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ZE-47-84 & VE-53-84Zoning Hearing Examiner Committee Actions of July 5, 1984 (continued) ZE- 47 -84, Residential Office to Local Business: WAM Enterprises, Inc. and VE- 53 -84, Variance to the Front Yard Setback Requirement ,Location: Generally located south of Sinto Avenue, east of Mullan Road, and west of Stout Road in Section 17- 25 -44: Proposal: Action: 3) ZE- 31 -84, Location:. . Proposal: Action: 4). ZN- 51 -84, Location: Proposal: Action: 5) ZE- 14 -84,- Location: Proposal: .Action: ZE- 52 -83, Location: Proposal: Action: Office and Retail Approval. '(Vote: 2 1). The Zoning Adjustor approved a front yard setback, along Stout Road, of 15 feet from the property line, whereas Section 4.09.070- (d) -(1) (the centerline setback .formula 'requires a 40,fdot property line setback. Agricultural to Multiple Family Suburban: Wyatt Speculative - No Site Plan Approval, (Vote: 3 - 0) Agricultural Suburban to Residential Office: Wilson, Jr. Generally located at the southeast corner of Broadway Avenue and Bowdish Road in Section 16- 25 -44•. • Generally located approximately 400 feet east of Pines Road and approximately 300 feet north of Mansfield Avenue in Section.10- 25 -44. Condominiunvand Apartment Complex Approval. (Vote: 3•- 0)- Commercial and Residential - Office to Commercial: Warehouse Industries Generally located approximately 250 feet north of the inter- , section of 'Francis Avenue and Cedar Road, west of and adjacent to Cedar Road 'Section 25- 26 -42. Grocery "Store Approval.: (Vote:' 3 - 0) • Two - Family Residential to Residential Office: 'Wilson, Jr. Generally located east of and adjacent to Mullan Road, 'approximately 500 feet south of Broadway Avenue and approxi- mately 700 .feet north of Vailey.Way.in Section 17- 25 -44. Speculative - No Site Plan Denial. (Vote: 3 - 0) The Hearing Examiner Committee felt that,the proposed•Residen- tial Office zoning would be considered "spot zoning" at the present time in a neighborhood which is substantially and uniquely residential. A. INTRODUCTION This matter having come before the Zoning Hearing Examiner Committee on July 5, 1984, and the members of the Committee present being Kenneth Kennedy, Chairman, Jane E. Myers and Richard L. Skalstad. B. PROPOSAL The sponsor, WAM Enterprises, Inc., is requesting approval of a zone reclassification, File No. ZE- 47 -84, Residential Office to Local Business, for the purpose of developing Office and Retail uses; and a Variance request, VE- 53 -84, to allow a variance to the Front Yard setback requirement. C. FINDINGS OF FACT ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER 1. That the existing land use in the area is residential, commercial, offices, and vacant. 2. That the Comprehensive Plan designates this area as appropriate for Major Commercial development. 3. That the existing zoning of the property described in the application is Residential Office. 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. ats 7. That the applicant has demonstrated that conditions have substantially changed since the original zoning of this area and accordingly, the proposed rezone is justified. 8. That the proposed use is compatible with existing uses in the area. C. FINDINGS OF FACT (continued) a) COUNTY PLANNING DEPARTMENT D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL 2 ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 9. That the owners of adjacent lands expressed neither approval nor disapproval 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 health, safety, and welfare. Special Conditions added by the Hearing Examiner Committee: 1. That the area for the dumpster which is to serve the proposal, be landscaped and provided with a sight obscuring fence. 2. That the Zoning Adjustor decision be continued to July 12, 1984, to allow time for the County Engineer's Department and Zoning Administator to review the revised site plan submitted by the sponsor. (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant ", which term shall include the owner or owners of the property, heirs, assigns, and successors.) 1. That the required setback along Stout Road be complied with. 2. That the site plan submitted, is conceputal only. A detailed site plan demonstrating compliance with setbacks, landscaping, parking stall size and aisles is required for Zoning Administrator review and approval prior to the issuance of building permits. 3. The Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such lighting. (Such plan shall attempt to confine illumination to the area with full consideration to adjacent properties). ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 COUNTY PLANNING DEPARTMENT (continued) 4. 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. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. 5. 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 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. 6. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 7. All current standards of the Local Business Zone, as amended, shall be complied with in the development of this site. 8. That the project is subject to Section 4.16A.050, the Aquifer Sensitive Area Overlay Zone of the Spokane County Zoning Ordinance, which sets forth various measures for Aquifer protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. 9. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 10. Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58 -17 and the Spokane County'Platting Ordinances prior to issuance of building permits.; 11. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners Resolution 1177 -1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements, or file appropriate documents to the effect that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolution 1182 - 0458 dated May 4, 1982. 3 a) COUNTY PLANNING DEPARTMENT (continued) 12. 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 likely significant adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environ ment are anticipated as a result of the project; and a final declaration of non - significance is hereby to be issued. b) COUNTY ENGINEERING DEPARTMENT ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 Prior To The Issuance Of A Building Permit: 1. Applicant shall dedicate 5 feet on Sinto Avenue or right - of -way prior to any use of the property /or applicant obtain a design deviation which would permit construction of improvements within existing road right of way. 2. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 3. Applicant shall improve Sinto Avenue in a manner consistent with Spokane County TYPICAL roadway section No. 1 minimum paving width Access Standard. 4. Applicant shall improve Stout Road in a manner consistent with Spokane TYPICAL roadway section No. 2 minimum paving width Access Standard. Improvements to street shall be at full width. 5. Applicant shall submit for approval by the Spokane'County Engineer road, drainage, and access plans prior to the issuance of a building permit on the property. 6. 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. 4 b) COUNTY ENGINEERING DEPARTMENT (continued) ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 7. 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 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. 8. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 9. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 10. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners'Resolution No. 80 -1592 as amended. 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(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuantto RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. Each unit shall be double - plumbed for connection to future areawide collection systems. 5 d) COUNTY HEALTH DISTRICT 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 shall 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. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District 11 1. ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 2. Installation of fire hydrants are required to be installed and serviceable in accordance with the Spokane County Department of Building and Safety prior to development. A water plan showing each fire hydrant and being in compliance with Chapter 10.04 of the Spokane County Uniform Fire Code, is required prior to construction of water service. The water plan shall specify the gallons per minute for each fire hydrant at residual pressure of no Tess than 20 p.s.i. (minimum pressure). 3. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. 4. Trash enclosures shall not be located adjacent to combustible ' construction or underneath windows or nonprotected eaves. 6 g) COUNTY AIR POLLUTION CONTROL AUTHORITY 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. E. ORDER WATER PURVEYOR 1. Water Purveyor is Modern Electric Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses. 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed project. 5. All air pollution regulations must be met. The Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of WAM Enterprises, Inc., for a zone reclassification as described in the application should be APPROVED. Motion by: Myers Seconded by: Skalstad Vote: Myers - Aye Kennedy - Aye Skalstad - Nay ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 APPROVE to the LOCAL BUSINESS ZONE - ( 2 - 1 ) 7 E. ORDER (continued) DISCUSSION - ATTEST: For WALLIS D. HUBBARD Planning Director 9. _&v - STgVE P. HOROBIOWSKI Zoning Administrator Date: / 12. ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 ; Myers - That the project will provide a better use of land than the present dumping occurring on site. - That the technical project design be determined by the Zoning Adjustor and Zoning Administrator. Skalstad - That the zoning of the property should remain Residential Office as the proposed site plan does not properly mitigate its impacts to adjoining properties. 8 HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AND VOTE Chairman ih V/gA!✓Nld[/L4Ld ZONING ADJUSTOR SPOKANE COUNTY, WASHINGTON IN THE MATTER OF VE -53 -84 (ZE- 47 -84); WAM ) FINDINGS OF FACT, ENTERPRISES, INC. RELAXATION OF FRONT ) DECISION AND YARD SETBACK REQUIREMENTS ) CONDITIONS THIS MATTER, Being the consideration by the Zoning Adjustor of Spokane County in hearing the application (VE- 53 -84), for the purpose of establishing . a commercial structure 15' :from the property line along Stout Road, herein- after referred to as the "Proposal ", and the Zoning Adjustor of Spokane County having held a public hearing on July 5, 1984 and having fully considered all testimony presented thereat, and further having visited the site and vicinity in question, and having rendered a decision on the 12th day of July, 1984 APPROVING said proposal, does hereby make the following: FINDINGS OF FACT 1. That the proposal is generally located between Mullan and Stout Road, adjacent and directly south of Sinto Avenue. 2. That the adopted Spokane County Generalized Comprehensive Land Use Plan indicates Commercial usage of the area encompassed by the proposal. 3. That the site was zoned to Local Business by the Spokane County Hearing Examiner Committee on July 5th, with formal findings to be entered on July 12, 1984. A minimum 35' front yard setback is required in this zone. 4. That the existing land uses in the area of proposal include residential units adjacent to and directly east of the proposal, single family residential and office to the south of the proposal, commercial uses to the west, and vacant land to the north. 5. That the site lies at a transition point between the Major Commercial and Urban categories of the Spokane County Comprehensive Plan. Goal 6.1 indicates that commercial development should occur in the manner compatible with adjacent uses in the surrounding environment. Objective 6.1.A indicates buffering between uses should be provided and provisions made for landscaping. Objective 6.1.B, and 6.1.0 indicates that off - street parking and circulation patterns be designed to insure compatible and complimentary development for all uses affected. Decision Guideline 6.1.4 and 6.1.5 stress the need for adequate provisions for parking and public facilities. When these are not adequate, commercial parking will occur on side streets and commercial traffic can adversely affect residential uses. 6. That the Spokane County Hearing Examiner Committee in considering the proposed zone change approved the zoning without consideration of a specific site plan and noted that the Spokane County Zoning Adjustor was to consider the needs of specific site development and access due to the variance request which affects properties along Stout Road. 7. That the applicant submitted a revised site plan; identified as site plan "B ", on July 5, 1984 which has been subsequently reviewed by the Spokane County Planning Department, Health District and County Engineers Department following the hearing. FINDINGS OF FACT, DECISION AND CONDITIONS VE -53 -84 PAGE 2 8. The applicant indicated that the site is deprived of normal development opportunities in that it is bound by three (3) public streets which require substantial setbacks be maintained. 9. That the applicants site plan and public testimony indicate that substantial parking and vehicle access will be directed towards Stout Road which appears to conflict with the residential uses along the easterly side of Stout Road. The Zoning Adjustor finds this can be eliminated by prohibiting access to Stout Road. 10. The Zoning Adjustor finds that it might be advisable to locate the proposed structure somewhat.closer to Stout Road and provide all vehicle access to the west of the site. Such re- design would eliminate potentially dangerous access points near the intersection of Mullan and Sinto, and Stout Road and Sinto. Additionally, it does not appear that there would be any significant public objection to such re- design. 11. That the proposal can be compatible with the adjacent residential uses if the site were designed in a fashion to minimize or eliminate commercial and truck traffic on Stout Road to promote compatibility with the adjacent residential uses. 12. That the proper legal requirements for advertising of the hearing before the Zoning Adjustor of Spokane County have been met. CONCLUSION Following review of the Planning Department File, consideration of the public testimony and circumstances in the area of proposal, the Zoning Adjustor concludes that the proposal as conditioned would not be detrimental to adjacent land uses. DECISION AND CONDITIONS From the foregoing Findings, a review of the Planning Department File No. VE- 53 -84, testimony at the public hearing and a site visit, the Zoning Adjustor hereby APPROVES the proposal as modified and establishes the following conditions: 1) That the site be designed in a manner not to allow auto and truck traffic to the site onto Stout Road. 2) That the applicant establish a minimum 6 foot high masonry or wood fencing along Stout Road to act as a buffer to parking, loading and unloading at the east end of the site. 3) That prior to release of building permits the applicant shall submit specific site development plans to the Zoning Administrator to coordinate the pro- visions of on -site wastewater disposal, sub - surface sewage disposal and the parking/landscaping and other provisions of the Spokane County Zoning Ordinance. 4) Other conditions and limitations on this project are to be found in Planning Department File ZE- 47 -84. DATED THIS 12th DAY OF July 1984. DOUGLAS S. AIMS, ZOPti G ADJUSIUR, SPOKANE COUNTY, WASHINGTON NOTE: ANY PARTY AGGRIEVED BY THIS DECISION MUST FILE AN APPEAL WITHIN 10 DAYS OF THIS DATE DATE: JULY 5, 1984 STAFF REPORT TO: HEARING EXAMINER COMMITTEE FROM: PLANNING DEPARTMENT STAFF SUBJECT: ZONE RECLASSIFICATION NUMBER: ZE -47 -84 VARIANCE NUMBER: VE -53 -84 I. GENERAL INFORMATION APPLICANT WAM ENTERPRISES, INC. PROPERTY OWNER: Northwest Food Brokers, Portland, Oregon REQUESTED ZONING: Local Business EXISTING ZONING: REQUESTED VARIANCE: VE -53 -84 Residential Office (established in 1977) (with Airport Overlay - Yes) (with ASA Overlay Zone - Yes) To allow a front yard setback, along Stout Road, of 15 feet from the property line, whereas Section 4.09.070 -(d -1) (the centerline setback formula) requires a 40 -foot property line setback. - PROPOSED USE: Office and Retail EXISTING USE: Vacant SITE SIZE: Approximately 39,690 Square Feet COMPREHENSIVE PLAN DESIGNATION: MAJOR COMMERCIAL PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes PROJECT LOCATION: Generally located south of Sinto Avenue, east of Mullen Road and west of Stout Road in Section 17-25-44. '1 II. BACKGROUND ANALYSIS 2) ZONING: ZONE RECLASSIFICATION NO.: ZE -47 -83 VARIANCE NO.: VE -53 -84 1) COMPREHENSIVE PLAN: The project is located in the Major Commercial categuiy uf— the- Gomprehensive_.Plan,_ which recognizes the predominance of commercial type land uses. The Text suggests that commercial developments should be buffered to protect adjacent uses, by considering: building orientation or facilities to improve upon aesthetics, and provisions for buffering (i.e. separating incompatible uses by distance, changing intensity, landscaping, or screening). The Comprehensive Plan also encourages adequate circulation patterns to mitigate conflicts between uses. The sponsor's site plan as submitted does not appear to adequately address the above concerns, and, in fact, is requesting a relaxation of setbacks adjacent to an existing duplex development; and with planned deliveries to the rear of the building. In light of the Comprehensive Plan Guidelines, Staff recommends a redesign of the site plan incorporating those concepts prior to release of building permits. North Local Business, Established, 1980 East Agricultural Est. 1953 West Local Business, Established, 1980 and 1982 South Residential Office, Established,. 1978 and 1981 3) HISTORY OF LAND USE ACTIONS: This site was rezoned in 1978 to Residential Office with special conditions, restricting access to Mullan Road only, and requiring a landscape screen with maintenance prior to building permit release. The Local Business zoning to the north requires a public hearing before the Hearing Examiner Committee for site plan review prior to building permit release, with access to Sinto limited to the westerly 190 feet. Zoning east of Mullan and north of Broadway, has remained Residential, with the exception of Residential Office for this site and Local Business and Commercial north of Sinto. Ac II. BACKGROUND ANALYSIS (continued) III. SITE ANALYSIS ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 4) LAND USE: Site Vacant North Vacant East Duplexes South Single Family Residential and Offices West Millwood Furniture, General Retail 5) NEIGHBORHOOD CONSIDERATIONS: This site serves as the separation between retail uses along the west side of Mullan and the duplexes to the east. Special development design should be utilized in the consideration of this project to address this issue. 1) SITE CHARACTERISTICS AND CONSIDERATIONS: The property is bordered by three public roads; Mullan on the west, Sinto the north, and Stout along the east property line. The site design would necessitate two front yard setbacks; i.e., Mullan and Stout. Staff recommends the setbacks be complied with to provide the buffering recommended by the Comprehensive Plan. 2) AGRICULTURAL SUMMARY: Committed to Urban type uses by the Soil Conservation Service, U. S. Department of Agriculture. 3) SITE PLAN INFORMATION: SITE SIZE: Approximately 39,690 Square Feet EXISTING BUILDINGS: None PROPOSED BUILDINGS: One Maximum Structure Height: One Story PARKING AREA Parking Required: To be determined when detailed development plans are provided by sponsor prior to building permit release. /6 III, SITE ANALYSIS (continued) ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 BUFFERING TECHNIQUES: Little detail has been provided by the sponsor. Staff and the Comprehensive Plan, as indicated above, have addressed this issue. OTHER SITE PLAN CONSIDERATIONS: The sponsor has submitted a very general site plan which makes it difficult to determine if adequate landscaping has been provided; and if the parking stalls and aisles are of sufficient size to meet codes. The sponsor should be made aware that this plot plan is considered to be conceptual only, and that in considering this design, by no way is approval given to develop in this manner. IV. CONCLUSION: The project, if conditioned to mitigate the impacts to the duplexes along Stout Road, can be consistent with the Guidelines of the Comprehensive Plan Text. The decision - makers should consider the desired future land uses along the east side of Mullan from Broadway north to this site. It should be noted that the existing Residential Office Zone on this site is also consistent withthe Guidelines of the Comprehensive Plan Text. V. RECOMMENDED AGENCY CONDITIONS, IF APPROVED: (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant ", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) COUNTY PLANNING DEPARTMENT 1. That the required setback along Stout Road be complied with. anti-, th ite plan be redesigned to include- a- 10_LogLEIrip with generou all growing land'staping, minimum 15 -feet in height at installation rovide a screen io acent duplexes. 2. That the site plan submitted, is conceputal only. A detailed site plan demonstrating compliance with setbacks, landscaping, parking stall size and aisles is required for Zoning Administrator review and approval prior to the issuance of building permits. 3. That access for deliveries to the building be prohibited along Stout Road. I7 • a) COUNTY PLANNING DEPARTMENT (continued) • ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 4; The Zoning Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such lighting. (Such plan shall attempt to confine illumination to the area with full consideration to adjacent properties). 5. 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. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. 6. 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 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. 7. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 8. All current standards of the Local Business Zone, as amended, shall be complied with in the development of this site. 9. That the project is subject to Section 4.16A.050, the Aquifer Sensitive Area Overlay Zone of the Spokane County Zoning Ordinance, which sets forth various measures for Aquifer protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. 10. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 11. Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58 -17 and the Spokane County Platting Ordinances prior to issuance of building permits. 12. 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, or file appropriate documents to the effect that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolution #82 -0458 dated May 4, 1982. t8 a) COUNTY PLANNING DEPARTMENT (continued) ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 13. 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 likely significant adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environ ment are anticipated as a result of the project; and a final declaration of non - significance is hereby to be issued. b) COUNTY DEPARTMENT Prior To The Issuance Of A Building Permit: 1. Applicant shall dedicate 5 feet on Sinto Avenue or right -of -way prior to any use of the property /or applicant obtain a design deviation which would permit construction of improvements within existing road right of way. 2. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 3. Applicant shall improve Sinto Avenue in a manner consistent with Spokane County TYPICAL roadway section No. 1 minimum paving width Access Standard. 4. Applicant shall improve Stout Road in a manner consistent with Spokane TYPICAL roadway section No. 2 minimum paving width Access Standard. Improvements to street shall be at full width. 5. Applicant shall submit for approval by the Spokane County Engineer road, drainage, and access plans prior to the issuance of a building permit on the property. 6. 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. 19 b) COUNTY ENGINEERING DEPARTMENT (continued) 7: A parking plan and traffic circulation plan shall be submitted and approved by the Spokane -- Cvtrnty- Engineer- prior_to.the_ issuance of a building permit on the property. The design, location, and arrangement 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. 8. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 9. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 10. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissfoners'Resolution No. 80 -1592 as amended. c) COUNTY UTILITIES DEPARTMENT ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 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(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36'.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. Each unit shall be double - plumbed for connection to future areawide collection systems. 40 d) COUNTY HEALTH DISTRICT 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 shall 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. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District 11 1. f) WATER PURVEYOR ZONE RECLASSIFICATION NO.: ZE -47 -84 VARIANCE NO.: VE -53 -84 . 2. Installation of fire hydrants are required to be installed and serviceable in accordance with the Spokane County Department of Building and Safety prior to development. A water plan showing each fire hydrant and being in compliance with Chapter 10.04 of the Spokane County Uniform Fire Code, is required prior to construction of water service. The water plan shall specify the gallons per minute for each fire hydrant at residual pressure of no less than 20 p.s.i. (minimum pressure). 3. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. 4. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. 1. Water Purveyor is Modern Electric Water Company, and they will supply the site with adequate water for domestic, fire and irrigation uses. ai , g) COUNTY AIR POLLUTION CONTROL AUTHORITY 5. All air pollution regulations must be met. ZONE RECLASSIFICATION NO.: ZE -47 -84 ' VARIANCE NO.: VE -53 -84 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. -- This_may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed project. 4' = t. 0•1. sca -C'o(w bra 16 t s E r c(1 - Uv>r2kank_ce. ,- .__5 e - - LC. - / N o t ._ b E .__! - c sed _ �J ro bS. _ �_2C/fUib - "7 _ S/t� Og t/ ereg--7), - � - - 2, _ Sean c 1� - SHARP aTA s � Arji.r'pitu 20 _� '' 1 111111•I•� 1 •.MM T •M - 1 ZE -47 -84 VE -5 3 -84 A EL . B. 3 ' Z t 20/0 BR AY 3 /& N Q T R A T M Id51 ON to AV F.. -I Ml1LL,4N RQA0 55' ■\ : .1 .' , . •• . . ... . . . ‘ . .. 11iIII1 II II.111 ILi ll d q i ill_ (-\ k i; \ c, 7 : 1 I -1-1- I ) I I I.1/. I:1 r ' ! U 1n / T — r�/ i0' . 4cc E5S PR��i�r _ a istAFF Eve_ Ci G J x ► -1 i s7'oiJ I QA D 0 Ililll\s1 I. 1 C. l .7v STATE OF tiJ z/ i ss. 1 11?. O O :I 5 l l NOTICE 10 THE PUBLIC KNOW ALL MEN BY THESE i'RFSLN{S, That iWAM Ijl RPRISES, Inc., a Washington Corporation being the owners of the following described lands in consideration of mutual. benefits to be hereafter derived do for themselves, their heirs, grantees and assigns, hereby agree to the following: To authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant Lo RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not orohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the Property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. This statement involves the following described property: Lots 1 through 4, inclusive, and the North 24 feet of Lot 5, Block 1, Jones - Shaffer Subdivision of a Part of Tract 21 of Opportunity, according to plat recorded in Volume 2 of Plats, Page 67, Spokane County, Washington, EXCEPT the North 45 feet of Lot 1, and FURTHER EXCEPTING that portion of Lot 1, described as follows: Beginning at a point on the West line of Lot 1, 45 feet South of the Northwest corner; thence East to a point 8 feet East of the West line and 45 feet South of the North line; thence Southwesterly to a point on the West line 55 feet of the Northwest corner; thence North to the point of beginning. SUBJECT TO rights -of -way for ditches and pipelines, provided for in Contract dated November 4, 1905, with Modern Electric Water Company, recorded in Volume "E" of Contracts, Page 267. These requirements are and shall run with the land and shall be binding upon the owners, their heirs, successors or assigns. IN WITNESS WHEREOF, said corporation has caused this instru ment to be executed by its proper officers ffi and its corporate seal to be hereunto affixed this / 4T f,r 4...4-c1 day of J 1 By" By .i1f14V HVC. GE -47 -84 vE-53-84 2 ,38 l._5 1 1 Secretary. County of On this /gill_ day of 71CC' &/'' L— , before me, the undersigned, a Notary Public in and for the State of 13,..{,2,,s duly commissioned and sworn, personally appeared tia%Gt -277.6e4 and to me known to be the dez -t`r President and Secretary, respectively, of (� fir' t , c..tc l c / "'k the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation. for the uses and purposes therein mentioned, and on oath stated that authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporat ion. Witness my hand and official seal hereto affixed the day and year first above written. Notary Publir in and ,for tbe: State.of. rending al�:i• c � tt ./ Prerident. \1 p Number ZF -- y7 `-0 I - s3 - 8 B. PROPOSAL DEVELOPER or AGENT OWNER ENGINEER Preliminary Conditions . SPECIFIC CONDITIONS: E. FINAL PLAT CHECKS S P O K A N E C O U N T Y E N G I N E E R - - P R E L I M I N A R Y CONS Project Name: OFF/ 4 4/ 13 00 %l //z4tI Number of Parcels: Section (--) T. e cN., Name: 0 A1.1 DA VI Address: \,c/ fiO ( R0/1�.1PS / ni Phone: Bus 1nese 2 U') - 9 d°y Name: Afo,e rmuniF < T A 1 Address: /J la-2 -O Yv k Vl Phone: Business 9) /, — h��13c`) Home Name: Address: Phone: Business PRELIMINARY CONSULTATION: Date: all / `u'J / Jec1 By: a) Right -of -Way b) Curb c) Sidewalk d) Pave e) Approaches f) Drainage g) State /City Review Remarks — i ii c' LCt l ti_ c 7 ! ( vx'Al /!'A t f- tl i to el /r/ `/-///11 v /-/ A-$ A/ ✓) 7'1' NOTE: This proposal must comply with Spokane County Regulations for Roads, Ap- proachand Drainage in New Construction; Board of County Commissioners Resolution No. 80 -1592 as amended. Conditions are preliminary and may change after field in- ,' spe and »review of County records. INSPECTION Date: / / By: Remarks: Fee Paid: Yes V No Amount $ f Cash Check A .Planning Application Signed: Date / / By: Fee Paid: Date Amount Mathewatical & Surveying Checks: No. 1 Date By No. 2 Date By No. 1 Date By R. 4 L( E.W.M.; Quarter 1 2 3 4 Add ittonaI mathematical and Surve Chrrkn: No. 4 __ use By —. _ _ F "' Co. 5 Dale By — - - -- Fee N • . t hate By .. U L T A T 1 0 N-- Home Home ,Ent o R E s r -< YFS F 'Y S P' / Yes ( ) No (te) S o a j STOUT, .51/41 o /•J s;,VTO Check Cash And .&Ut. I'd . - - -- -_ Amt. a Ut . I'd .- - _- Aral .hIlt. I'd . Ain t.6Ut. I'd . _ - - 1/81 SPOKANE COUNTY PLANNING DEPARTMENT APPLICATION FOR ZONE RECLASSIFICATION Date: March 30, 1984 Application No: ZC 7 Name. of Applicant: WAM Enterprises, Inc. Street Address - of Applicant: 1920 Seafirsb Financial Center City: • Spokane, State: WA Zip Code: 99201 Tele. No. 7477698 • ,. i. • . of Property Owner(s): Northwest Food Brokers, Portland, Oregon - Authorized Agent representing Owner (if other than owner): Bruce D. Miller Existing Zoning Classification: RO Date Existing Zone Classification Established: 1977 • Existing Use of Property: Vacant Proposed Zone Classification: Local Business Proposed U of Property: Office & Retail I ( Legal Description of Property: OPPORTUNITY JONES - SHAFFER SUB OF PT OF: TRACT- • .: 21 LOT 1 EXC N 45 FT & ALL LOT 2, 3 & 4 & N 24 FT OF LOT 5 BLK 1. ZE- 88 -77, 90. Section: 17 Township: 25 ,Range:=. Source of Legal: Assessor Assessor's Parcel No: (See tax statement) 17542 -0834 Property Size: 39,690 SF Frontage: 294 Feet on: Total amount of adjoining land controlled by this owner Street Address of the Property: N. 1300 Mullan If you do not hold title to the property affected by this application, what .is-your • interest in it? Purchase option for development Mullari and Stout or sponsor: .None. • Please list previous Planning Department actions involving this property: 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? Small site not adequate with narking permitted by R0 zone due to increasing commercial value from heavily used arterial. 2. What effect will the proposed zone reclassification have on the. adjacent properties? Increase their commercial value. APPLICATION FOR ZONE RECLASSIFICATION -- continued -2 i 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 to discuss the proposal. Our • requir m ,pnts for submittal of this proposal for rezone have ben .satisfied. /r r NOTARY SEAL: (Stgnkure COUNTY UTILITIES OFFICE • A pr inary consult Lion has been held to discuss the proposal. Our . requi a nts for sub tal of this proposal for rezone have peen satisfied... The e igna d 2 w/tEif pury or for this site is Q )f,5 /70/,?A/ ! . CND (AMInnt..n/- ' is in the service area of the Modern Electric Water Company. It is entitled to the company's electric and water services. The pro- viding of these services is subject to compliance with Washington Administrative" Code and Spokane County ordinances. Prior to service, the company requires explicit authorization pertaining to the placement- maintenance of electrical and "water installations (easements may be required), a completed service application,.a'mechan ical plan and a building plot plan showing location of drywell, septic tanks, sewer pipelines and drainfields. Presently, there is no charge for the service applica- tion. There are charges for water services, water pipelines, fire hydrants and electrical installations. Estimated pre- payment is required for these / e inst a ns. �Si titre 4: BUILDING AND SAFETY DEPARTMENT A preliminary consultation has been held to discuss the proposal.. Our requirements for submittal of this proposal for rezone have been satisfied. This proposal is located in Fire District # (Signature) 5. , COUNTY HEALTH DISTRICT A preliminary consultation has been held to discuss the proposal. applicant has been informed of our requirements and standards. /1L-Z / fix (Signature) I, THE UNDERSIGNED, 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 POSED FOR ZONE RECLASSIFICATION, OR, HEREWITH IS WRITTEN PERMIS5JON FR ACTIONS ON HIS OR HER B (Signed (Address) NOTARY .( . I`t (Date) / (Date) 7-30 -fi/ (Date) SIGNATURE OF APPLICANT OR AGENT Date .1".." OF RECORD OF THE SITE PRO - IF NOT THE OWNER, ATTACHED SAL0. OWNER AUTHORIZING MY Date: %i C. Date: ///c? Phone: Zip: /� /•k ? �L� Date: c YL , X • P The Rev. 2/3/81 ;1 "Ps Certificate of Exemption No.: Name of Applicant:. WAM Enterprises, greet .Address: ty:;' Spokane, State WA Name" of Property Ownet(s): Zero Lot Line * * *.* * *'* SPOKANE COUNTY PLANNING DEPARTMENT APPLICATIONS BEFORE THE ZONING ADJUSTOR /BOARD OF ADJUSTMENT Cite O rdinance• Section: *,•Section' 17, '- :Township Exi.sting Zoning: RO NOTARY.. SEAL': NOTARY : DATE: Inc. 1920 Seafirst Financial Center Northwest Food Brokers, Requeste& Action(s).(Circle Appropriate- Action): Variances • Conditional Use Permit Temporary Permit Waiver, of Violation Zip Code: 99201 Non-,Conforming * * * * * * * * * * * * * * * * * * * FOR STAFF USE ONLY Application No.: ✓g`� Portland, Oregon Administrative Appeal Other: * ,* * *,.* 25 Range 44 Property Size:. 39 ;690 _. ,__ Comprehensiv_e- Designation:' Receipt„ Checked. .Hearing Date: Existing Property ;vacant Propos ed',Use; of?P, Office &'Retail ;!St reet A4dress :- Property *.N,.13Pers egal Descript.ion P iope.r,.t y . ` .( include -4,04 S_. SUB bR PT. OF LOT 5 BLK 1. Mullah. easement ifi: applicable).'" OPPORTUNTTY'JON 1 EXC N:.45 • FT & 'ALL. - IAT' 2 is 3: E;8 ^,N •21141; Parcel #: °17542_nm Source of Legal: Assessor Total. amount of adjoining land controlled by this owner /sponsor: None What 'interest do you hold in the property: Purchase option for development Please list previous Planning Department actions involving this property: ZE 88 - 77, RO I SWEAR THAT I AM THE OWNER OF RECORD OR AUTHORIZED AGENT FOR THE PROPOSED'SITE. IF NOT THE OWNER, WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON:HIS/ . HER BEHALF IS ATTACHED. - Signed: j d , L,x-L' '' -Date: Address: N. /.2 2 /i( -2/4- Phone No : 10 9 - 02 G - d Yi° •Tele. No 747L 6984 .2' t So• v ; • ARIANCES • In view of the above information, what special circumstances (beyond your control or actions) deprive you of the same general rights ,and\priyil'ege of other property owners within the same zone and vicinity?". •;•.,:04 .. !7. - - , . , • ';'r',.' . Alignment of Mullan Road created a shallower commercial proper . .0.,4.,5! . . .. . ,:. 1:Sk . - of the existance of Stout Road than anywhere else along the corridbr`.- i development. , • • .;• • . • - tr::::•C .2. :. •Li-C 4, \ CONDITIONAL U S, ZERO LOT LINE, NON-CONFORMING USE, TEMPORARY PERMITS;ETW,... fek to?•,, • 1: ' , .: .....), : , • i ' ''.•45, 4 , ,1 ci;5: : '.: ' Please give a concise explanation of the propoSal 4 inClUdirig.,sizei',We c urls?:T9 k i : N.Psvt..‘ opera ion, expected traffic and other features, etc. ', ,', ,..;,12,.), -- " 4 '‘ ,= i tS ZC tt.' • . irl, i ‘ 1 .. • i;• ' ‘ : • . ' .. ' •. • V •5 - 5' 1" • ' • • •1 1.471.4 42 .4 • ''' "“ ■; )' `...t.0 •-tiv? • gh ■F ):. , , : ' ' , ' '‘ I -4?‘ •° )"t 5 i ...• •• • 2 1 i ' ; ' '. • It ■4 ' -,.- • ' -1.. t. *1 4 . 4 P •T. ` . tt • ' :- I e; : 'Cl-f::::Itt 452tI h • l j1 • 4 MI:: • ' • i • ': '..'''',',.'• ' • 4 it- : ' 1-4''' ER7•OF XOLAT.ION .,,• • or why was the structure established • outside the proHisiOns., ' • .• ..• ,r, 4 ane CountY•toning • , • , ,•, - .' . • " • a-- 2:c . • . ity 4 ' '1'..i!,.' & . : 4 2r , .. ? 0: . SIGN DEPARTMENTS ..; , fr - ,.,q - •,.. • ,,-; • :•,:;, , • . , •P:i.„;• ,,, - ];•:•':tCOUNT liEALT DISTRICT • • . „ ., , .'P',‘'''', '.• Consultation has been' held, to di scuss' the' Propoiab ..;,T,he . prel i in ,•applican has be i of requirements and standards ature) If the variance were granted, how would d it affect nei ghbering or improvements? Improve their value and encourage appropriate COUNTY ENGINEER'S DEPARTMENT • , A preliminary consultation has been held to discuss the proposal The appy t has been 'nformed of requirements and standards. '• COON Y UTILI ES DEPARTMENT • • ,,,,,,.. : A prel mi ary consultation has been held to discuss the proposal:. applic has been informed of requirements and standards. :1 .' ,.., .- ti,c • '• , I - • ••• 4 r h ‘• • . -: ; .. ' 4'6* (Date) ( Si gn- Waived',, • -, '.. ' .f.;it by Planning ''''''.• A: ,. •, • ... • • . . • tf : 'i • TER P VEYOR (if applicable) Name: , ' proposal is/is not located within the boundary 'of our , ,..' • -71 a) • , b) are/are not able to serve this site with adequate watef,.•--;•.:!:c•74„ 4'1" • c) factory arrangements have/have not been mdde, to se'r,VesthiiproPti•§"al . . , - .• - , - (S • • (ygnature) 1 (Date) (Date) • ;‘ ,;;;VI• • t„ • ••• .t 1. „ ved•;:t,fq: • rby Planning Staff) -••" • • ••••••0 • . • • (Sign-bff Waived-.' by Planning ',.'• • t 2 ,3 ,- gn-off ,1410-1 \red. Tz• .7 by e .';-• Q, " iiiiir%•••■•1 ' ••• ' ..; 1 ' ... a -:! ;:*," 7 Cm ; ... ', ,:' ' :! o s .„,,,...,, ,:*:,-..` , .-, .0 .2. • • ,. 0 ::: • , 4 , Re. . 14 : , ''' i: ' • ' ''N ' • •;...k.i.„ 0 :;- cif , f....;•:!ft.Y`i...< -, n i ,, .. ,.. 1.1 --t IN 4 kAt'S'. A. 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I t . ••.: Two= hundred and no /100 • SEATTLE.FIHBT NATIONAL BANK SPOKANE AND EASTERN BRANCH / SPOKANE Sinto- Mullan zoning WA.1 ENTERPRISES, INC. -- 3716 • T'31INE 500 747 -6984 W. 601 HICEHMIDU: Su,rD 1921 SPOKANE, WASNINHTUN 99201 Spokane County Engineers 11.0000 3 7 1611• 1:1.25000024 13624 1.0 100 RECE!P.T. Date ., 7 3c("; Received From Address yAl. 6C I R I VF R /Og I For 810308 DIFORnAI© ACCOUNT AMT I ACCOUNT AMT. PAID BALANCE DUE HOW PAID CASH CHECK MONEY ORDER March 30; 19 ti- 7_E L ! 7 — Dollars 194/1250 $ do 1)01.4li ?1RS t` - •`C • • ShU SAN 141 Y r 1! 15 :A1M. R, AV AGENDA, JULY 5, 1984 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 (Continued from Page #1) ZONE RECLASSIFICATIONS -2- TELEPHONE NO.: 456 -2205 2. V ZE -47 -84 RESIDENTIAL OFFICE TO LOCAL BUSINESS VE -53 -84 VARIANCE TO THE FRONT YARD SETBACK REQUIREMENTS (Generally located south of Sinto Avenue, east of Mullan Road, and west of Stout Road in Section 17- 25 -44). Comprehensive Plan: Major Commercial Proposed Use: Office and Retail Variance Request: To allow a front yard setback, along Stout Road, of 15 feet from the pro ertyr line whereas Section 4.09.070 (dl) (the centerline setback formula) requires a 40 foot property line setback Site Size: Approximately 39,690 square feet Applicant: WAM Enterprises, Inc. 1920 Seafirst Building Spokane, WA 99201 NOTE: These items will be heard as a combined application before a concurrent session of the Zoning Hearing Examiner Committee and the Zoning Adjustor. The Zoning Hearing Examiner Committee will hear the Zone Change and the Zoning Adjustor will hear the variance request. 3. ZE -31 -84 AGRICULTURAL TO MULTIPLE FAMILY SUBURBAN. p�. -;!• (Generally located approximately 400 feet east of Pines Road and f( approximately 300 feet north of Mansfield Avenue in Section 10- 25 -44) y 1 - 0 Jul • it c Comprehensive Plan: Proposed Use: • Site Size: Applicant: Urban Condominiums and Apartments Approximately 7.75 acres Roy L. Wyatt N. 2310 Cherry St. Spokane, WA 99216 (continued) 43 OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON TO: Spokane County Planning Department FROM: County Engineer's Department "1(\ e o.,w:) SUBJECT: Conditions of Approval -Lone Change -- Number: ZE: 417-• 14.5 53 'S Applicant's Name _WA____ ENirgacuci5K=5 Section_ /2 TownshiP_z_s_N, Rangd__9/ ms . The following "conditions J the Spokane County Hearing Examiner of approval" for the above- referenced "findings and order" of the hearing acheduled_J - 419 5 , 198 Ju ?o , 19 $9_ • zone change are submitted to: Committee for inclusion in the staff analysis and trial To The Issuance Of • Wildisg Permit O l Applicant shall dedicate 5c{. feet on Sitsl*'o AJer&u.E for right -of -way prior to any use of the property /o2 lipp/ic#a.vT abta:N cu desw"3 c�e i ow) W VI: On m.Doutd Pe¢ocit CoNs O fir teueMe.UTS A thiN trXI k) Ktaht to ay 2. Applicant s s a dedicate feet on for right -of -way and slope easements as necessary prior to any use of the property. 3. Applicant shall dedicate a _ foot radius on and prior to any use of the property. 4. Applicant shall dedicate __ _feat on and a foot radius on and for right-of -way prior to any use of the property. l F O S Access permits for approaches to the County Road System shall be obtained from the ' Spokane County Engineer. 6. Access permits and Improvements to by the Washington Department of Transportation. 7. Access permits and improvements to by the City of • (a) Applicant shall improve Si.v sce____Q✓_4r County TYPICAL roadway section No. Z (b) Applicant shall County TYPICAL roadway section No. _z ea _ Irnpreve t to St tee. t S S1, M be (c) Applicant shall improve_ County TYPICAL roadway section No. (d) Applicant shall improve County TYPICAL roadway Section No. (e) Other specific improvements: 10 The applicant County Health disposal plan property. shall submit (or approval by District a detailed combined for the ruche- project oriot _ in a manner consistent with Spokane minimum paving width /Jere- 45Adt�A2l�- in a manner consistent with minimum paving width cce $s StgNdned in a manner consistent with Spokane minimum paving width In a minimum manner consistent with Spokane paving width Applicant shall-submit tor approval by the Spokane County Engineer road, access plans prior to the issuance of a building permit on the property. the Spokane County n -site sewage syat 'u the Isn0ance of must be approved must be approvsd drainage, and Engineer and the Spokane em plan and surface water any building permit on the 11 A packing 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 accordance with eeaadard,.,� 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. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 13. To construct the road improvements stated herein, the applicant may, with the ap a1 the County Engineer, join in and be a willing participant In any petition or resoluttRp :. which purpose is the formation of a Road Improvement District (RID) for said islptavvauS:2 pursuant to RCW 36.88, as amended. Spokane County will not participate in the cost of ,, ' r, these improvements. ? z . 14. As an alternative method of constructing the road improvement stated heroin, the appli- • cant may, with the approval of the County Engineer, accomplish the road ispfovemanta .. stated herein by joining and participating in a County Road Project (CRP) to,tbs 4Utta4t,,: of the required road improvement. Spokane County will not participate in,tba coat tq these improvements. Q The construction of the road improvements stated herein shall be accomplishie as ap- proved by the Spokane County Rnginger. 16. All required improvements shall conform to the current State Of Wa•hingtoq Standard Specifications for Road and Bridge Construction, and other •pplicable,county standards and or adopted resolutions pertaining.to Road Standards and Stormwater Henagement in, effect at t date of construction, unless otherwise approved by the Co unty $nil.Ossr• e 17. Applicant shall file a petition for the vacation of any use of the property. prior to 18. Applicant shall construct • paved and delineated accas• approach(s) to meet ,the- esistiQS pavement on 19. Access to Road shall be prohibited until such time{ as apecifical1i authorized by the Spokane County Business. Roadway standards, typical roadway sections and drainage plan requirements are found in '= Spokane Board of County Commissioners Resolution No. 80 -1592 as amended. • Zoning Hearing Examiner Committee Actions of July 5, 1984 Location: Proposal: Action: (continued) ZE- 47 -84, Residential Office to Local Business: WAM Enterprises, Inc. and /VE- 53 -84, Variance to the Front Yard Setback Requirement Location: Generally located south of Sinto Avenue, east of Mullan Road, and west of Stout Road in Section 17- 25 -44. Proposal: Office and Retail Action: Approval. (Vote: 2 - 1) The Zoning Adjustor approved a front yard setback, along Stout Road, of 15 feet from the property line, whereas Section 4.09.070- (d) -(1) (the centerline setback formula), requires a 40 foot property line setback. 3) ZE- 31 -84, Agricultural to Multiple Family Suburban: Wyatt • Location: Generally located approximately 400 feet east of Pines Road and approximately 300 feet north of Mansfield Avenue in Section 10- 25 -44. Proposal: Condominium and Apartment Complex Action: Approval. • (Vote: 3 - 0) 4) ZN- 51 -84., Commercial and Residential Office to Commercial: Warehouse Industries Location: Generally located approximately 250 feet north of the inter- section of Francis Avenue and Cedar Road, west of and adjacent to Cedar Road in Section 25- 26 -42. Proposal: Grocery Store Action: Approval. (Vote: 3 - 0) 5) ZE- 14 -84, Two- Family Residential to Residential Office: Wilson, Jr. Location: • Generally located east of and adjacent to Mullan Road, approximately 500 feet south of Broadway Avenue and approxi- . mately 700 feet north of Valley Way in Section 17- 25 -44. Proposal: Speculative - No Site Plan Action: Approval. (Vote: 3 - 0) 6) ZE- 52 -83, Agricultural Suburban to Residential Office: Wilson, Jr. Generally located at the southeast corner of Broadway Avenue and Bowdish Road in Section 16- 25 -44. Speculative - No Site Plan Denial. (Vote: 3 - 0) The Hearing Examiner Committee felt that the proposed Residen- tial Office zoning would be considered "spot zoning" at the present time in a neighborhood which is substantially and uniquely residential. AGENDA, JULY 5, 1984 -2- SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 (Continued from Page #1) ZONE RECLASSIFICATIONS 2. ZE -47 -84 RESIDENTIAL OFFICE TO LOCAL BUSINESS VE -53 -84 3. ZE -31 -84 VARIANCE TO THE FRONT YARD SETBACK REQUIREMENTS (Generally located south of Sinto Avenue, east of Mullan Road, and west of Stout Road in Section 17- 25 -44). Comprehensive Plan: Proposed Use: Variance Request: Site Size: Applicant: Comprehensive Plan: Proposed Use: Site Size: Applicant: TELEPHONE NO.: 456 -2205 Major Commercial Office and Retail To allow a front yard setback, along Stout Road, of 15 feet from the pro erty line whereas Section 4.09.070 (dl) (the centerline setback formula) requires a 40 foot property line setback Approximately 39,690 square feet WAM Enterprises, Inc. 1920 Seafirst Building Spokane, WA 99201 Urban Condominiums and Apartments Approximately 7.75 acres Roy L. Wyatt N. 2310 Cherry St. Spokane, WA 99216 (continued) NOTE: These items will be heard as a combined application before a concurrent session of the Zoning Hearing Examiner Committee and the Zoning Adjustor. The Zoning Hearing Examiner Committee will hear the Zone Change and the Zoning Adjustor will hear the variance request. AGRICULTURAL TO MULTIPLE FAMILY SUBURBAN (Generally located approximately 400 feet east of Pines Road and approximately 300 feet north of Mansfield Avenue in Section 10- 25 -44). SHARP r �'•.r•�S'1'•N'.Qu 312 E 4T 20 NQRA ' AV p 0 u Q J Q va.H parr*� 't * .• WAV J..®® c a\�ta BSZuCE \\\ , n c \ ZE 47 - 84.. woio s -ri,E ca\ \o■9,`ticl - nn- S*out RaAd. ZaL t C\\ahc\E lqQk�s. 1. 5 Ct Deck tcitztio 2. Curb 4- SIdetoal a. PON.E. 3o It u! idnn - -Sy Accept' 0 ut- ?to le Sea • �r opcseCt 62V.CE Sb,k& rtL\4\'k hQ too ul& 1 \k V:ez n e�2 �• c`�ek k) A C._‘c., *o w e_ to y Luis. BRtLcE 14 ∎‘\ \ /ey Agree. to 1 -2 - 8Y 1 No teCitCA4;otO z. Cuxb 3 • Pi>V6 &u\\ lx) i c11'1 3 (ft ct.(4O In all C • 1- the location and height of which is fixed by it's functional purpose. C.4 D A- Ge ar Where an area is covered by more than one height limitation, the more [Where limitation shall prevail. cases, no structure shall be erected so high as to increase the Federal Aviation Administration landing and approach and 'departure minimums r .,for•aircraft using ate runwaysjof the affected airports. 160 7.02.98'' Administrative Height Variances i. The Director may administratively grant height variances after review of a proposal under the following'.procedure:,. A. The administrative authority of the affected Airport will be given thirty (30) calendar days from the variance request filing date`to Inter- office Communication T Spokane County Zoning Adjustor From Subjert BMc /jp Bob McCann, Land Development Coordinator ZE 47 -84 / VE 53 -84 OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON Data July 10 19 84 The revised site plan for the above referenced zone change and variance application employs a portion of existing County Road Right of Way for landscaping. This Right of Way has not been vacated by the Board of County Commissioners. A vacation of 5 ft. is planned by the applicant. A petition to vacate has not been received by the County Engineer. Further, I am not at this time able to comment on the County Engineer's reaction to such a request, nor am I able to predict what action would be taken by the Board of County Commissioners. The ammended site plan does not depict sufficient information so that we might answer questions concerning access, drainage, or on site parking and circulation. If a detailed review is warranted in consideration of the application, than a scaled rendering which provides all dimensions must be provided for our review. It has been our experience in the past that commercial businesses of the size proposed are served by trucks larger than the single axle variety. It is not unreasonable to expect semi truck deliveries. If truck delivery access is permitted to the rear of the building and access to Stout Road is prohibited, a severe on site circulation problem would be created. Delivery,vehicles would be required to back into or out of the site from Sinto Avenue because some of the parking stalls are located at the rear of the building; provisions would also have to be made for two way traffic behind the proposed building. As you can see, there is not enough space behind the proposed building to accommodate parallel parking and two way traffic. Calculations relative to the stormwater management plan (208) and stormwater disposal are not possible without more information. The amount of impervious surface utilized for vehicles and the size of the landscaped areas are not given of the plan. However, this information is usually provided at the time of building permit application. The location and sizing of access points to Sinto Avenue will be determined at the time of building permit application. Inter - office Communication Spokane County Zoning Adjustor TO From BMc /jp OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON Bob McCann, Land Development Coordinator ZE 47 -84 / VE 53 -84 ; Subjer^ __ The revised site plan for the above referenced zone change and variance application •employs a portion of existing County Road Right of Way for landscaping. This Right of Way has,not been vacated by the Board of County Commissioners. A vacation of 5 ft. is planned by the applicant. A petition to vacate has not been received by the County Engineer. Further, I am not at this time able to comment on the County such a C• ,..^ request,..nor am I'. able. to predict what action would be taken'by'ihe Board of. County Commissioners. ..The ammended site plan does not- depict sufficient information so that we might answer `questions concerning access, drainage, or:on site parking and.circulation. If a detailed review is warranted in. consideration of the application, than a scaled rendering Which ,provides all dimensions must be provided for our review. 'It has'been our experience in the past that commercial businesses of the size,proposed are served, by. trucks larger than the single axle variety'. .It is unreasonable te'expect, semi - truck' deliveries. If truck delivery access is permitted to the rear of the building ' „and access to'Stout Road is prohibited,-a severe on site circulation problem would be i ” i• created. Delivery vehicles:would be.required'to back into or'out of,the site from Sinto Avenue'because"some.of the parking stalls are located at the rear of.the building; provisions would also have to be made for two way traffic.behind the, proposed building. � Ab'you can see; there-is not enough - space behindthe proposed building to accommodate 4 parallel. parking and two way:traffic., Calculations relative•to the stormwater; management plan (208) and stormwater disposal are, not possible without more information. The amount of impervious-surface utilized or ' vehiclea'and the size.of_ the landscaped areas are not given of the plan. However, this information is, usually provided at the time of building permit, application. The location and sizing of access'points.to Sinto Avenue will be determined at the time of ,' building.permit'application.: • Data July 10 19 84 ' TO Mr. Bob McCann — SPOKANE COUNTY No. 811 Jefferson — Spokane, — WA - 99260 SUBJECT: RE: ZE -47 -84 & VE -53 -84 ' FROM RECEIVED -- JAMES S. BLACK AND CO., INC. JUL 9 1vu 500 COLUMBIA BUILDING SPOKANE, WASHINGTON 99204 SPOKANE-COUNTY-ENGI JEER FOLD* After the hearing today, I was corrected in regards to the delivery vehicles for the proposed local business zone. That is to ay that the delivery will be by single axle vehicle only, and that semi - trailers are not expected to the site. We will be seeking a clarification from the Planning Commission regarding access onto Stout Road at the July 12 Planning Commission meeting. Please consider this information when the subject comes up next Thursday. PLEASE REPLY TO —► SIGNED Dwight Hume REPLY `DATE: SIGNED THIS COPY FOR PERSON ADDRESSED Phone 509 - 838 -2511' DATE:1 / 6/ 84 Mr-._Steve_Ho robtows k i cc: Mr. .Doug Adams GRAYARC CO.. INC..RROOKLYN, N.V. 11232 (3) To: FROM: SPOKANE COUNTY COURTHOUSE Bob McCann, County Engineers )046-- Doug Adams, Zoning Adjustor SIJRJECT: ZE -47 -84 and VE- 53 -84, Revised Site Plan = INTEROFFICE MEMO OFFICE OF THE PLANNING DEPARTMENT DATE July 9 1984 = MEMORANDUM (CHECK ONE BOX) I would appreciate your comments by July llth if possible. ASJCAttlint Would you please comment on any concerns the County Engineers has with regards to the revised site plan submitted by the applicant at the July 5, 1984 Hearing Examiner Committee hearing. As you will recall, comments were received regarding the adequacy of the access points shown by the applicant on Sinto Avenue and the single access point on Stout Road. Additionally, it appears that the parking shown on the site plan has under -sized stalls and does this affect the current lay -out of the site. DA/ pm P.S. If expanded parking areas are required, will the site as shown be able to accommodate 208 wastewater disposal requirement? z 0 c m m 4'- 10" ( te( u Scale in Feet 140 IMIWI Windows 80 r Colu:n F w 20' '1 STOUT ROAD BI N 1 5 18 II71 IU lei 2 12-1 7 25 1. � ail 1.'a<1L I ' ; - � • l lnl {z. -.2h ?' i ce- • ' c I G y : 5Z 1 P5329v�' S4 � SY 15 S7 " : 4 41 , Truck Access Drive Access M _ r � Door el ,v Jc. tIllt/11"- Mil 268' Bathrooms RETAIL = 74% OFFICE = 2€% Colum 160' - 6" Windows —, 3� 31f ;,10= 1 3 Sid oil i3 V �.. Concrete Walk Parking for 58 Cars =r; I�31 l,' lam'";??#, i"i?4l4 itte.:S ! r` pf.fcri,i4 M U L L A N R O A D Concrete Walk Fl OOR & S11F PI ICI SINTO& MULLAN BUILDING -- 4 7 7 Landscaping, 5 C `120' , r w z -1 0 c m Landscaping rn u 20 Scale in Feet Windows • 80 S l m l IMIWI 4' - 10" 'PTA `Colvin 20' STOUT ROAD 268' RETAIL = 74% Colum Concrete Walk Parking for 58 Cars MULLAN ROAD 1P.L. 294 ( - Access ryi Door T 4c Truck Access Drive - Concrete Walk FLOOR g SITE PLC SINTO g MULLAH BUILDING Bathrooms 160' - 6" Landscaping n c v ti MI OFFICE = Windows - • C .. i ��•� � i \ni'', it rCa .. .Rli;• ,2 r ,tii /itx/7i• ?H -1 `^ 20' it r za 4764 NORTH ac_ommeRc/A / _ /5L / . _ _z_r#Re L lg.' _y41 /zo ON I _Ca fir-in_ 441,14CCPAYINC7 b 4- 5 q 4- Q I 5 0 -- --- - VAC-Are0---/q0W _ 6. = 45 i GOZWry _257 NO A R 171 < ; &2 rca _ 5 VAC / _73g / /ON 57e. L. / r/ CJ frY4MIleseci efT/za . /NC , 1784 - fr 9 TRACT . 20 d. — s 589 °39'Wts $o „ . .∎ 321.31'S 1 I 1 • 1 II n i- 9 ., 1 I " WATER MAIN ® O —�� - - - -� 4 ;.. i e qa� ° t8 - -. N E .� -� C3N � 1 n a ... . - `'a pT ER MAIN _ f • ) S • 0 -; (51 I b Site Area: 39,690 SF Percent of Bldg. coverage: 30.2% Percent of open areas (excl. paved areas): 24.4% Height of Bldg.: 16' MLILLAN Ro,AQ 55' III 1.:1 1: 1 t: 11 fe 294' -- 5702J7' RQA D /q / ACCESS AR"a &A N 0 P / IDS) $ U {FE VL ti 20' r m rin 1 D can) r 0 1 'S o H. o c+ M P. P.M M N N O O M • Qq N th —1 CO ° -J 51 I „07 : 390 C^ SCI LAC■9SSE FELTS FIELD MUNICIPAL AIRPORT ' N DN,TPTERTE I II SN.RP_ LBVINE, .v 550N -a Y .40-102 qa 1 �o kr ro•- fi r— LC r. 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