ZE-112-81AGENDA, NOVEMBER 5, 1981 - 3 -
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane
(Continued from Page #2)
1:30 P.M. (OR AS SOON AS POSSIBLE THEREAFTER)
54-17
TELEPHONE NO.: 456 - 2205
A. ZONE RECLASSIFICATIONS (contd.)
9. ZN -60 -81 COMMERCIAL TO MANUFACTURING
(Generally located adjacent and westerly of Division
Street, approximately 1/4 mile south of Country Homes
Boulevard. Section 19- 26 -43)
Proposed Use: Repair Facility for U -Haul Trucks.
Site Size: Approximately 2.54 Acres
Applicant: U -HAUL OF SPOKANE
East 3320 Springfield Avenue
10 ._ZE'J4IF2. 8i1 ; - 'GRICULTURAL TO LOCAL BUSINESS
- ('Generally property is located between Argonne and
Mullan Roads and immediately north of Main Avenue.
Section 17- 25 -44)
Proposed Use:
Site Size:
Applicant:
5:00 P.M. ADJOURNMENT
Office Building
Approximately 1/2 Acre
PROKEY ARGER
East 13808 Sprague Avenue
PAGE
4 1
Except when an Environmental Impact Statement (EIS) has been prepared, a proposed
declaration of non - significance (a preliminary decision, which may be reversed, that
an EIS is not needed) has been administratively issued. This insures the applicant
of a timely processing of his /her proposal at the time of the public hearing. BUT,
a major purpose of the public hearing is to afford the opportunity to present the
decision makers with information as to whether or not a potentially SIGNIFICANT
ADVERSE impact upon the physical environment will result from implementation of the
proposal, thus resulting in the need for an EJS. However, most "change of conditions"
are exempt from the provisions of SEPA; check with the Planning Department staff if
uncertainty exists.-
* * * * * * * * * * *
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DATE:
TO:
FROM:
SUBJECT:
I. GENERAL INFORMATION
ZONING:
LAND USE:
STAFF REPORT
NOVEMBER 5, 1981
HEARING EXAMINER COMMITTEE
PLANNING DEPARTMENT STAFF
ZONE RECLASSIFICATION NUMBER: ZE- 112-81
APPLICANT:
STATUS OF APPLICANT:
PROPERTY OWNER:
REQUESTED ZONING:
EXISTING ZONING
PROPOSED USE:
PROJECT LOCATION:
11. SITE PLAN INFORMATION
SITE SIZE:
SITE CHARACTERISTICS:
North
East
West
South
Site
North
East
West
South
1981 COMPREHENSIVE PLAN
PROKEY ARGER
Agent for Owner
Patrick Kofmehl
Local Business
Agricultural (established in 1947)
Office Building
This site is generally located between
Argonne and MuIlan Roads, immediately north
of Main Avenue.
Approximately .5 acres
Vacant, generally level
NEIGHBORHOOD CHARACTER: Area developing to predominantly
offices and retail commercial uses along the
major arterials.
Agricultural, established, 1947
Agricultural, established, 1948
Residential Office, established, 1977
Agricultural, established, 1947
Vacant
Single Family, Vacant
Offices
Multiple Family, Single Family
Vacant, Single Family
DESIGNATION: COMMERCIAL
NUMBER OF EXISTING BUILDINGS: 0
NUMBER OF BUILDINGS PROPOSED: 1
Total Square Feet Approximately 10,460 sq. ft.
Total Percent of Site Covered 20 %
it9
II. SITE PLAN INFORMATION (continued)
MAXIMUM HEIGHT OF STRUCTURES:
PARKING REQUIRED:
PROVIDED:
III. BACKGROUND /ANALYSIS
The proposed office building would appear to be a compatible use with
adjacent properties and its development is consistent with the Spokane
County Comprehensive Plan. The site is rather limited in size which
requires the applicant to seek setback variances from the zoning code.
The variances are being heard in conjunction with this rezone application.
IV. AGENCIES RECOMMENDED CONDITIONS. IF APPROVED
a) COUNTY PLANNING DEPARTMENT
1. Rezone approval be subject to approval of Variance VE- 170 -81,
or a submission of a site plan consistent with standards of Local
Business Zone.
2. The applicant shall develop subject property generally in accord-
ance within the concept presented to the Hearing Examiner
Committee. Variations when approved by the Zoning Adminis-
trator will be permitted, including, but not limited to the follow-
ing changes: Building location, landscape plans, and general
allowable uses of the permitted zone. All variations must con-
form to regulations set forth in the Spokane County Zoning
Ordinance. The original intent of the development plans shall be
maintained.
3. All current standards of the Zone, as amended, shall be
complied with in the development of this site.
4. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
5. 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.
6. Ground percolation area should be used to reduce injection of
pollutants into the aquifer.
b) COUNTY ENGINEERING DEPARTMENT
1. Access permits shall be obtained from the Spokane County
Engineer prior to the issuance of a building permit or any use of
the property.
3'0
ZONE RECLASSIFICATION NUMBER: ZE- 112 -81
2 stories
27 spaces
27 spaces
ZONE RECLASSIFICATION NUMBER: ZE- 112 -81
b) COUNTY ENGINEERING DEPARTMENT (continued)
2. 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.
3. 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
traveled by vehicles.
4. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
c) COUNTY UTILITIES DEPARTMENT
1. Pursuant to Board of County Commissioners Resolution 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 succes-
sors shall further agree not to oppose or protest any legal
assessments 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.
4. Each unit shall be double plumbed for connection to
future areawide collection system.
d) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District #1.
2. Installation of fire hydrants to be in accordance with the require-
ments of the Spokane County Department of Building and Safety.
d) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
3. That prior to development of this property that an engineered
water distribution system plan shall be submitted to the Spokane
County Department of Building and Safety. This distribution
plan shall include water main size, flows, locations, fire hydrant
type and locations, water storage tanks size, and location and
design criteria.
e) WATER PURVEYOR
1. Purveyor is Modern Electric Water Company, and they will
supply the site with adequate water for domestic, fire and irriga-
tion uses.
ZONE RECLASSIFICATION NUMBER: ZE- 112 -81
A. INTRODUCTION
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
This matter having come before the Examiner Committee on November 5, 1981,
and the members of the Committee present being John R. Culler, Chairman,
Kathleen Carstens and Jane Myers.
B. PROPOSAL
The sponsor, Prokey Arger, is requesting approval of a zone reclassification,
File No. ZE- 112 -81, Agricultural to Local Business for the purpose of developing
an office building.
C. FINDINGS OF FACT
1. That the existing land use in the area is residential, offices, and vacant.
2. That the Comprehensive Plan designates this area as appropriate for
Commercial development.
3. That the existing zoning of the property described in the application is
Agricultural.
4. That the provisions of RCW 43.21C (The State Environmental Policy Act)
have been complied with, and the Committee concurs with the Declaration of
Non - Significance.
5. 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 concern regarding 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.,
1
File No. ZE- 112 -81
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
a) COUNTY PLANNING DEPARTMENT
1. Rezone approval be subject to approval of Variance VE- 170 -81, or a
submission of a site plan consistent with standards of Local Business
Zone.
2. The applicant shall develop subject property generally in accordance
within the 'concept presented to the Hearing Examiner Committee.
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.
3. All current standards of the Local Business Zone, as amended, shall
be complied with in the development of this site.
4. Applicant shall comply with '208' recommendations concerning storm -
water runoff and provide necessary landscaping for runoff.
5. That the provisions. of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 R C W and the Board of Spokane County Commis-
sioners .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.
6. Ground percolation area should be used to reduce injection of
pollutants into the aquifer.
7. The ramp indicated on the south portion of the site is not a part
of the structure and cannot exceed 42 inches in height without
obtaining a Variance permit from the Zoning Adjustor.
8. That the applicant submit a plot plan showing that the structure
will be constructed on the easterly portion of the site to maintain
the residential amenities to the north of this site.
b) COUNTY ENGINEERING DEPARTMENT
1. Access permits shall be obtained from the Spokane County Engineer
prior to the issuance of a building permit or any use of the property.
2. 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
File No. ZE- 112-81
b) COUNTY ENGINEERING DEPARTMENT (continued)
3. 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 traveled by vehicles.
4. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
c) COUNTY UTILITIES DEPARTMENT
File No. ZE- 112 -81
1. Pursuant to Board of County Commissioners Resolution 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 Spokahe 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 im-
provement 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.
4. Each unit shall be double plumbed for connection to
future areawide collection system.
d) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District #1.
2. Installation of fire hydrants to be in accordance with the requirements
of the Spokane County Department of Building and Safety.
3. That prior to development of this property that an engineered
water distribution system plan shall be submitted to the Spokane
County Department of Building and Safety. This distribution
plan shall include water main size, flows, locations, fire hydrant
type and locations, water storage tanks size, and location and
design criteria.
3
e) SPOKANE VALLEY FIRE DEPARTMENT
1. Mains and hydrants need to be installed in the area. Access
plans for firefighting equipment around the building shall be
approved prior to building permit issuance.
f) COUNTY HEALTH DISTRICT
File No. ZE- 112-81
1. A combined surface water and sewage disposal detailed plan shall
be approved by the County Engineer and the Health District
prior to the issuance of any building permit for this project.
2. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the Health Officer, the use of an individual on -site sewage
system may be authorized.
4. Water service must be coordinated through the Director
of Utilities, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department
of Social and Health Services.
6. Use of private wells and water systems is prohibited.
7. Disposal of sewage effluent beneath paved surfaces is currently
prohibited.
g) WATER PURVEYOR
1. Purveyor is Modern Electric Water Company, and they will supply the
site with adequate water for domestic, fire and irrigation uses.
h) COUNTY AIR POLLUTION CONTROL AUTHORITY
1. Require that during construction fugitive dust emissions be
controlled, and that all parking lots and access roads be
paved and kept clean.
4
E. ORDER
The Hearing Examiner Committee, pursuant to the aforementioned, finds that the
application of Prokey Arger, for a zone reclassification as described in the
application should be approved.
Motion by: Carstens Seconded by: Myers
Vote: Unanimous to Approve (3 - 0 )
HE G EXAMINER COMMITTEE
ATTEST:
WALLIS D. HUBBARD
Planning Director
By:
Date:
//t iz/P- /
5
File No. ZE- 112 -81
SPOKANE COUNTY PLANNING DEPARTMENT
APPLICATION FOR ZONE RECLASSIFICATION
Date: September 25, 1981 Application No: 7, = - 1;
Name of Applicant: Prnkev Arnor
•
Street Address of Applicant: E. 13808 Sprague Suite 8
City: Spnkano State: 1,1, Zip Code: 9921E Tele. No. 926_5311
Name of Property Owner(s): Patrick Kofinehl
Authorized Agent representing Owner
(if other than owner): Greg Arner �:i ^ S? //
Existing Zoning Classification: Aoriculture
Date Existing Zone Classification Established:
Existing Use of Property: Varant
Proposed Zone Classification: 1 nral RICinpgs
Proposed Use of Property: 2 ctnry nffire huildinn of 10 -460 S.F. cross
Legal Description of Property: The South 90 feet of that portion of the West
half of Trart 14n nf 0nnnrtunity- ac nPr nlat thprpnf recorded in Volumn K of
plat< nagp 2n lying North of the South 1 5 Arrpc of said West half_ in Section
17, Tnwnchip 25 North, Range 44 Fact of fhp WillampttP Meridian in Spokane County,
Washinoton.
Section: 17 Township: '25 Range: 44
Source of Legal: Title Company
Assessor's Parcel No:• (See tax statement) 17543 -1305
Property Size: 26,100 S.F. Frontage: 90 Feet on: Aroonne & Mull an
Total amount of adjoining land controlled by this owner or sponsor: None
Street Address of the Property: None
If you do not hold title to the property affected by this application, what is your
interest in it? Upon acceptance nf 7nninn applicant will art ac developer
of nrnnnsal-
1947
Please list previous Planning Department actions involving this property: Nnnp
ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED:
1. What are the changed conditions of the site area, which you feel make this
proposal warranted? loral hucinecc con- nerrial R residential office zoninc
is now prevalent in the area. The cite is currently varant hut the intrnd-
urtinn nf twn mainr artprials adjaront tn the site makes this use more appropriate
than agricultural zoning.
2. What effect will the proposed zone reclassification have on the adjacent
properties? The trend in the area is tn the ahnve listed 7nningc This
pr000,al should have little impart tn the area
Rev. 2/3/81
APPLICATION FOR ZONE RECLASSIFICATION - -continued -2
This section of the application will provide the Planning Department's Staff With
written verification that the applicant has had preliminary consultation with the
agencies identified. Results of the preliminary consultation should be incorporat-
ed in the proposal before final submittal to the Planning Department.
1. COUNTY ENGINEER'S OFFICE
A preliminary consultation has been held
requirements for ubmittal of this proposal
(Signature) C
2. COUNTY UTILITIES OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone hive been satisfied.
e designated wat�af purveyor for this site is Ann `VO ,-,
9e e s'
(Date)
ignature) Z > Z ` Q I
3. //WATER PURVEYOR
The proposal
area.
b) Satisfactory arrangements (have)
proposal.
c) We
F_I P 1
(Signature)
(Sibnatur
HE UNDE
4. BUILDING AND SAFETY DEPARTMENT
A preliminary consultation
requirements for submittal
This proposal is located in
„ter.
Signature)
5. COUNTY HEALTH DISTRICT
A reJiminary
(are not) able to serve this site with adequate water vEPM/JG
CT 105 1 '�Evi E�
4 I^� oe.Qoti/ e l .2t1 - SI
(Date)
consultation has been held to discuss the proposal. The
ica;nt ha been * rmed of our requirements a standards.
Jam
(NAME) MoDEZ J
is not) located within the boundary of our service
has been held to discuss the proposal. Our
of this proposal for rezone have been satisfied.
Fire District # 17/Srei4 /
I, THE SIGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT THE
ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOW-
LEDGE.
I FURTHER SWEAR THAT I AM THE OWNER OF RECORD OF THE SITE PRO-
POSED FOR ZONE RECLASSIFICATION, OR, IF NOT THE OWNER, ATTACHED
HEREWITH IS WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY
ACTIONS ON HIS OR HER BEHALF.
NOTARY SEAL:
Cnnkane. Washington
NOTARY „ ^,FA 2 • '.,
to discuss the proposal. Our
for rezone have been satisfied.
(Date)
ELEGT2ic WA CO •
2 �9R/
(Date)
( Date
(Signe %��
(Address) N. 4415 Center Rao
7 IGNA,T U R OF /.PPLICANT OR AGENT
been made to serve this
..2f /9
Date: 942G 9 7
Phone: 924 -4360
Zip: 99206
Date: / I/
Date: 8 /
Rev. 2/3/81
A.
PROPOSAL
DEVELOPER
or
AGENT
OWNER
ENGINEER
Number . —11 Z 19(
SPOKANE COUNTY ENGINEER
- - -P.R E L -I M I N A R Y C O N S U L T A T I O N - - Project Name .i iza65 -,ela
Number of Parcels:
Section )'7 T. 5.725 R. .41. E.W.M.; Quarter 1 2 3 4
Name: R/; ,22°, f
Address:
Phone: Business q2 4. —s>// Home
Name:
Address:
Phone: Business
Name: —
Address:
Phone: Business
B. PRELIMINARY CONSULTATION: Date: y' /2* / 63r By: tla
Preliminary a) Right -of -Way
Conditions b) Curb
c) Sidewalk
d) Pave
e) Approaches —j-
f) Drainage OA/
g) State /City Review
Remarks: C a _
D. SPECIFIC CONDITIONS:
E. FINAL PLAT CHECKS
� 14
NOTE: This proposal must comply with Spokane County Regulations for Roads, Ap-
proach and Drainage in New Construction; Board of County Commissioners Resolution
No. 80 -1592 as amended. Conditions are preliminary and may change after field in-
spection and review of County records.
C . INSPECTION Date: q ' /233 / 'f By:
Remarks:
�i S'
yes ( No (�,y
. �e )t
Fee Paid: Yes v No Amount $
Planning Application Signed: Date q 4.24 /try By:
Home
Home
Cash Check'tf�� ,6c'
, APPLICATION FOR ZONE RECLASSIFICATION -- continued , •2
This section of the application will provide the Planning ,Department's Staff inn th«'%
written verification that the applicant has had preliminary 'consultation with 'the •
agencies identified. Results of the preliminary consultation should be incorporate•
ed in the proposal before final submittal to the Planning 'Department."
•
NOTARY SEAL:
area
•
b)
r
•
COUNTY ENGINEER'S OFFICE
A preliminary consultation has been held to discuss the proposal. Our "v:'
requ • ements for ubmittal of this proposal for rezone have been, satisfied:
ae /9�
(SIgr)Wture) 0' (Date) /'
COUNTY UTILITIES OFFICE
A preliminary consultation has been held to, discuss the proposal. . Our":
requirements.. for submittal of this'' proposal for rezone have' been. satisfied • The designated water purveyor for this site is :'• •
t , •
•
:(Signature) ; - Z &" It S F' (Date)
*WATER PURVEYOR:- (NAME) MbpEg.U• ELECTIZ)C'Y.i) Er.
=The ro osal. , y , . .r.
t p p (is) (is '•not) located wi thin the, bounder o�f „our .seryices
.4.. • a . ;.
Satisfactory; arrangements
,propos alai
(are not) able to
Signature
c - ; EW
BUILDING•AND SAFETY- DEPARTMENT
: A preliminary ' consultation has been held
requirements. fortsubmittal of this proposal
This rproposal•'isrIdeated - in Fir.'e• District #' ''
ir:..
(Signature)
COUNTY HEALTH DISTRICT
A preliminary consultation has been held to discuW _the proposal: The
applicant' has been informed of our •requirements`'and stendards ; 1 '. , • r_
(Signature)
THE UNDERSIGNED`, SWEAR UNDER THE PENALTY. OF PERIURY .THAT'THE
ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST'.OF MY
. LEDGE.. .:
I FURTHER SWEAR THAT I AM THE OWNER
POSED FOR ZONE RECLASSIFICATION, OR;
HEREWITH IS WRITTEN PERMISSION FROM
ACTIONS ON HIS OR HER BEHALF.
(Signed)
(Address) N, 4415 Center Raod
NOTARY
Spokane. Wa'hingtnn
(Date)
UR OFt•PPLICANT OR AGENT
• ,Date:
Phone: ' 924 -4360
Zip: 999n';
•
Date:
Date: .
(have) (have not) been 'made to serve - this
serve this site with adequate waterP0 dG
-. '
'Wag ` ?the ^'proposal :. Oaf '
for.. rezone have. been satisfied.
-
•., , . - t , .. - i5: ..
OF RECORD OF THE SITE PRO- -
IF NOT THE OWNER,` ATTACKED,
SAID OWNER •AUTHORIZING,'MY,'
_
Rev. 2/3/81;