ZE-70-84Zoning Hearing Examiner Committee Actions of October 4, 1984 (continued)
3) ZE- 83 -84, Agricultural to Local Business and Multiple Family Suburban:
Al sacker
Location: Generally located at the southeast corner of Fourth Avenue and
Sullivan Road in Section 24- 25 -44.
Proposal: Convenience Store and 138 -Unit Apartment Complex.
/Action: Approval. (Vote: 3 - 0)
4) ZE- 70 -84, Agricultural, Residential Office, Local Business, and Commercial
to Commercial: Unicume
Location: Generally bounded by Argonne Road, Mullan Road, and Valley
Way; approximately 900 feet south of Broadway Avenue in
Section 17- 25 -44.
Proposal: Commercial Complex consisting of Four Buildings.
Action: Approval. (Vote: 3 - 0)
5) ZE- 25A -79, Change of Conditions in the Commercial Zone: Moduline International,
Inc.
Location: Generally located north of and adjacent to Sprague Avenue, and
approximately 300 feet west of Evergreen Road in Section
15- 25 -44.
Proposal:. To review a new site development plan for a manufactured housing
model display in a previously approved Commercial Zone.
Action: Approval. (Vote: 3 - 0)
6) ZW- 132A -78, Change of Conditions in the Mining Zone: Central Pre -Mix Concrete
Location: Generally located south of and adjacent to Fort Wright Road,
and approximately 1,600 feet easterly of the intersection of
Fort Wright Road and Government Way in Section 11- 25 -42.
Proposal: To review a new site development plan to allow mining operations
to within 100 feet of a residential zone within an existing
Mining Zone.
Action: Application Withdrawn by the Applicant. (Consensus of the
Committee to accept the application withdrawal - Vote: 3 - G)
If further information is desired, contact the Planning Department's office.
SPH:cmw
A. INTRODUCTION
ZONE RECLASSIFICATION NO.: ZE -70 -84
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
This matter having come before the Zoning Hearing Examiner Committee on
October 4, 1984, and the members of the Committee present being
Kenneth Kennedy, Chairman, F. Lynn Tennican and Richard L. Skalstad.
B. PROPOSAL
The sponsor, Ed Unicume, is requesting approval of a zone
reclassification, File No. ZE- 70 -84, Agricultural, Residential Office,
Local Business and Commercial to Commercial, for the purpose of developing
a Commercial Complex consisting of four buildings.
C. FINDINGS OF FACT
1. That the existing land use in the area is residential, commercial,
church, 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 Agricultural, Residential Office, Local Business, and Commercial.
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 proposed rezone is justified.
8. That the proposed use is compatible with existing uses in the
area.
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
a) COUNTY PLANNING DEPARTMENT
2
ZONE RECLASSIFICATION NO. ZE -70 -84
C. FINDINGS OF FACT (continued)
9. That the owners of adjacent lands expressed neither approval nor
disapproval of the proposed use; and, in fact, there was no testimony
from the public.
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.
11. The following are additional findings of fact considered by the
Hearing Examiner Committee:
a) That imposed conditions associated with signage, landscaping,
usage, and phasing should mitigate impacts and insure
compatibility of this Commercial Zone with development trends in
the Argonne /Mullan Roads corridor.
(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. Approval by the Zoning Administrator of a specific lighting and
signing plan for the described property prior to the release of
any building permits.
2. 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.
3. 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.
ZONE RECLASSIFICATION NO. ZE -70 -84
a) COUNTY PLANNING DEPARTMENT (continued)
4. Direct light from any exterior area lighting fixture shall not
extend over the property boundary.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
6. All current standards of the Commercial Zone, as amended, shall
be complied with in the development of this site.
7. 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.
8. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
9. 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.
10. 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.
11. 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.
12. Signs for this project shall conform to standards as set forth
in Section 4.09.125 Signs (Local Business Zone).
3
4
a) COUNTY PLANNING DEPARTMENT (continued)
13. All open areas shall be landscaped, planted, and maintained in
properly cared for lawn, shrubbery, and trees except for
necessary access driveways, access points, and parking areas.
An automatic sprinkler system shall be provided.
14. That use of the property, if developed with the total square
footage and limited parking area proposed to the Hearing
Examiner Committee, may be restricted from having retail and
commercial uses due to the higher parking ratios required for
such uses.
15. That this proposal be developed in phases. The first phase
shall consist of Buildings 'B' and 'C' and use of the existing
structure per any time period or construction schedule.
Building 'A' is considered the second phase and shall not be
considered for approval until all portions of the first phase
are completed. Approval of the second phase will be required
through a public hearing review before the Hearing Examiner
Committee. Purpose of the review will be to ascertain that all
conditions have been met in the first phase; that parking
requirements in relation to use are compatible and adequate; and
consideration of other concerns associated with the site and
proposal.
b) COUNTY ENGINEERING DEPARTMENT
ZONE RECLASSIFICATION NO. ZE -70 -84
Prior To The Issuance Of A Building Permit:
1. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
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
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.
b) COUNTY ENGINEERING DEPARTMENT
ZONE RECLASSIFICATION NO. ZE -70 -84
4. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
5. All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards and /or
adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless
otherwise approved by the County Engineer.
6. 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 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.
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 # 1.
ZONE RECLASSIFICATION N0. ZE -70 -84
2. Fire hydrants which meet the fire flow are required to be
installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
construction of the water service. All required fire protection
facilities shall be installed and made serviceable prior to and
during the time of construction.
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.
5. A land use permit will be required for each structure.
6
f) WATER PURVEYOR
g)
ZONE RECLASSIFICATION NO. ZE -70 -84
1. Water Purveyor is Modern Electric Water Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses.
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.
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.
6. Additional Comments: Federal National Emission Standards for
Hazardous Air Pollutants (NESHAPS) must be followed for
demolition of the existing church. Forms and information are
available at SCAPCA offices.
E. ORDER
The Hearing Examiner Committee, pursuant to the aforementioned, finds that
the application of Ed Unicume, for a zone reclassification as described in
the application should be APPROVED.
Motion by: Tennican Seconded by: Skalstad
Vote: Tennican - Aye
Skalstad - Aye
Kennedy - Aye
Unanimous to APPROVE to the COMMERCIAL ZONE - ( 3 - 0 )
7
E. ORDER (continued)
ATTEST:'
For WALLIS D. HUBBARD
Planning Director
By SIEVE P. HOROB!OWSKI
Zoning Administrator
Date: /9er 4 /4
ZONE RECLASSIFICATION NO. ZE -70 -84
8
HEARING EXAMINER COMMITTEE
HEREBY ATTEST TO THE ABOVE
FINDINGS, ORDER, AND VOTE
SPOKANL CI)lif:i'i %!r!i:ifl 11(!J+ IxAMIir'LR Lwrim Iii!
f 1 Li'tititii. NO 456 -220
Place: brUudwuy i.t ILC4: hui:dinq, :, I luor
North 721 Jcl Irl::rul : 5!,o4.1nr. WA 9`12uu
(Continued tr0ln eau' 01)
ZONE RECLASS 1 F f CA! ! IIN':
3. ZL -83 -84 AGk1CULlURAL 10 LOCAL BUSINESS AND MULTIPLE FAMILY SUBURBAN
(Generally located at the southeast corner of Fourth Avenue and
Sullivan Road in Section 24- 25 -44.)
V
4. 1E -70 -84
Comprehensive Plan:
Proposed Use:
Site Size:
Applicant:
Site Size:
Applicant:
Sitr Size:
Applicant:
Suburban
Convenience Sture and 138 -Unit
Apartment Complex.
Approximately 7.16 Acres
DON ALSACKER
c/o D. J. Hume
500 Columbia Building
Spokane, WA 99204
AGRICULTURAL, RESIDENTIAL OFFICL
COMMERCIAL TO COMMERCIAL
(Generally bounded by Argonne Road, Mullan Road, and Valley Way;
approximately 900 feet south of Broadway Avenue in Section
17- 25 -44.)
Comprehensive Plan:
Proposed Use:
LOCAL BUSINESS, AND
Major Commercial
Commercial Complex consisting
of 4 Buildings.
Approximately 2.37 Acres
ED UNICUME
North 408 Mullan Road
Spokane, WA 99206
5. ZE- 25A -79 CHANGE OF CONDITIONS IN THE COMMERCIAL ZONE
(Generally located north of and adjacent to Sprague Avenue,
and approximately 300 feet west of Evergreen Road in
Section 15- 25 -44.)
Comprehensive Plan:
Change of Condition Request:
Major Commercial
To review a new site development
plan for a manufactured housing
model display in a previously
approved Commercial Zone.
Approximately 2.06 Acres
MODULINE 1N1FRNA1lONAL, INC.
P. O. Box 3000
Lacey, WA 98503
(LOn 1llM,•d )
6.
7.
8.
OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
TO: Spokane County Planning Department
FROM: County Engineer's Department
SUBJECT: Conditions of Approval -Zone Change -- Number: Zes _ _70_-8y
Applicant's Name //
Sectionf7 Township_g N, Range «K EWM
The following "conditions of approval" for the above - referenced zone change are submitted to
the Spokane County Hearing Examiner Committee for inclusion in the staff analysis and
"findings and order" of the hearing scheduled( kM2 4/, 19 /95
Prior To The Issuance Of A Building Permit
1. Applicant shall dedicate feet on
for right -of -way prior to any use of the property.
2. Applicant shall dedicate feet on
3.
4.
for right -of -way and slope easements as necessary prior to any use of the property.
Applicant shall dedicate a_ foot radius on
and prior to any use of the property.
Applicant shall dedicate _feet on and a foot radius on
and for right -of -way prior to any use of the property.
42 Access permits for approaches to the County Road System shall be obtained from
Spokane County Engineer.
Access permits and improvements to
by the Washington Department of Transportation.
Access permits and improvements to
by the City of
(c) Applicant shall improve
County TYPICAL roadway section No.
(d) Applicant shall improve
County TYPICAL roadway Section No.
(e)
Other specific improvements:
The applicant
County Health
disposal plan
property.
JwIAMM
•
•
shall submit for approval by
District a detailed combined
for the entire pr prior
(a) Applicant shall improve in a
County TYPICAL roadway section No. minimum
(b) Applicant shall improve
County TYPICAL roadway section No. minimum
in a manner consistent
in a
minimum
Cep_ti-dert l9 i98`
manner consistent
paving width
paving width
the .
must be approved
must be approved
with Spokane
with Spokane
manner consistent with Spokane
paving width
in a manner consistent with Spokane
minimum paving width
9 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.
the Spokane County Engineer and the Spokane
on -site sewage system plan and surface water
on the
to the issuance of any building permit
I
A parking plan and traffic circulation plan shalt 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 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 approval of,
, the County Engineer, join in and be a willing participant in any petition or resolution
`, which purpose is the formation of a Road Improvement District (RID) for said improvement
pursuant to RCW 36.88, as amended. Spokane County will not participate in the cost of
. these improvements.
14. As an alternative method of constructing the road improvement stated herein, the appli-
cant may, with the approval of.the County Engineer, accomplish the road improvements
stated herein by joining and participating in a County Road Project (CRP) to the extent
of the required road improvement. Spokane County will not participate in the cost 'of
these improvements.
5, The construction of the road improvements stated herein shall be accomplished as ap-
proved by the Spokane County Engineer.
All required improvements shall conform to the current State Of Washington Standard
Specifications for Road and Bridge Construction, and other applicable county standards
and or adopted resolutions pertaining to Road Standards and Stormwater Management in
effect at the date of construction, unless otherwise approved by the County Engineer.
17. Applicant shall file a petition for the vacation of _ prior to
any use of the property.
18. Applicant shall construct a paved and delineated access approach(s) to meet the existing
pavement on
19. Access to Road shall be prohibited until such time as specifically
authorized by the Spokane County Engineer.
20 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners Resolution No. 80 -1592 as amended.
[i
ST.
AGENDA, OCTOBER 4, 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
3. ZE -83 -84
4. ZE -70 -84
5. ZE- 25A -79
AGRICULTURAL TO LOCAL BUSINESS AND MULTIPLE FAMILY SUBURBAN
(Generally located at the southeast corner of Fourth Avenue and
Sullivan Road in Section 24- 25 -44.)
Comprehensive Plan:
Proposed Use:
Site Size:
Applicant:
Site Size:
Applicant:
Site Size:
Applicant:
TELEPHONE NO.: 456 -2205
Suburban
Convenience Store and 138 -Unit
Apartment Complex.
Approximately 7.16 Acres
DON ALSACKER
c/o D. J. Hume
500 Columbia Building
Spokane, WA 99204
AGRICULTURAL, RESIDENTIAL OFFICE, LOCAL BUSINESS, AND
COMMERCIAL TO COMMERCIAL
(Generally bounded by Argonne Road, Mullan Road, and Valley Way;
approximately 900 feet south of Broadway Avenue in Section
17- 25 -44.)
Comprehensive Plan:
Proposed Use:
Major Commercial
Commercial Complex consisting
of 4 Buildings.
Approximately 2.37 Acres
ED UNICUME
North 408 Mullan Road
Spokane, WA 99206
CHANGE OF CONDITIONS IN THE COMMERCIAL ZONE
(Generally located north of and adjacent to Sprague Avenue,
and approximately 300 feet west of Evergreen Road in
Section 15- 25 -44.)
Comprehensive Plan:
Change of Conditions Request:
Major Commercial
To review a new site development
plan for a manufactured housing
model display in a previously
approved Commercial Zone.
Approximately 2.06 Acres
MODULINE INTERNATIONAL, INC.
P. 0. Box 3000
Lacey, WA 98503
(continued)
Date:
Name of Applicant: F-1 V11MICUP1ir
Street Address of Applicant: //OV k
City:
SPOKANE COUNTY PLANNING DEPARTMENT
APPLICATION FOR ZONE RECLASSIFICATION
4— 90 -cY9 Application No •
Name of Property Owner(s): So ✓n t
Authorized Agent representing Owner
(if other than owner):
Existing Zoning Classification:
Date Existing Zone Classification
Existing Use t of Property:
Proposed Zone Classification:
Proposed Use of Property:
Legal Description of Property:
•Property Size:
State: AI h r Zip Code: C79 .20t! Tele. No. C /ZJ/ -- SSZJL.
AG, co n J 4
Established:
C kMuPHN
0Ornri
0 r - r ICES
ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED:
Section: Township: Range:
Source of Legal:
Assessor's Parcel No: (See tax statement)
31 2 k7 /6 . Frontage: 3 on:
41"j01 n c ) 11 (/(4 •t
Total _ amount of adjoining land controlled by this owner or sponsor: no e •
Street Address of the Property:
L1 /S /V hly 64n 'P
If you do not hold title to the property affected by this appiication, what is your
interest in it? f) crrCt,A r e 61 tO7m /ro.,cl t
i,
Please list previous Planning Department actions involving this property:
1. What are the changed conditions of the � $ite area, whit you feel make this •
proposal warranted? _tfla /t c J e(/e/UQ cc/ CDff1t'ntvc.c./ C /S(',
2. What effect will the proposed zone reclassification have on the adjacent
properties? /8ii
Rev. 2/3/81
rJ
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. R4sults of the preliminary consultation should be incorporat-
ed in the proposal before final submittal to the Planning Department.
COUNTY ENGINEER'S OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been satisfied.
(Signature) (Date)
COUNTY 'UTILI' IES 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
- b'1 -/ it> �y e— , " .. 7. ., Lam" , 4 - D 5 � V
(Signature) (Date)
3. WATER PURVEYOR (NAME)
a) The proposal (is) (is not) located within the boundary of our service
area.
b) Satisfactory arrangements (have) (have not) been made to serve this
proposal.
c) We (are) (are not) able to serve this site with adequate water.
(Signature) (Date)
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) (Date)
5. COUNTY HEALTH DISTRICT
A preliminary consultation has been held to discuss the proposal. The
applicant has been informed of our requirements and standards.
(Signature) (Date)
I, THE UNDERSIGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT THE
ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOW-
LEDGE.
1 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:
(Signed)
(Address)
NOTARY Date
SIGNATURE OF APPLICANT OR AGENT
Date:
Phone:
Zip:
Dale:
Rev. 2/3/81
1
A. Project r:.,!Ilc: r//7
PROPOSAL Numht!: e -3 /
ti.:rl ()II ( 7 - -- _ .. L_ N., R. 4/44 E.W.M.; Quarter 1 2 3 4
DEVELOPER Name:
Phone: Cr MU i - t` LI !!'/ C'
or Address: _ - - - §,, '7 1 / P /c/ // G
AGENT Phon Busin C�..: t/ -� . f-- __Ho
OWNER
ENGINEER
Remarks:
PRELIMINARY CONSULTATION: Date: U' 1-7 57 .{S V By:
Preliminary a) Right -of -Way /'O
Conditions b) Curb i!-G
c) Sidewalk A n
d) Pave Ai
e) Approaches (120.114 l S j?o. 's_J /2 -P.
f) Drainage -a_ - /-k pl; s
g) State /City Review Yes ( J' No A')
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
D. SPECIFIC CONDITIONS:
Fee fain: Yes Nu Ann ijri(
Planning Application Si,yteil: Uate / 7 by
E. FINAL PLAT CHECKS
S 3 a5 i U
7 / 5�
S P O K A N E C O U N T Y E N G I N E E R
- - -f R E L 1 1 1 1 N A R Y C O N S 11 L T A T I O N - --
Name:
Add re:::::
Phone: business
Name:
Address:
Phone: business Home
Date: / / By:
Remarks:
Fee P.tid: 11., t.•• Amount' —'-
M.11.1 it:m iI 1 •. ,I:I VI.'YI.q• Choi: kt, :
Nn. I h ai n`.
N,I. .1 pale It
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Atli 1 l 1, i „1 !u „I I!.•ii ; .I! Ht.1 :CH t..'y i!!,' Chi'. l(S:
y
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Check
Home
Ntu,ib .:.
Cnsh___ — __ Check
F Am t .', I'1 .I•,i.
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AGENDA, OCTOBER 4, 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
3. ZE -83 -84 AGRICULTURAL TO LOCAL
(Generally located at
Sullivan Road in Sect
Comprehensive Plan:
Proposed Use:
Site Size:
Applicant:
4. ZE -70 -84 AGRICULTURAL, RESIDENTIAL OFFICE, LOCAL BUSINESS, AND
COMMERCIAL TO COMMERCIAL
(Generally bounded by Argonne Road, Mullan Road, and Valley Way;
approximately 900 feet south of Broadway Avenue in Section
17- 25 -44.)
Comprehensive Plan:
Proposed Use:
Site Size:
Applicant:
5. ZE- 25A -79 CHANGE OF CONDITIONS IN THE COMMERCIAL ZONE
(Generally located north of and adjacent to Sprague Avenue,
and approximately 300 feet west of Evergreen Road in
Section 15- 25 -44.)
Comprehensive Plan:
Change of Conditions Request:
Site Size:
Applicant:
TELEPHONE NO.: 456 -2205
BUSINESS AND MULTIPLE FAMILY SUBURBAN
the southeast corner of Fourth Avenue and
ion 24- 25 -44.)
Suburban
Convenience Store and 138 -Unit
Apartment Complex.
Approximately 7.16 Acres
DON ALSACKER
c/o D. J. Hume
500 Columbia Building
Spokane, WA 99204
Major Commercial
Commercial Complex consisting
of 4 Buildings.
Approximately 2.37 Acres
ED UNICUME
North 408 Mullan Road
Spokane, WA 99206
Major Commercial
To review a new site development
plan for a manufactured housing
model display in a previously
approved Commercial Zone.
Approximately 2.06 Acres
MODULINE INTERNATIONAL, INC.
P. 0. Box 3000
Lacey, WA 98503
(continued)
.5*
DATE: OCTOBER 4, 1984
TO:
FROM:
SUBJECT:
I. GENERAL INFORMATION
APPLICANT:
REQUESTED ZONING:
EXISTING ZONING:
PROPOSED USE:
EXISTING USE:
SITE SIZE:
STAFF REPORT
HEARING EXAMINER COMMITTEE
PLANNING DEPARTMENT STAFF
ZONE RECLASSIFICATION NUMBER: ZE -70 -84
ED UNICUME
Commercial
Agricultural (established in 1947)
Residential Office (established in 1976)
Local Business (established in 1982)
Commercial (established in 1983)
(with ASA Overlay Zone - Yes)
Offices and General Retail Uses
Church, New Hope Training Center, Aluminum
Recycling Operation, and Single Family
Approximately 2.37 Acres
COMPREHENSIVE PLAN DESIGNATION: Major Commercial
PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes
PROJECT LOCATION: Generally bounded by Argonne Road, Mullan Road
and Valley Way, approximately 900 feet south of Broadway Avenue in Section
17- 25 -44.
II. BACKGROUND ANALYSIS
1) COMPREHENSIVE PLAN: The Major Commercial category of the
Comprehensive Plan is suitable for a variety of non - residential uses
under various zone classifications. Determining factors of use and
zone are generally related to site specific considerations. Measures
for buffering and landscaping are encouraged to mitigate potential or
real compatibility problems.
II. BACKGROUND ANALYSIS (continued)
2) ZONING: North Local Business, Established, 1979
Commercial, Established, 1983
East Residential Office, Estab. 1974 and 1980
Agricultural, Established, 1948
West Residential Office, Established, 1970
Agricultural, Established, 1947
South Agricultural, Established, 1947
Local Business, Established, 1981
3) HISTORY OF LAND USE ACTIONS: The Argonne /Mullan Road corridor has
been subject to more and more land use intense actions since adoption
of the Comprehensive Plan. Generally, to be consistent with the
Plan, the more intense Local Business and Commercial Zones have been
approved in the corridor's interior. Signs in the commercial zones
have been limited to the Local Business standards. Zone combinations
of Local Business and Residential Office, with special conditions,
have been used as a buffer on the corridor's flanks.
The most recent Commercial Zone proposal, for a grocery store north
of Broadway Avenue, was denied. The Main reason was the use and its
incompatibility with the area.
The present proposal is an attempt to unify several small parcels,
with four different zones, into a single office /retail complex.
4) LAND USE: Site Church, Training Center, Recycling
Center, Single Family Residential, and
Vacant
North Vacant, Duplexes, Day Care, and Batting
Cage
East Day Care, Offices, and Vacant
South Vacant and Single Family Residential
West Offices and Single Family Residential
14,
ZONE RECLASSIFICATION NO. ZE -70 -84
III. SITE ANALYSIS
ZONE RECLASSIFICATION NO. ZE -70 -84
II. BACKGROUND ANALYSIS (continued)
5) NEIGHBORHOOD CONSIDERATIONS: Land in the corridor and on the east
side is being developed primarily to offices, with some scattered
retail uses. The west side of Argonne Road has remained
predominantly residential.
Access from the two arterials is good. A small sight distance
problem exists south of Valley Way at Mullan Road due to undeveloped
property south of Valley Way. All adjoining County roads are fully
improved.
1) SITE CHARACTERISTICS AND CONSIDERATIONS: The site contains a variety
of uses; both residential and non - residential. The proposal would
redevelop the entire site with three new buildings, while retaining
one existing structure.
2) AGRICULTURAL SUMMARY: Major Commercial category not intended for
agricultural protection.
3) SITE PLAN INFORMATION:
SITE SIZE: Approximately 2.37 Acres
EXISTING BUILDINGS: 3 Major Structures
PROPOSED BUILDINGS: 4 (3 New and 1 Existing)
Total Floor Area: 73,000 Sq.Ft. (Total on All Floors)
29,000 Sq.Ft. (Building Footprints)
Total Site Coverage: Approximately 28 %.
Maximum Structure Height: 3 Stories (Proposed for 1 Building)
PARKING AREA:
Parking Required: 183 (At Full Office) or
365 (At Full Retail)
Parking Provided: 186 (50 of these are proposed in an
Underground Garage.)
III. SITE ANALYSIS (continued)
ZONE RECLASSIFICATION NO. ZE -70 -84
BUFFERING TECHNIQUES: None have been indicated on the site plan.
Suggest that all perimeter areas around the site be provided with
planted and maintained landscape strips. Additional landscaping
should be provided around buildings in all areas not used for parking
or access. Reviews and approvals should be administrative.
OTHER SITE PLAN CONSIDERATIONS: If constructed as proposed, the
relationship between building area and available parking area would
limit use to only offices. Any retail use would exceed minimum
parking requirements.
Signs in a Commercial Zone are not limited. Previous decisions have
put limits on amount of signage in the corridor. Suggest, at a
minimum, that Local Business sign standards be imposed.
The proposed three story structure is only permissible in the
Commercial and Local Business Zones. The Residential Office Zone
limits to two stories.
IV. CONCLUSION: The Commercial Zone, as well as other non - residential zones,
would De consistent with the Comprehensive Plan. Site specific
considerations influence the most appropriate zones and uses. Commercial
zones have been approved in the corridor with limitations; while at least
one such proposal was denied partially on proposed use and its impacts.
If approved, as proposed, suggestions are made to condition as to use,
landscaping and signage. These should insure compatible redevelopment of
this site with the area.
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. Approval by the Zoning Administrator of a specific lighting and -
signing plan for the described property prior to the release of
any building permits.
a) COUNTY PLANNING DEPARTMENT (continued)
ZONE RECLASSIFICATION NO. ZE -70 -84
2. 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.
3. 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.
4. Direct light from any exterior area lighting fixture shall not
extend over the property boundary.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
6. All current standards of the Commercial Zone, as amended, shall
be complied with in the development of this site.
7. 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.
8. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
9. 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.
.19
ZONE RECLASSIFICATION NO. ZE -70 -84
a) COUNTY PLANNING DEPARTMENT (continued)
10. 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.
11. 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.
12. Signs for this project shall conform to standards as set forth
in Section 4.09.125 Signs.
13. All open areas shall be landscaped, planted, and maintained in
properly cared for lawn, shrubbery, and trees except for
necessary access driveways, access points, and parking areas.
An automatic sprinkler system shall be provided.
14. That use of the property, if developed with the total square
footage and limited parking area proposed to the Hearing
Examiner Committee, may be restricted from having retail and
commercial uses due to the higher parking ratios required for
such uses.
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit:
1. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
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.
g)to
b) COUNTY ENGINEERING DEPARTMENT
ZONE RECLASSIFICATION NO. ZE -70 -84
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
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.
5. All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards and /or
adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless
otherwise approved by the County Engineer.
6. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County
Commissioners'Resolution No. 80 -1592 as amended. NJ, 9n'.9&
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 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.
*1
c) COUNTY UTILITIES DEPARTMENT (continued)
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.
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 # 1.
ZONE RECLASSIFICATION NO. ZE -70 -84
2. Fire hydrants which meet the fire flow are required to be
installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
construction of the water service. All required fire protection
facilities shall be installed and made serviceable prior to and
during the time of construction.
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
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.
ZONE RECLASSIFICATION NO. ZE -70 -84
5. A land use permit will be required for each structure.
f) 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.
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.
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.
6. Additional Comments: Federal National Emission Standards for
Hazardous Air Pollutants (NESHAPS) must be followed for
demolition of the existing church. Forms and information are
available at SCAPCA offices.
�3
Si-
DATE: OCTOBER 4, 1984
TO:
FROM:
SUBJECT:
I. GENERAL INFORMATION
APPLICANT:
REQUESTED ZONING:
EXISTING ZONING:
II. BACKGROUND ANALYSIS
STAFF REPORT
HEARING EXAMINER COMMITTEE
PLANNING DEPARTMENT STAFF
ZONE RECLASSIFICATION NUMBER:
ED UNICUME
Commercial
Agricultural (established in 1947)
Residential Office (established in 1976)
Local Business (established in 1982)
Commercial (established in 1983)
(with ASA Overlay Zone - Yes)
PROPOSED USE: Offices and General Retail Uses
EXISTING USE: Church, New Hope Training Center, Aluminum
Recycling Operation, and Single Family
SITE SIZE: Approximately 2.37 Acres
COMPREHENSIVE PLAN DESIGNATION: Major Commercial
PRIORITY SEWER SERVICE AREA: Yes 'AQUIFER SENSITIVE AREA: Yes
PROJECT LOCATION: Generally bounded by Argonne Road, Mullan Road
and Valley Way, approximately 900 feet south of Broadway Avenue in Section
17- 25 -44.
1) COMPREHENSIVE PLAN: The Major Commercial category of the
Comprehensive Plan is suitable for a variety of non - residential uses
under various zone classifications. Determining factors of use and
zone are generally related to site specific considerations. Measures
for buffering and landscaping are encouraged to mitigate potential or
real compatibility problems.
II. BACKGROUND ANALYSIS (continued)
ZONE RECLASSIFICATION NO. ZE -70 -84
2) ZONING: North Local Business, Established, 1979
Commercial, Established, 1983
East Residential Office, Estab. 1974 and 1980
Agricultural, Established, 1948
West Residential Office, Established, 1970
Agricultural, Established, 1947
South Agricultural, Established, 1947
Local Business, Established, 1981
3) HISTORY OF LAND USE ACTIONS: The Argonne /Mullan Road corridor has
been subject to more and more land use intense actions since adoption
of the Comprehensive Plan. Generally, to be consistent with the
Plan, the more intense Local Business and Commercial Zones have been
approved in the corridor's interior. Signs in the commercial zones
have been limited to the Local Business standards. Zone combinations
of Local Business and Residential Office, with special conditions,
have been used as a buffer on the corridor's flanks.
The most recent Commercial Zone proposal, for a grocery store north
of Broadway Avenue, was denied. The Main reason was the use and its
incompatibility with the area.
The present proposal is an attempt to unify several small parcels,
with four different zones, into a single office /retail complex.
4) LAND USE: Site Church, Training Center, Recycling
Center, Single Family Residential, and
Vacant
North Vacant, Duplexes, Day Care, and Batting
Cage
East Day Care, Offices, and Vacant
South Vacant and Single Family Residential
West Offices and Single Family Residential
S4
II BACKGROUND ANALYSIS (continued)
5) NEIGHBORHOOD CONSIDERATIONS: Land in the corridor and on the east
side is being developed primarily to offices, with some scattered
retail uses. The west side of Argonne Road has remained
predominantly residential.
Access from the two arterials is good. A small sight distance
problem exists south of Valley Way at Mullan Road due to undeveloped
property south of Valley Way. All adjoining County roads are fully
improved.
III. SITE ANALYSIS
1) SITE CHARACTERISTICS AND CONSIDERATIONS: The site contains a variety
of uses; both residential and non - residential. The proposal would
redevelop the entire site with three new buildings, while retaining
one existing structure.
2) AGRICULTURAL SUMMARY: Major Commercial category not intended for
agricultural protection.
3) SITE PLAN INFORMATION:
SITE SIZE:
EXISTING BUILDINGS:
PROPOSED BUILDINGS:
Total Floor Area:
Total Site Coverage:
Maximum Structure Height: 3 Stories (Proposed for 1 Building)
PARKING AREA:
Parking Required: 183 (At Full Office) or
365 (At Full Retail)
Parking Provided:
J7
ZONE RECLASSIFICATION NO. ZE -70 -84
Approximately 2.37 Acres
3 Major Structures
4 (3 New and 1 Existing)
73,000 Sq.Ft. (Total on All Floors)
29,000 Sq.Ft. (Building Footprints)
Approximately 28 %.
186 (50 of these are proposed in an
Underground Garage.)
III, SITE ANALYSIS (continued)
ZONE RECLASSIFICATION NO. ZE -70 -84
BUFFERING TECHNIQUES: None have been indicated on the site plan.
Suggest that all perimeter areas around the site be provided with
planted and maintained landscape strips. Additional landscaping
should be provided around buildings in all areas not used for parking
or access. Reviews and approvals should be administrative.
OTHER SITE PLAN CONSIDERATIONS: If constructed as proposed, the
relationship between building area and available parking area would
limit use to only offices. Any retail use would exceed minimum
parking requirements.
Signs in a Commercial Zone are not limited. Previous decisions have
put limits on amount of signage in the corridor. Suggest, at a
minimum, that Local Business sign standards be imposed.
The proposed three story structure is only permissible in the
Commercial and Local Business Zones. The Residential Office Zone
limits to two stories.
IV, CONCLUSION: The Commercial Zone, as well as other non - residential zones,
would be consistent with the Comprehensive Plan. Site specific
considerations influence the most appropriate zones and uses. Commercial
zones have been approved in the corridor with limitations; while at least
one such proposal was denied partially on proposed use and its impacts.
If approved, as proposed, suggestions are made to condition as to use,
landscaping and signage. These should insure compatible redevelopment of
this site with the area.
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. Approval by the Zoning Administrator of a specific lighting and
signing plan for the described property prior to the release of
any building permits.
a) COUNTY PLANNING DEPARTMENT (continued)
.39
ZONE RECLASSIFICATION N0. ZE -70 -84
2. 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.
3. 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.
4. Direct light from any exterior area lighting fixture shall not
extend over the property boundary.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
6. All current standards of the Commercial Zone, as amended, shall
be complied with in the development of this site.
7. 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.
8. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff..
9. 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.
b) COUNTY ENGINEERING DEPARTMENT
ZONE RECLASSIFICATION NO. ZE -70 -84
a) COUNTY PLANNING DEPARTMENT (continued)
10. 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.
11. 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.
12. Signs for this project shall conform to standards as set forth
in Section 4.09.125 Signs.
13. All open areas shall be landscaped, planted, and maintained in
properly cared for lawn, shrubbery, and trees except for
necessary access driveways, access points, and parking areas.
An automatic sprinkler system shall be provided.
14. That use of the property, if developed with the total square
footage and limited parking area proposed to the Hearing
Examiner Committee, may be restricted from having retail and
commercial uses due to the higher parking ratios required for
such uses.
Prior To The Issuance Of A Building Permit:
1. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
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.
b) COUNTY ENGINEERING DEPARTMENT
c)
ZONE RECLASSIFICATION NO. ZE -70 -84
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
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.
5. All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards and /or
adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless
otherwise approved by the County Engineer.
6. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County
Commissioners'Resolution No. 80 -1592 as amended.
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 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.
c) COUNTY UTILITIES DEPARTMENT (continued)
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.
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
ZONE RECLASSIFICATION NO. ZE -70 -84
1. The site is located in Fire District # 1.
2. Fire hydrants which meet the fire flow are required to be
installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
construction of the water service. All required fire protection
facilities shall be installed and made serviceable prior to and
during the time of construction.
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
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.
5. A land use permit will be required for each structure.
f) 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.
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.
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.
ZONE RECLASSIFICATION NO. ZE -70 -84
6. Additional Comments: Federal National Emission Standards for
Hazardous Air Pollutants (NESHAPS) must be followed for
demolition of the existing church. Forms and information are
available at SCAPCA offices.
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