ZE-43-75 (2)bte
1 .
B6
•
rr
AGENDA, AUGUST 8, 1975 TELEPHONE NO.: 456 -2274
SPOKANE COUNTY COMMISSION
Time:
Place:
ZONE CHANGE
2. fZE ±3Y/7X5f1Residential Office to Commercial
c.
d.
e.
f .
g .
a. Location:
b. Applicant:
Site Size:
Existing Zoning:
Proposed Zoning:
Proposed Use of Property: Restaurant (Sizzler Family Steak House)
Application of Zoning Provision: Chapter 4.21, Section 4.21.040
NORM
SCALE
Fire i > 1 LOOD
? - ,5totion4:91.00 cr,
COUNTY
� Co
t. P ;
1
R o k 20/0
F-- c
r t O
il
O o
N t
¢ ALKI U ,�
o A
1 4 3 :c 0
:�. w o
o
ish + I O O r„o .�o� .:. cz CC $6F,. _ = WAV ""` >.0 a
BRAY
1
TH AVE :•
Section 17, Township 25 N., Range 44, E.W.M.
The W 1/2 of Tract 144 of Opportunity, except the
North 461 feet, except the East 125 feet, and except
the Railroad right of way (now county road).
Drs. Belknap and MacNeill
East 9807 Sprague Avenue
Spokane, Washington 99206
27,992 square feet 20, 739•i p',t1Er
Residential Office, established February 11, 1971
Commercial
Friday, August 8, 1975, 9 :30 A.M.
Commissioners' Assembly Room, County Court House
3
FOURTH
0
o I
1
a �Sy 5
a
p L
2t1
AVE
54-1;
CQNI . 64
2' l0-11
c
4
C
Q
1
MINUTES
AUGUST 8, 1975
ZONE CHANGE
ZE -43 -75 - RESIDENTIAL OFFICE TO COMMERCIAL: BELKNAP & MACNEILL
Planning Commission Recommendation: Deny
A. BACKGROUND:
In 1962, the Planning Commission conducted a zoning study of the frontage
properties along the north side of Sprague Avenue between Farr and Balfour
Roads. After reviewing extensive testimony from residents in the area, the
Commission recommended Residential Office Zoning for the Sprague Avenue
frontage properties within the study area "because of the (character of the)
established residential neighborhood immediately north of Sprague Avenue."
The Commission also noted that the Comprehensive Plan for the north side
of Sprague Avenue between Farr and Balfour Roads proposed "high density
residential development for the entire section."
Since 1969, there have been three notable deviations to the plan.
1. A commercial - office center between Herald and Felts. (The proposal
incorporated an innovative design approach which would reduce the
impact of the project on adjoining residential and apartment properties.)
2. A furniture store on the northeast corner of Sprague and Farr. (The
proposal featured a low traffic generating facility with a quality
exterior which would be compatible with adjoining residential uses.)
3. A sporting gdods store on an interior parcel between Farr and Sunder-
land. The facility fronted exclusively on Sprague Avenue and main-
tained an extensive buffer between the building and the residential
areas to the north. Because all of the activity was confined to
Sprague Avenue (parking, loading) the residential properties to the
north were not exposed to increased traffic or noise.
B. REASONS:
Although different design considerations were cited in each case,
the Commission attempted to make each reclassification compatible
with the particular neighborhood development to the north.
1. The Planning Commission reaffirmed the integrity of the 1969 Zoning
Study, which advocated the Residential Office Zone, which provides
the most appropriate buffer between Sprague Avenue and the residential
properties to the north.
(C ont' d)
-2F-
ZE -43 -75 - RES OFF TO COMM: (Cont'd)
2. The Commission concurred with the concerns of residents along
Farr Road that the proposed use, namely a franchise restaurant,
would increase congestion at the Farr - Sprague intersection and
contribute traffic and parking to Farr Road, a residential street.
The residents explained to the Commission the increased traffic
problems incurred by the restaurant expansion on the northwest
corner of Sprague and Farr.
3. Although the submitted design of the restaurant provided an attractive
architectural style, generous landscaping along Sprague and Farr
Road, and a solid ornamental maeonry wall along the northerly drive-
way, the Commission was of the opinion that the impacts of traffic,
noise, lighting, and other activities upon the residences to the
north could be successfully mitigated. The submitted plan did not
adequately provide for the extensive buffer along the north property
line which is common to Residential Office Zone or other approved
projects on the north side of Sprague Avenue between Farr and Balfour.
-2G-
ZE -43 -75 - RES OFF TO COMM: (Cont''d)
C. GENERAL DATA:
a. Location:
Section 17, Township 25 N., Range 44, EWM
The W 1/2 of Tract 144 of Opportunity,
except the North 461 feet, except the East
125 feet, and except the Railroad right of
way (now country Road).
Drs. Belknap and MacNeill
East 9807 Sprague Avenue
Spokane, WA 99206
27,992 square feet
Residential Office, established February
11, 1971
Commercial
Restaurant (Sizzler Family Steak House)
Application of Zoning Provision: Chapter 4.21, Section 4.21.040
b. Applicant:
c. Site Size:
d. Existing Zoning:
e. Proposed Zoning:
f. Proposed Use of Property:
g.
-2H-
A. CONDITIONS:
GR.Rti M -.
MR. t&\UL2 t \cuan i
STAFF RECOMMENDATIONS
ZONE CHANGE
2. ZE -43 -75 - RESIDENTIAL OFFICE TO COMMERCIAL: BELKNAP & MACNEILL
Staff Recommendation: Approve to Commercial zone subiect to the followina
conditions:
1. Dedication of the west six feet of the advertised property along Farr
Road for right of way.
2. Improvement to Spokane County standards of Farr Road. Such improve-
- ments shall include curb, sidewalk, drainage control, and paving to
existing oil.
3. Approval of access permits by the Spokane County Engineer's Office prior
to release of building permits.
4. The advertised property shall be developed in substantial conformance
with the "Adjusted" development plan. I.E. A single story building
oriented toward the southwest corner of the property with parking to the
north and east of the building.
NOTE: The building may have to be adjusted to the east to provide the
required 20' flanking street setback.
5. Approval of a specific landscape plan for the project by the Director
of Planning. Such plan shall indicate the type of ground cover con-
templated, the species, variety and distribution of plantings as well
as an automatic sprinkler system.
The areas to be landscaped shall include that portion of the right of
way along Sprague Avenue between the parking lot and the sidewalk,
(encroachment permit required) . The setback areas and adjoining unim-
proved rights of way (encroachment permit required) between the building
and the sidewalks on Sprague Avenue and Farr Road and a 4' wide land-
scape strip extending north along Farr Road. The Director of Planning
may require a bond or other suitable assurance for installation of land-
scaping.
6. A 42" high ornamental masonry wall shall be installed along the north
side of the access strip to the north pf the ownership. Such wall shall
be constructed and placed in a mann, r which will not disturb the estab-
lished trees and bushes along the notth boundary 2f the access strip.
(C ont' d)
-2-
4 -)
CA tat I OM,,M
ZE -43 -75 - RES OFF TO COMM (Cont'd)
7. The delineated driveways and parking lot shall be maintained in hard
surface paving. The final design, location, and arrangement of parking
stalls and driveways shall be In accordahae with standard traffic
engineering practices.
8. Approval of a signing and lighting plan for the property by the Director
of Planning. Such plan shall utilize low,intensity lighting which will
not produce glare on adjoining roadways and residential properties. A
free standing advertising sign not exceeding 84 square feet in area or
25 feet in height will be allowed.
9. Approval of sewage disposal facilities by the Spokane County Health
District.
ANALYSIS INCLUDING ENVIRONMENTAL ASSESSMENT:
The advertised property is located on the northeast corner of Sprague Avenue
and Farr Road. The applicant proposes to construct a franchise restaurant on
the site. Because liquor will be served, the applicant has requested Commercial
zoning. The Staff has reviewed the plan and has recommended several conditions
of approval to make the facility more compatibie' with residential uses to the
north.
The Staff is of the opinion that the property is appropriate for Commercial
Zoning because:
1) The proposed use, namely a restaurant, will be designed to be compatible
with adjoining uses. Surrounding land uses include a buffet restaurant
to the west, a resident to the north, doctors: offices to the east, and
various commercial properties to the south.
2) The Staff notes that the conditions of approval will provide for landscaping,
screening, paving of the parking areas, as well as lighting and signing
control. The Planning Commission has recently approved similar Local
Business and Commercial requests on the north side of Sprague Avenue
incorporating such mitigating measures.
3) The site is situated within an urbanizing area. The zone change would
not have any greater effect upon the topography, geology, biological
and botanical characteristics, atmospheric and aquatic conditions and
other natural development than similar uses established along Sprague
Avenue. In addition, the proposal is compatible with adjoining land uses,
transportation and utility services. The Staff, therefore, concludes that
an environmental impact statement is not.iequired for the project.
-2A-
Subjero
ci 2
OFFICE OF COUNTY ENGINEER
- 1 ST
Ct.) Dt..:5) 6
iorm 327-5% ILO" '01-2-.606.5;rE71/4.1 ! D
SPOKANE COUNTY, WASHINGTON
•
Let-,
Dat.
4.1 )0.1c;
Inter-office Communication
!••A • IQ •(--• $,S 0
1 n A ( •
r-, /- • .• 7
)1
From 4-- • •:-", tu : A./ (..„ ;e- - r' 6 .--
5, IC ti'C CIL; ./6 C- /)/•:).. 2 e... if el ' Rt-:(7,271
1. 7tcT ..i 0 1c 5.;" ' ./%/9 C_ 2Jkj OA/ I:71 D
t•-• t
c) ,14:: L. Lnr.. Cr (;,e40/4/6
<ck., r.f), k)( ii(; ; N
MCLS,S a 4V&', ,C-'7./21". , 9E &.4 5 : 14-67:4(616
det . Accss 7Q rS 1 A i:`1)2e.,4r era! IA 2/Z 4- SP:24.6a
.8€ /PED a P.2.0e
/ Y 7 6
0C ( Sti /42,c, 7,15 roe 2:ti-fle:o4r7E-Vr:
RIOIT OF WAY DEED
of Section 17 , Totinship 2 5 Sortie, Range 44 , . {V. \I.
TO HAVE AND 'f0 11011) the same, onto the said Spokane County for the purposes 'of a public road
forever.
IS THE \LITTER of the FARR ROAD No. 1201
KNOW ALL \IEN BY TIIESE PRESENTS, That DONALD E BELKNAP & PATRICIA M
and CHARLES G. MacNEILL and PATRICIA MacNEILL his wife, of the County nis of w Sp ane,
in the State of' Washington, in consideration of the benefits and other valuable considerations, and,
the stun of One and 00/100 Dollars, paid them by the County of' Spokane,
the receipt whereof is hereby acknowledged, have granted, bargained, sold and conveyed, and by these
presents do grant, bargain, sell and convey unto said Spokane County, the following described parcel
of land, situated in Spokane County in the State of Washington, to—wit:
A strip of land six feet wide on east side of and parallel with east line of said
.• F'gkeRoad road or so notch of the property of the grantor as lies within said
Six; • :.:foot - strip, as surveyed, recorded
i`o r•'a}ie aboye,toeit.ioned road, as shone in the field notes and on the official plat thereof on file
,inithe office Of'...!te Spokane County F }igincer, over and across
west 1/2 of Tract 144
:of'onoortun'ity. except the north 461 feet thereof and except the
east -125 feet thereof and except the railroad right of way
In wi toes whercof We— Irate hereunto set
oi . February J 19 76
P. 960 uoL. b PAGE
our
(NOTE: If married, must be signed by both husband and wife.)
FILED OR RFrnupcp
RrntlrcTnr ty Ettrite�r - --
E'ER Z1 3 on PH '76
VERflQH W. MA 1 k
arU; Afl COUNTY,WV S
(]FOi,ry ei J
C!;urthau-z3 9:3Ei1
hard and seal this
•