ZE-169-73 (2)AGENDA, JUNE 14, 1974
SPOKANE COUNTY PLANNING COMMISSION
Time:
Place:
ZONE CHANGE
2. ZE- 169 -73, Res. Office & Mul. Family Suburban to Commercial & Res. Office
a. Location:
Section 17, Township 25 N., Range 44, E.W.M.
The SE 1/4 of the SW 1/4 of the SE 1/4 of
Section 17.
American West Realty, Inc.
North 14 Howard Street
Spokane, Washington
Approximately 8.42 acres
The North 200 feet is Zoned Multiple Family Suburban,
established September 22, 1939 and the remainder is
zoned Residential Office, established February 11, 1971
The South 400 feet to Commercial and the balance
to Residential Office.
Proposed Use of Property: Shopping center and office complex.
Application of Zoning Provision: Chapter 4.21, Section 4.21.040
b. Applicant:
c_ Site Size:
d. Existing Zoning:
e. Proposed Zoning:
f.
g.
Friday, June 14, 1974, 9:00 A.M.
Conference Room A, Court House Annex
(Use Mallon Avenue entrance)
TELEPHONE NO.: 456 -2274
go Ye h
-Sect le : Inc I,000'
•
ZONE CHANGE
BACKGROUND
REASONS EXPRESSED FOR APPROVAL
-21-
(Cont'd)
MINUTES
JUNE 14, 197'
•E- 169 -73 - RESIDENTIAL OFFICE & MULTIPLE FAIViILY SUBURBAN TO COMMER-
CIAL & RESIDENTIAL OFFICE: AivIERICAN WEST REALTY. INC.
Planning Commission Action: A motion to approve the reauest in accordance
with the staff recommendation failed for lack of a auorem (4 votes reauired).
Three members voted to approve, one member abstained and one member voted no.
The applicants proposed to construct a commercial - office complex on a
7.55 acre site situated between Sprague and Main Avenues and between
Herald and Felts Road extended. The complex would provide approximately
37,930 square feet of retail commercial space and approximately 91,090
square feet of office space. Perhaps the most significant feature of the
complex is a proposed 9 -story commercial and office tower located in
the center of the project." The tower is surrounded by approximately 427
car parking spaces with three story office buildings abuting Main Avenue
and one to two story commercial facilities abuting Sprague Avenue. The
architectural design of the complex will allow the impact of traffic and
retail activity to be oriented toward the interior of the project while the
perimeters of the project will be landscaped and essentially devoid of
activity.
1. The Commission members noted that the character of the area has
changed appreciably in the last five years. Commercial development
on the south side of Sprague Av.:nue has consumed most of the
commercially zoned land and a buffer of multi -story apartments has
developed to the north of iViain Avenue.
2. Certain Commission members expressed approval of the innovative
architectural design of the project. They were of the opinion that
the specific development proposal in conjunction with conditions of
approval requiring dedications and improvements to perimeter road
ways (including Felts Road along the west edge of Balfour Park), pa7ed
parking areas, review of lighting, signing, and landscaping plans,
and improved fire safety of high rise buildings would make the
project more compatible with residential properties to the north
and west. It was particularly noted that the proposed office buildings
would provide a buffer from the commercial uses.
ZE- 169 -7s - RES OFF & MFS TO COMM TO RES. OFF (Cont'd)
REASONS EXPRESSED FOR DENIAL
1. It was noted that in 1969, the Planning Commission after extensive
study of the frontage properties on the north side of Sprague Avenue,
recommended a zoning plan indicating the appropriateness of
Residential Office Zoning for approximately eleven properties
fronting on Sprague Avenue between Balfour Road and Farr Road.
Said plan rejected general commercial zoning for the study area
because of the established residential neighborhood north of Sprague
Avenue and because of the location of Balfour Park.
2. A member of the Commission expressed severe reservations concerning
the establishment of high rise buildings on the Spokane Valley floor.
It was noted that such buildings would change the character of the
Valley by appreciably altering the skyline and would impose addition-
al responsibilities for fire protection.
GENERAL DATA:
1. Location:
2. Applicant:
Site Size:
4. Existing Zoning:
5. Proposed Zoning:
6. Proposed use of property:
7. Application of Zoning
Provision:
-22-
Section 17, Township 25 N., Range 44,
E."vv .M. The SE 1/4 of the SW 1/4 of
SE 1/4 of Section 17.
American West Realty, Inc.
North 14 Howard Street
Spokane, VvA
Approximately 8.42 acres
The N 200' is zoned Multiple Family
Suburban, estab. Sept. 22, 1939 and the
remainder is zoned Residential Office,
estab. February 11, 1971
S 400' to Commercial and the balance to
Resi<iuntial Office.
Shopping center and office complex.
Chapter 4.21, Section 4.2.1.040
AGENDA, JUNE 14, 1974
SPOKANE COUNTY PLANNING COMMISSION
Time:
Place:
ZONE CHANGE
2. ZE- 169 -73, Res. Office & Mul. Family Suburban to Commercial & Res. Office
a. Location:
b. Applicant:
c= Site Size:
d. Existing Zoning:
e. Proposed Zoning:
f.
g.
Friday, June 14, 1974, 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 SE 1/4 of the SW 1/4 of the SE 1/4 of
Section 17.
American West Realty, Inc.
North 14 Howard Street
Spokane, Washington
Approximately 8.42 acres
The North 200 feet is Zoned Multiple Family Suburban,
established September 22, 1939 and the remainder is
zoned Residential Office, established February 11, 1971
The South 400 feet to Commercial and the balance
to Residential Office.
Proposed Use of Property: Shopping center and office complex.
Application of Zoning Provision: Chapter 4.21, Section 4.21.040
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COUNTY
TELEPHONE NO.: 456 -2274
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NO. 74 576 `:
ROAR'; nF COUNTY nOM? TSSTO`\IEPS nv SPnT<ANF; ('nTr STV_ WASTATT
FINDINGS AND ORDER REGARDING ZONING MAP PROPOSA-.
RESIDENTIAL OFFICE AND MULTIPLE rAMiLY SUBURBAN TO CO
RESIDENTIAL OFFICE: AMERICAN WEST REALTY, INC.
I�E;Ri�'ST L
TD
WHEREAS, The Spokane County Planning Commission did, after public
hearing on June 1974, forward to the Board of County Commissioners a
recommendation that the Zoning Map not be changed from the existing Residential.
Office and Multiple Family Suburban zone classifications to the Commercial and
Residential Office classifications by lack of a quorum vote to approve (i.e.,
three members voted to approve the request, one member abstained, and one
member voted "no "), on property described as follows:
The SE 1/4 of the SW 1/4 of the SE 1/4 of Section 17 ,Town-
/
ship 25 N., Range 44, E.W.M., Spokane County, Washington.
and,
WHEREAS The applicant before the Planning Commission, American
West Realty, Inc. , Keith A. Lotze, President, did by letter dated June 17, 1974,
request a hearing before the Board of County Commissioners to present evidence
and testimony in favor of their application, and
WHEREAS, The Board of County Commissioners did hold a public hearing
c,t1 July 25, 1974, to consider the recommendations of the Commission anJ
testimony and evidence of the applicant and other interested parties, and
WHEREAS, At said hearing opportunity was afforded those favoring and
those opposing the above - described Zoning Map proposal, and the Board of County
Commissioners of Spokane County having fully considered the testimony given,
the records and minutes of the Planning Commission and all other evidence
presented and having personally acquainted themselves with the site and vicinity
in question, does hereby find:
1) That the property in question is approximately 7.65 acres in
size and is located on the north side of Sprague Avenue between
Herald Road and Felts Road, extended.
2) That the applicant proposes to construct a multi -story retail and
office complex incorporating approximately 427 car parking
spaces, approximately- 37,930 square feet of retail commercial
spaces, and approximately 91,090 square feet of office space...
3) That the character of the area and surrounding uses has changed
appreciably in the last five years. Commercial development
along the south side of Sprague Avenue has consumed most of the
commercially zoned land along the south side of Sprague Avenue
and a buffer of multi -story apartments has developed to the
north of Main Avenue.
4) That the proposal incorporates an innovative architectural
design for the project which buffers surrounding properties and
maintains the spirit and intent of the zoning study of the north
side of Sprague Avenue undertaken by the Planning Commission
in 1969. The Commissioners are of the opinion that the
specific development proposal in conjunction with conditions
of approval requiring dedications and improvements to perimeter
roadways (including Felts Road along the west edge of Balfour
Park), paved parking areas, review of lighting, signing, and
landscaping, and improved fire safety of high rise buildings
would make the project more compatible with residential
properties to the north and west. The Board particularly notes
that the proposed office buildings would provide an effective
buffer between the commercial buildings and the residential
developments to the north.
5) That an environmental assessment of the project indicates that
sufficient mitigating measures have been incorporated into the
conditions of approval — (See attached Environmental Assess—
ment) .
NOW, THEREFORE, The Board of County Commissioners does hereby •
conclude that the above — described property should be reclassified as follows:
To the Residential Office 7,nne•
The North 200' of the SE 1/4 of the SW 1/4 of the SE 1/4
of Section 17, Township 25 N., Range 44, E.W.M.,
Spokane County, Washington.
To the C,nrgmarrial 7nne:
The SE 1/4 of-the SW 1/4 of the SE 1/4, except the
North 200' in Section 17, Township 25 N., Range 44,
E.W.M., Spokane County, Washington,
and does hereby order that an appropriate resolution for that purpose be prepared;
such resolution to specify that the development of the property be in substantial
conformance to the site plan dated April 29, 1974; and subject further to the
follooving conditions:
1) Dedications and Tmorovements:
a) Dedication of the West 5' of the advertised property
along Herald Road for right of way.
b) Dedication of the North 10' of the advertised property
along Main Avenue for right of way.
c) Improvement to Spokane County standards of Main
Avenue and Herald Road along the perimeter of the
property. Herald Road and Main Avenue improvements
shall include curb, sidewalk, drainage control and 30'
of pavement.
4)
fleriiratinns a tnnr m
g)
Llg aina and Sianina Plan:
(contd.)
d) Dedication and improvement to Spokane County standards of
Felts Road extended in accordance'with the submitted
development plan. Improvements shall include complete
grading and installation of curbs and sidewalks (both
sides), drainage control and paving. _
e) Dedication of 20' curb radii at the corner of the project.
f) Installation of channelization to Sprague Avenue between
Herald Road and Felts Road to Spokane County standards to
improve access to the property.
Access permits for the project shall be obtained from the
Spokane County Engineer's Office prior to release of
building permits. - -
In order to obtain right of way for Felts Road along the west
edge of Balfour Park, .the applicant is obligated to relocate
trees disturbed by the roadway within the new perimeters of
the park and to install fencing along the new west boundary
of the park to the satisfaction of the Spokane County Parks
Director.
2) Cnnfiauratinns apd HPiahts of Hulk . Location of Parking
The advertised property shall be developed in substantial
conformance with the submitted development plan; i.e., up to a
nine story commercial and office building toward the center of the
site surrounded by approximately 427 parking spaces, one to three
story office buildings on the east and northwest corners of the
project; commercial and retail buildings on the southeast and
southwest corners of the project. The architectural quality of
the buildings shall be comparable to the submitted elevation
drawings
Additional Comment: In order to obtain the objectives of the plan,
variances will be required to allow the office buildings to come
within 20' of Main Avenue.
3) Landscape Plan•
Approval by the Director of Planning of a specific plan for the
project. An automatic sprinkler system shall be installed to
serve the landscape areas.. A bond may be required by the Director
of Planning to assure installation of landscaping.
Approval by the Director of Planning of a lighting and signing
plan for the project. The property shall be lighted in a manner
which will not produce glare on adjoining residential properties
ATTEST:
By:
5) Parkincr .Aren_a:
All areas used for access and egress, parking and circulation
shall be maintained in hard surface paving.
Fire Protection:
Installation of fire hydrants in accordance with the requirements
of the Spokane Valley Fire Marshal. The 9 -story structure shall
be constructed in accordance with the Uniform Building Code of
1973,
Additional Comment: Fire equipment apparatus is presently -
designed to effect a rescue up to seven stories. Because of
concern with fires in high rise buildings, additional restrictions
and construction standards have been incorporated into the
Uniform Building Code of 1973.
7) Approval of sewage treatment facilities by the Spokane County
Health. District.
DATED This / S day of
VERNON W. OHLAND
C f the Board
ad
Deputy
, 1974.
BOARD OF COUNTY COMMISSIONERS
OF SPOKANE COUNTY, WASHINGTON
6& eODUNty COaMMISSIONERS
OF S'OKAF1E Ei tv oituratn r
t. • 1 ^. LLL Y �r_, _ ht