whether the proposal can meet minimum State, County and Health District require-
ments. (Note:'Applicant shall contact indicated agencies in sequence listed below )
.$T T - M he completed by Snokane County Engineer
A preliminary'oonsultation meeting has been held with the Spokane County Engineer's
Office and the proposed development has been reviewed.
1) State DOT Review required: Yes No
Access to be limited to:
ccess permit is required.
feet on
Radius
ZONING WORKSHEET Form C
'Dedication for right -of -way is required,
•
a i a.
foot) is required.
and
Slope easement is required
rainagePlan is required, on -site
eying
Permit is required ( feet on
•
Curb is (required , (along
Sidewalk is required. (along
Applicant must be willing to participate in future LID/RID.
egal description is acceptable as reviewed,
// . Date
Road, Street, Avenue,)
Road, Street, Avenue.)
off -site.
Road.) *• •
Road , Street , Avenue , )
Road, Street, Avenue.)..
•-Application No: 7. ' -- 4A1'.— 7?
- }a � �
;` Name of Applicant: John 7• / / /i -s C/. /) /l /cws/ /ire/ i;e�'/i'i , •.- el (ieNi uy -Ani e✓is&.'r
, l.'. Street Address of Applicant: ''/''' z L S 7 n AI n 4 C •
_� City:
?6i
rtc -:' ; Date: c' 17/0
•
Existing Zoning Classification: A OCAL /71JS,A1*“"'
Date Existing Zone Classification Established: /9'77
Existing Use of Property: //actr7 (� (n._/ u �., (6 d
Proposed Zone Classification: e//.44I/— e PhimsemlhI&
Proposed Use of Property: \Q4e crfr' c Life"
Legal Description of Property: lflite' • A — i,
APPLICATION FOR ZONE RECLASSIFICATION
•
hn eI gm 7,P 0 SS. eciii✓ / 7 4 -
SPOKANE COUNTY
State: .% /a: / ,71 / --
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Telephone . No . '/22 JSS
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Section: /7 Township: n. Range:
Source of Legal:' is' A 1 .'<://7/
Assessors Parcel Number: (See Tax Statement) i7 fYZ - o 7V/ C 7yO o 737
Property Size: - 5 acpgS -
Total amount of adjoining land controlled by this owner or sponsor:
Street Address of the Property: •
Who Holds.Title to the Property: F' A'///,/):: � /,. /. AL
If you not hold title to the property. affected by this applicatidn, what is interest`'.,,
in it3 ✓e° ctese., ,v �',iN
Furnish a letter from a Title Insurance Company, showing the property owners of record, x :
their address, within 400 feet of the exterior boundaries of subject property,:
•