ZE-128-80AGENDA, NOVEMBER 6, 1980
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane
ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE HEARING EXAMINER t COMMITTEE
WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE TO BE`ANNOUNCED:''ITEMS'NOT
HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT WILL BE CONTINUED TO THE -NEXT AVAILABLE DATE AS
ANNOUNCED BY THE CHAIRMAN OF THE HEARING EXAMINER' COMMITTEE. ` -
• k
LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE, PROJECTS ARE 'ON FILE AND'AVAILABLE IN THE
PLANNING DEPARTMENT'S
9:00 A.M.
ZONE RECLASSIFICATIONS''
54a)7
TELEPHONE NO.: 456 - 2205
1 . '2E-203-78: `:`' AGRICULTURAL SUBURBAN. TO MULTIPLE FA 'SUBURBAN
(Continued from . October.,9, ; 1980)' -
;(Generaliy:located at the southwest corner of Garry
? Avenue and 14th Avenue,_1,050.feet south of 8th
/Avenue = .Liberty'Lake* Section.22725 -45)
: ", Proposed.UUse: Apartment .House
,Site'Sizer:.r
..,340-Acres .. ;
aApplicant:;,, _. C. JON NEES- - pu'
' • East 12306: Broadway ,
;.,
ZE 73- 80 RESIDENTIAL.OFFICE.TO COMMERCIAL
(Generally located on the northwest corner and • ..
."northeast corner at the intersection of Sprague Avenue -
,and Road. Section 15- 25.44)
Proposed Use: :Retail :Merchandising
Site Size:, -.8 Acres .
Applicant: • 'Lloyd L. Day • 1101 Washington Mutual Building. : .
ZE- 136 -80 RESIDENTIAL OFFICE TO COMMERCIAL
.. (Generally located between Herald Road and Walnut Road,
.., fronting-on Sprague Avenue." Section 17 :25 -44)
• Proposed Use: No.Development at
Site Size: 1.7 Acres
Applicant: .Old National .Bank';',;. .
• ' 'West 428 R1verside"Avenue.'
4.' ZE- 128 -80 '_AGRICULTURAL SUBURBAN TO LOCAL - BUSINESS.+
- (Generall'q located between.Mullan,Road ; and Road,..
'230 feet north of Boone Avenue.• Section,17r25= 49) ; ,,_ j.
'Proposed Use ` 'Floor`Covering Retail'. Store ;:: ,,.},
:Site Size: .52 Acres
Applicant: Ronald M. Hinton; Jr:
East 13723 Way '
/
1 •.
A. INTRODUCTION
B. PROPOSAL
C. FINDINGS OF FACT
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
1
File No. <ZE- 128 -80'
This matter having come before the Examiner Committee on November 6, 1980,
and the members of the Committee present being Ted McCoury, Chairman,
Kathleen Carstens and Kenneth Kennedy and having personally visited the site.
The sponsor. Ronald M. Hinton, Jr., is requesting approval of a zone reclassifi-
cation, CEa1t28 80,';_�'�A�gricultural Suburban to Local Business, for the purpose of
developing a floor covering retail store.
1. That the existing land use in the area is residential, commercial, and un-
developed.
2. That the Comprehensive Plan designates this area as appropriate for residen-
tial development.
3. That the existing zoning of the property described in the application is
Agricultural Suburban.
4. That the provisions of RCW 43.21C (The State Environmental Policy Act)
have been complied with.
S. That the proper legal requirements for advertisement of the Agenda Item
have been fulfilled.
6. That the land in this area is suitable for the proposed use, or uses within
the proposed Zone Classification.
7. That the applicant has demonstrated that conditions have substantially
changed since the original zoning of this area and accordingly, the pro-
posed rezone is justified.
8. That the proposed use is compatible with existing uses in the area.
9. That the owners of adjacent lands expressed approval of the proposed use.
10. The Hearing Examiner Committee finds the proposed use to be in harmony
with the general purpose and will not be otherwise detrimental to the public
health, safety, and welfare.
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
ac COUNTY FIRE MARSHAL
1. The site is located in Fire District #1.
2. Adequate water for fire protection and distribution of such water shall
be required for this project. A plot plan showing water distribution
and emergency vehicle access is required for approval prior to any
land development or use.
b) COUNTY ENGINEER
1. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed combined
on -site sewage system plan and surface water disposal plan for the
entire project prior to the issuance of any building permit on the
property.
2. A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer prior to the issuance of a
building permit on the property. The design, location, and arrange-
ment of parking stalls shall be in accordance with standard traffic
engineering practices. Paving or surfacing as approved by the County
Engineer, will be required for any portion of the project which is to
be occupied or travelled by vehicles.
b) COUNTY ENGINEER
3. The word "applicant" shall include the owner or owners of the pro-
perty, his heirs, assigns, and successors.
c) WATER PURVEYOR
1. Purveyor is Modern Electric Water Company and they can supply the
site with adequate water for domestic fire and irrigation uses.
d) COUNTY HEALTH DISTRICT
1. Findings:
a) This project lies over the Spokane Aquifer.
b) It is within Critical Water Supply Service Area #3 and within the
service area of Modern Electric Company. Groundwater resources
appear adequate to support development at this density.
c) The project is inside the 201 Sewer Study Area Zone 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 gener-
ally suitable for use of individual on -site sewage systems. The
lot is not of the proper dimensions to permit use of both an
individual well and sewage system.
2
File No. ZE- 128 -80
File No. ZE- 128 -80
2. Recommendations:
a) Water service need not be coordinated through the Director of
• • Utilities, Spokane County.
b) Water service shall be by an existing public water supply.
c) The use of individual wells is not authorized.
d) Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
e) Subject to specific application approval and issuance of permits by
the Health Officer, the use of individual on-site sewage disposal
systems may be authorized.
f) The owner, his heirs, and successors shall agree to not protest
legal assessments and utility local improvement districts to provide
central sewerage service to these lots.
g) A combined surface water and sewage disposal detailed plan shall
be approved by the County Engineer and the Health Officer prior
to the issuance of any building permit for these lots.
e) PLANNING
1. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County Commission-
ers Resolution 4477 -1392 be initiated by the project applicant within
thirty (30) days of final disposition of this application, and prior to
any on -site improvements.
2. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA Guide-
lines (WAC 197 -10) and the Spokane County Environmental Ordinance
(SCEO), a proposed declaration of non - significance has been issued at
least fifteen (15) days prior to this date; the official file, written
comments and /or public testimony contain information regarding assess-
ment of the proposal's adverse impacts to the physical environment; a
finding is hereby made that no potentially significant adverse impacts
upon the physical environment are anticipated as a result of the pro-
ject; and a final declaration of non - significance is hereby to be issued.
3. A specific landscape plan, planting schedule and provisions for main-
tenance acceptable to the Spokane County Zoning Administrator shall
be submitted with a performance bond for the project prior to release
of building permits.
4. 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 per-
mitted, 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 develop-
ment plans shall be maintained.
5. Direct light from any exterior area lighting fixture shall not extend
over the property boundary.
6. All standards of the Local Business Zone, as amended, shall be com-
plied with in.the development of this site.
3
9. The applicant shall comply with RCW 58 -17 and the Spokane County
Platting Ordinances prior to issuance of building permits.
10. The applicant shall construct a 6 foot sight- obscuring fence between
the two uses.
E. ORDER
7. Landscaping shall be provided for this site, in conformance with
Standards as identified in Section 4.07A.120 Landscaping.
The applicant shall comply with '208' recommendations concerning
stormwater'runoff and provide necessary landscaping for runoff.
11. That the applicant cooperate with the Engineer's Office to provide
proper access and egress for the off - street parking on the site with
consideration to the one -way direction of Mullan Road.
f) SPOKANE COUNTY UTILITIES
1. Pursuant to Board of County Commissioners Resoulution No. 80 -0418,
the use of on -site sewer disposal systems is hereby authorized. This
authorization is conditioned on compliance with all rules and regulations
of the Spokane County Health District and is further conditioned and
subject to specific application approval and issuance of permits by the
Health District.
2. The owner, his heirs or successors shall join and participate in any
petition or resolution which purpose is the formation of a utility local
improvement district (ULID) pursuant to RCW, Chapter 36.94, as
amended. The owner, his heirs and successors shall further agree not
to oppose or protest any legal assessments for any utility local improve-
ment district (ULID) established pursuant to RCW Chapter 36.94, as
amended.
3. Any water service for this project shall be provided in accordance with
the coordinated water system plan for Spokane County.
The Hearing Examiner Committee, pursuant to the aforementioned, finds that the
application of Ronald M. Hinton, Jr. for a zone reclassification as described in
the application should be approved.
Motion by: Carstens Seconded by: Kennedy
Vote: Unanimous to Approve (3 -0)
HEARING EXAMINER COMMITTEE
ATTEST:
WALLIS D. HUBBARD
Planning Director
By:
4
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SUBJECT:
STAFF REPORT
NOVEMBER 6, 1980
HEARING EXAMINER COMMITTEE
PLANNING DEPARTMENT STAFF
ZONE RECLASSIFICATION NUMBER: ZE-128 -80
GENERAL INFORMATION
APPLICANT: Ronald M. Hinton, Jr.
STATUS OF APPLICANT: Part Owner
PROPERTY OWNER: Ron A. Thies
REQUESTED ZONING: Local Business
EXISTING ZONING Agricultural Suburban (established, 1953)
PROPOSED USE: Retail floor covering store
PROJECT LOCATION: Generally located approximately between
Mullen Road and Argonne Road, 230 feet north of Boone Avenue.
II. SITE PLAN INFORMATION
SITE SIZE: Approximately .52 acres
SITE CHARACTERISTICS: The site is relatively flat, contains two
single family homes, urban landscaping and a portion of the site is
undeveloped.
NEIGHBORHOOD CHARACTER: The neighborhood is in a transition to
retail business and office uses, with the nearest Local Business Zoning
approximately 300 feet north.
LAND USE:
ZONING:
Site Two single family homes, undeveloped
North Undeveloped, single family
East Offices, undeveloped
West Single family
South Undeveloped, single family
North Agricultural Suburban, established, 1953
East Residential Office, established, 1977
West Agricultural, established, 1947
South Agricultural Suburban, established, 1953
/9
• I1. •SITE PLAN INFORMATION (continued)
IV. AGENCIES RECOMMENDED CONDITIONS
a) COUNTY FIRE MARSHAL
1. The site is located in Fire District #1.
ZONE RECLASSIFICATION NUMBER: ZE- 128 -80
COMPREHENSIVE PLAN DESIGNATION: Residential Neighborhood
NUMBER OF EXISTING BUILDINGS: 2 (one will be removed)
NUMBER OF BUILDINGS PROPOSED: 1
Total Square Feet Approximately 3,384 sq. ft.
Percent of Coverage 70%
MAXIMUM HEIGHT OF STRUCTURES: 1 story
PARKING REQUIRED: 12 spaces
PROVIDED: 12 spaces
111. BACKGROUND /ANALYSIS
The development plan indicates one home will remain to the west of the
new building. (Consideration should be given to screening of the business
from the home.) According to the Assessor's records, this property is in
two parcels. The applicant shall comply with RCW 58 -17 and the Spokane
County Platting Ordinance prior to issuance of building permits.
2. Adequate water for fire protection and distribution of such water
shall be required for this project. A plot plan showing water
distribution and emergency vehicle access is required for
approval prior to any and development or use.
b) COUNTY ENGINEER
1. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on -site sewage system plan and surface water disposal
plan for the entire project prior to the issuance of any building
permit on the property.
2. A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property. The design,
location, and arrangement of parking stalls shall be in accord-
ance with standard traffic engineering practices. Paving or
surfacing as approved by the County Engineer, will be required
for any portion of the project which is to be occupied or
travelled by vehicles.
40
IV. AGENCIES RECOMMENDED CONDITIONS (continued)
b) COUNTY ENGINEER
c) WATER PURVEYOR
d) COUNTY HEALTH DISTRICT
4/
ZONE RECLASSIFICATION NUMBER: ZE- 128 -80 •
3. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
1. Purveyor is Modern Electric Water Company and they can supply
the site with adequate water for domestic fire and irrigation
uses.
1. Findings:
a) This project lies over the Spokane Aquifer.
b) It is within Critical Water Supply Service Area #3 and with-
in the service area of Modern Electric Company. Ground-
water resources appear adequate to support development at
this density.
c) The project is inside the 201 Sewer Study Area Zone 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 topo-
graphy and soils in the area are generally suitable for use
of individual on -site sewage systems. The lot is not of the
proper dimensions to permit use of both an individual well
and sewage system.
2. Recommendations:
a) Water service need not be coordinated through the Director
of Utilities, Spokane County.
b) Water service shall be by an existing public water supply.
c) The use of individual wells is not authorized.
d) Sewage disposal method shall be as authorized by the
Director of Utilities, Spokane County.
e) Subject to specific application approval and issuance of
permits by the Health Officer, the use of individual on -site
sewage disposal systems may be authorized.
f) The owner, his heirs, and successors shall agree to not
protest legal assessments and utility local improvement
districts to provide central sewerage service to these lots.
g) A combined surface water and sewage disposal detailed plan
shall be approved by the County Engineer and the Health
Officer prior to the issuance of any building permit for
these lots.
ZONE RECLASSIFICATION NUMBER: ZE- 128 -80
IV. 'AGENCIES RECOMMENDED CONDITIONS (continued)
e) PLANNING
1. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #77 -1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
application, and prior to any on -site improvements.
2. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA
Guidelines (WAC 197 -10) and the Spokane County Environmental
Ordinance (SCEO), a proposed declaration of non - significance
has been issued at least fifteen (15) days prior to this date; the
official file, written comments and /or public testimony contain
information regarding assessment of the proposal's adverse
impacts to the physical environment; a finding is hereby made
that no potentially significant adverse impacts upon the physical
environment are anticipated as a result of the project; and a
final declaration of non - significance is hereby to be issued.
3. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning Adminis-
trator shall be submitted with a performance bond for the project
prior to release of building permits.
4. The applicant shall 'develop subject property generally in accord-
ance within the concept presented to the Hearing Examiner
Committee. Minor variations when approved by the Zoning Admin-
istrator 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.
5. Direct light from any exterior area lighting fixture shall not
extend over the property boundary.
a42.-
6. All •CWrP standards of the Local Business Zone A shall be
complied with in the development of this site.
7. Landscaping shall be provided for this site, in conformance with
Standards as identified in Section 4.07A.120 Landscaping.
8. The applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
9. The applicant shall comply with RCW 58 -17 and the Spokane
County Platting Ordinances prior to issuance of building permits.
10. The applicant shall construct a 6 foot sight- obscuring fence
between the two uses.
4a
IV. AGENCIES RECOMMENDED CONDITIONS (continued)
f) SPOKANE COUNTY UTILITIES
ZONE RECLASSIFICATION NUMBER: ZE- 128 -80 '
1. Pursuant to Board of County Commissioners Resoulution No.
80 -0418, the use of on -site sewer disposal systems is hereby
authorized. This authorization is conditioned on compliance with
all rules and regulations of the Spokane County Health District
and is further conditioned and subject to specific application
approval and issuance of permits by the Health District.
2. The owner, his heirs or successors shall join and participate in
any petition or resolution which purpose is the formation of a
utility local improvement district (ULID) pursuant to RCW,
Chapter 36.94, as amended. The owner, his heirs and successors
shall further agree not to oppose or protest any legal assess-
ments for any utility local improvement district (ULID) established
pursuant to RCW Chapter 36.94, as amended.
3. Any water service for this project shall be provided in accord-
ance with the coordinated water system plan for Spokane
County.
43