ZE-83-84Zoning Hearing Examiner Committee Actions of October 4, 1984 (continued)
3) 4E-83-84, Agricultural to Local Business and Multiple Family Suburban:
Al sacker
Location: Generally located at the southeast 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: Modul_ine International.
If further information is desired, contact the Planning Department's office.
SPH:cmw
u
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: Ce ntral Pre -Mix C oncrete
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Application Withdrawn by the Applicant.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
u
ZONE RECLASSIFICATION NO. ZE -83 -84
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
A. INTRODUCTION
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, Don Alsacker, is requesting approval of a zone
reclassification, File No. ZE- 83 -84, Agricultural to Local Business and
Multiple Family Suburban, for the purpose of developing a Convenience
Store and Apartment Complex.
C. FINDINGS OF FACT
1. That the existing land use in the area is residential, commercial,
Central Valley High School_and vacant.
2. That the Comprehensive Plan designates this area as appropriate for
Suburban development.
3. That the existing zoning of the property described in the application
is Agricultural.
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act) have been complied with, and the Committee concurs with the
Declaration of Non - Significance.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6. That the land in this area is suitable for the proposed use, or
uses within the proposed Zone Classification.
7. That the applicant has demonstrated that conditions have
substantially changed since the original zoning of this area and
accordingly, the proposed rezone is justified.
8. That the proposed use is compatible with existing uses in the
area.
ZONE RECLASSIFICATION NO. ZE -83 -84
C. FINDINGS OF FACT (continued)
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 public health, safety, and welfare.
11. The following are additional findings of fact considered by the
Hearing Examiner Committee:
a) That the Generalized Comprehensive Plan for Spokane County is
going to have to be addressed as sewer installation becomes
available to areas not designated for a land use to support
connection to the sewer.
b) That the corridor between Sprague and 4th Avenue is going to
develop in high intensity type uses in the future.
c) That the condition recommended by Staff requiring a 100 -foot
landscaped setback along the east property line for all
structures except carports and garages is based on the
assumption that a buffer is needed in that area. The Hearing
Examiner Committee finds the condition unnecessary in this
location.
Reasons for this finding include: that the buffering was not
supported by area residents; the logical transition area is more
appropriately located at the eastern portion of the Central
Valley High School ownership; existing Multiple Family Suburban
zoning with similar densities as the project lies approximately
320 feet further to the east; the infrastructure for urban
development is available along Sullivan; and the project is
required to connect to the sewer. The setback would create a
more dense appearing project and add unnecessary costs to the
development.
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
(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 a Conditional Use Permit is required by the Spokane County
Zoning Ordinance for Day Care Centers (See Section
4.07.150 -(1)).
E
ZONE RECLASSIFICATION NO. ZE -83 -84
a)
COUNTY PLANNING DEPARTMENT
2. That a 6 -foot wooden fence, residential in appearance, be
provided on the south and east property lines.
3. 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).
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 and Multiple Family
Suburban Zones (legal descriptions to be provided), as amended,
shall be complied with in the development of this site.
8. That the project is subject
Sensitive Area Overlay Zone
Ordinance, which sets forth
to Section 4.16A.050, the Aquifer
of the Spokane County Zoning
various measures for Aquifer
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
ZONE RECLASSIFICATION NO. ZE -83 -84
a) COUNTY PLANNING DEPARTMENT (continued)
9. That the present proposal is not detailed enough to determine
whether or not the use of or materials stored on the site are in
compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay
Zone) of the Spokane County Zoning Ordinance. Accordingly, as a
condition of approval, the sponsor /applicant shall be required
to file with the Spokane County Auditor, within thirty (30) days
of the signing of Findings and Order of the final decision in
this matter, a "Notice to the Public" which shall provide in
material as follows:
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR
CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE
ON THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT
SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS
OF SPOKANE COUNTY ZONING ORDINANCE CHAPTER 4.16A
(AQUIFER SENSITIVE AREA OVERLAY ZONE). THE PROPERTY
WHICH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY
DESCRIBED AS FOLLOWS:.... ".
10. Signs for this project shall conform to standards as set forth
in Section 4.09.125 Signs.
11. Landscaping shall be provided for this site, in conformance with
Standards as identified in Section 4.07A.120 Landscaping.
12. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
13. 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.
14. 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.
ZONE RECLASSIFICATION NO. ZE -83 -84
a) COUNTY PLANNING DEPARTMENT (continued)
15. 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
Prior To The Issuance Of A Building Permit:
1. Applicant shall dedicate 10 feet on Fourth Avenue for
right -of -way prior to any use of the property.
2. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
3. Applicant shall improve Fourth Avenue in a manner consistent
with Spokane County TYPICAL roadway section No. 1 minimum paving
width Access Standard.
4. Other specific improvements: Improvements to Fourth Avenue
shall extend from Sullivan Road to easterly boundary of the
proposal.
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.
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.
5
ZONE RECLASSIFICATION NO. ZE -83 -84
b) COUNTY ENGINEERING DEPARTMENT (continued)
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. 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.
11. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners'
Resolution No. 80 -1592 as amended and shall apply to this
project.
12. Because of the Arterial function of Sullivan Road and the width
of,that roadway, Building "C" shall be served by a single
driveway access.
c) COUNTY UTILITIES DEPARTMENT
1. 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 Owners) 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.
2. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
3. That connection be made to the Valley sewer system when it is
available.
11
ZONE RECLASSIFICATION NO. ZE -83 -84
d) COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of
Utilities. Spokane County.
2. A public sewer system will be made available for this project.
Use of individual on =site sewage systems shall not be
authorized.
3. Water service shall be coordinated through the Director of
Utilities. Spokane County.
4. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane). State Department of
Social and Health Services.
5. Use of private wells and water systems is prohibited.
e) COUNTY BUILDING AND SAFETY DEPARTMENT
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.
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. A plan for emergency equipment access is required to be
submitted prior to any land development.
7
ZONE RECLASSIFICATION NO. ZE -83 -84
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
7. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent
inspection for approval.
8. Due to the sensitive storage requirements over the Aquifer, and
this site lies within the Waste Water Management Area, we feel
that some language should address the possible storage of
flammable or critical materials within these structures.
f) WATER PURVEYOR
1. Water Purveyor is Vera Water and Power Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses.
2. Satisfactory arrangements have not been made to serve this
proposal.
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.
0
ZONE RECLASSIFICATION NO. ZE -83 -84
h) STATE DEPARTMENT OF SOCIAL AND HEALTH SERVICES
1. Due to the number of units planned and the limited size of the
property, conventional on -site sewage disposal may not be
possible on this project. DSHS, therefore, requests that this
project be required to hook up to the Valley sewer prior to
occupancy.
E. ORDER
The Hearing Examiner Committee, pursuant to the aforementioned, finds that
the application of Don Alsacker, for a zone reclassification as described
in the application should be APPROVED.
Motion by
Vote:
Skalstad
Skalstad
- Aye
Tennican
- Aye
Kennedy -
Aye
Seconded by: Tennican
Unanimous to APPROVE to the LOCAL BUSINESS and
MULTIPLE FAMILY SUBURBAN ZONES - ( 3 - 0 )
HEARING EXAMINER COMMITTEE
HEREBY ATTEST TO THE ABOVE
FINDINGS, ORDER, AND VOTE
Una! man
ATTEST:
For WALLIS D. HUBBARD
Planning Director
�x / yk Lw'
By STEVE P. HOROBIOWSKI
Zoning Administrator
Date:
0
r
AGENDA, OCTOBER 4, 1984 - 2 - TELEPHONE NO'.: 456 -2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721
Jefferson Street, Spokane, WA 99260
(Continued from Page
N1)
ZONE RECLAS5
3. ZE -83 -84
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:
Suburban
Proposed Use:
Convenience Store and 138 - Unit'
Apartment Complex.
Site Size:
Approximately 7.16 Acres
Applicant:
DON ALSACKER
c/o D. J. Hume
500.Columbia Building
Spokane, WA 99204
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:
Major Commercial'
Proposed.Use:
Commercial Complex consisting.
of 4 Buildings.
Site Size:
Approximately 2.37 Acres
Applicant:
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:
Major Commercial
Change of Conditions Request:
To review a new site development
plan for a manufactured housing
model display in a previously
approved Commercial Zone.
Site Size:
Approximately 2.06 Acres
Applicant:
MODULINE INTERNATIONAL, INC.
P. 0. Box 3000
Lacey, WA 98503
(continued)
AGENDA, OCTOBER 4, 1984 - 2 - TELEPHONE NO.: 456 -2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street,
Spokane, WA 99260
(Continued from Page #1)
ZONE RECLASSIFI
E
3: ZE -83 -84
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: Suburban
Proposed Use:
Convenience Store and 138 -Unit
Apartment Complex.
Site Size:
Approximately 7.16 Acres
Applicant:
DON ALSACKER
c/o D. J. Hume
500 Columbia Building
Spokane, WA 99204
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: Major Commercial
Proposed Use: Commercial Complex consisting
of 4 Buildings.
Site Size: Approximately 2.37 Acres
Applicant: 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, / T
and approximately 300 feet west of Evergreen Road in
Section 15- 25 -44.)
Comprehensive Plan:
Change of Conditions Request
Site Size:
Applicant:
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)
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C'
AFF REPORT
DATE: OCTOBER 4, 1984
TO: HEARING EXAMINER COMMITTEE
FROM: PLANNING DEPARTMENT STAFF
SUBJECT: ZONE RECLASSIFICATION NUMBER: ZE -83 -84
I. GENERAL INFORMATION
APPLICANT: D. J. HUME
PROPERTY OWNER: Don Alsacker
REQUESTED ZONING: Local Business and Multiple Family Suburban
EXISTING ZONING: Agricultural (established in 1942)
(with Airport Overlay - No)
(with ASA Overlay Zone -Yes)
PROPOSED USE: Convenience Store AND 13B 1 '9 41
138 -Unit Apartment Complex q q.W Te
EXISTING USE: One Single Family Residence and "Vacant
SITE SIZE: 7.16 Acres
COMPREHENSIVE PLAN DESIGNATION
PRIORITY SEWER SERVICE AREA: Yes
SUBURBAN
AQUIFER SENSITIVE AREA: Yes
PROJECT LOCATION: Generally at the southeast corner of Fourth
Avenue and Sullivan Road in Section 24- 25 -44.
II. BACKGROUND ANALYSIS
1) COMPREHENSIVE PLAN: The proposal is located within the Suburban
category of the Spokane County Generalized Comprehensive Plan.
Sullivan Road is the line of separation between this Suburban
category and the Urban category located to the west of Sullivan
Road.
The Comprehensive Plan Text describes this situation (i.e., when a
proposal crosses two categories or is immediately adjacent to another
category), as being situated in a "transition area ", if so recognized
by the decision- making body. In these instances, depending, (1) on
the impacts to existing land use categories, and (2), the distance a
use extends into an adjacent category, an amendment to the
Comprehensive Plan may not be required.
ZONE RECLASSIFICATION NO. ZE -83 -84
II. BACKGROUND ANALYSIS (continued)
1) COMPREHENSIVE PLAN (continued)
The Suburban Category generally describes an area which would include
predominately single family residential structures on large lots,
well spaced houses separated by large lawns, gardens, trees, etc.
The Comprehensive Plan Objective 2.1.b states multi - family projects
should be located on or near major arterials with access to public
transportation. Also, in Objective 2.1.b, when multi - family
dwellings are located adjacent to single family areas, consideration
must be given to the density and design of the project to insure
protection of the single family area.
Decision Guideline 2.1.3 states within (a) that multiple family
suburban projects should not exceed the density of Suburban type
development; and (d), they should improve the aesthetics of the area
by providing acceptable buffering, i.e., landscaping, distance,
changing density, screening and /or physical feature or structures.
The residential net density of the Suburban category ranges from .5
acre per unit to 2 -1/2 acres per unit. This project proposes 21.8
units per acre, which is not consistent with the Suburban category.
The Urban category lies across Sullivan Road to the west. The
density guideline there is recommended as ranging from 1 -unit per
acre to 17 -units per acre.
The Suburban category does recognize the need of developers to
"cluster develop" their projects. This tens is defined as the
structural siting where buildings are grouped or joined, resulting in
efficient use of facilities and services and leaving large areas of
permanent open space. A project using the clustering concept may be
approved when such proposals are compatible with nearby development
and when the overall defined suburban density on the proposal site is
not exceeded.
This project could be considered as a "fill -in" development by the
decision makers (i.e., located between and in close proximity to at
least two existing developed geographic areas having densities and
land uses which conform to the Comprehensive Plan Map). The project
lies within the Priority Sewer Service Area, and the Suburban
category is one likely to support connection to the regional public
sewer system.
The sponsor is also proposing an .8 Acre site for Local Business
zoning with a convenience store. The Comprehensive Plan Text
suggests these be located at the edge of residential areas along
heavily traveled streets. The proposed site is consistent with these
guidelines as are all the properties along south Sullivan to 32nd
Avenue. A large commercial center exists along Sprague Avenue south
to the sewer line.
43
ZONE RECLASSIFICATION NO. ZE -83 -84
II. BACKGROUND ANALYSIS
1) COMPREHENSIVE PLAN
2)
3)
(continued)
(continued)
Staff recognizes this proposal as serving a "transitional area"
purpose. However, the project as submitted with the .8 Acre
convenience store and proposed density of 21.8 units per acre, does
not provide the necessary mitigating measures or transitional density
to assure compatibility with the Comprehensive Plan Text or adjacent
single family areas.
ZONING: North Multiple Family Suburban, Estab. 1977
Northwest Agricultural, Established, 1942
East Agricultural, Established, 1942
West Residential Office, Established, 1978
South Agricultural, Established, 1942
HISTORY OF LAND USE ACTIONS: Various zone changes in the area have
occurred in the past. All have been prior to the Comprehensive Plan
adoption.
ZE- 196 -78 - Residential Office zoning, approved in 1978. Urban
category west of the proposal along Sullivan Road.
ZE- 196 -78 - Approved in 1978, Urban category. Multiple Family
Suburban zone change on 1.9 Acres for 40 units, with a density of 21
units per acre, borders the Residential Office to the west.
ZE -64 -78 - Southeast corner of Sullivan and sewer trunk line.
Multiple Family Suburban zone change approved in 1978; 4.4 Acres, 90
Units, density of 20 units per acre.
ZE -41 -77 - Northeast corner of Sullivan and Fourth. Multiple Family
Suburban Zone change approved in 1977; 4.75 Acres, 68 units, density
14.3 units per acre.
ZE- 170 -79 - 640 feet east of Sullivan and north side of Fourth
Avenue. Multiple Family Suburban zone change approved in 1979; 4.28
acres, 92 units, density 21.5 units per acre.
n o t e : The Spokane County Generalized Comprehensive Plan was adopted in
1980.
4�
ZONE RECLASSIFICATION NO. ZE -83 -84
II. BACKGROUND ANALYSIS (continued)
4) LAND USE: Site One Single Family Residence, Vacant,
Grasses, Sparse Trees
North Vacant and Day Care Center
East Large Lot Single Family Residential
South Central Valley High School
West Single Family Residential and Office
Buildings
5) NEIGHBORHOOD CONSIDERATIONS: This area as stated above will change
because of past zone change approvals. The site is influenced to the
south by Central Valley High School, offices to the east and planned
apartments to the north. High density residential is planned north
of Fourth, with Suburban single family residential bordering the site
to the east. Special consideration of buffering, setbacks, and
density transition should be required for the subject site
development near the eastern portion of the site.
III. SITE ANALYSIS
1) SITE CHARACTERISTICS AND CONSIDERATIONS: Sullivan Road is being
widened to four lanes, with sidewalks. The submitted project design
shows four access points within 641 feet along Sullivan. The County
Engineer is recommending deleting one access point to building 'C'.
Three access points are planned for Fourth Avenue, with two for the
convenience store; one for customer parking and one to the rear
building, apparently for truck deliveries. The County Engineer is
requesting 10 feet of dedication for right of way along Fourth Avenue
with improvements made to the easterly property line of this
project.
Staff recommends if this project is approved, that the access point
to the easterly portion of the site be required as located on the
site plan. This would help to minimize the traffic, noise and
compatibility problems with adjacent single family residences.
The County Utility Department is requesting connection be made to the
Valley Sewer system when it is available.
2) AGRICULTURAL SUMMARY: The site contains two basic soil types; GgA,
Garrison gravelly loam, covering approximately the North 1/2 of the
site is listed as Prime Farmland; and the GmB Soils, Garrison very
gravelly loam, is not listed as a soil of statewide significance.
- 1 e
ZONE RECLASSIFICATION NO. ZE -83 -84
III. SITE ANALYSIS (continued)
3) SITE PLAN INFORMATION:
SITE SIZE:
EXISTING BUILDINGS
Approximately 7.16 Acres - Total
6.33 - Multiple Family Suburban
.80 - Local Business
(One) - A 2 -Story Single Family
Residence
PROPOSED BUILDINGS: 12 - 1 Convenience Store, 10 Apartment
Buildings and convert Single Family
Residence to Recreation Building and
Day Care
Building Coverage: 15 %
Proposed Structure Height: 18 Feet for Convenience Store
2 -Story for Apartments, or 30 Feet
Convenience Store Floor Area - 4,140 Square Feet
Parking Required for Apartments: 207 Spaces
Parking Provided for Apartments: 220 Spaces Shown
Parking Required for Convenience Store - 21 Spaces
Parking Provided for Convenience Store: - 31 Spaces
BUFFERING TECHNIQUES: Sponsor indicates a 6 -foot sight- obscuring
fence with general landscaping along the south and east property
lines. Staff recommends a wooden residential fence, with tall
growing landscaping be provided. Also, that at the eastern portion
of the site, the project be redesigned to provide a large open space
area, planted in dense trees and vegetation to provide the necessary
land use transition recommended by the Comprehensive Plan Text.
52
ZONE RECLASSIFICATION NO. ZE -83 -84
III. SITE ANALYSIS (continued)
OTHER SITE PLAN CONSIDERATIONS: The development plan submitted for
this zone change provides a minimum 25 -foot setback to the east
property line. Because this site may be considered a 'transition'
area, and the recommendations of the Comprehensive Plan Text, Staff
suggests a minimum 100 -foot setback from all apartment structures and
parking lots, or a reduction in density and structure height at the
east property line. This area should be densely landscaped to
provide the necessary buffer. If carports or garages are desired by
the developer, these could locate within the landscaped area up to
within 25 -feet of the east property line, if the 25 -feet is densely
landscaped.
IV. CONCLUSION The submitted proposal, as stated above, does not mitigate
its impacts of density, structure locations and height, land use and
buffering, nor does it provide a transitional concept to the land uses or
Suburban category located to the east.
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 a Conditional Use Permit is required by the Spokane County
Zoning Ordinance for Day Care Centers (See Section
4.07.150 -(i)).
2. That a 6 -foot wooden fence, residential in appearance, and a
tall growing 25 -foot landscape strip be provided along the east
and south property lines.
3. That a minimum 100 -foot setback for all structures and tall
growing landscaping be required within this 100 -foot strip. If
garages or carports are provided, they may locate to within
25 -feet of the east property line. In this event, the 25 -foot
strip shall be densely landscaped and tall growing trees are to
be provided.
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).
E
ZONE RECLASSIFICATION NO. ZE -83 -84
a)
COUNTY PLANNING DEPARTMENT (continued)
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.
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.
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 and Multiple Family
Suburban Zones (legal descriptions to be provided), 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. That the present proposal is not detailed enough to determine
whether or not the use of or materials stored on the site are in
compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay
Zone) of the Spokane County Zoning Ordinance. Accordingly, as a
condition of approval, the sponsor /applicant shall be required
to file with the Spokane County Auditor, within thirty (30) days
of the signing of Findings and Order of the final decision in
this matter, a "Notice to the Public" which shall provide in
material as follows:
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR
CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE
ON THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT
SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS
OF SPOKANE COUNTY ZONING ORDINANCE CHAPTER 4.16A
(AQUIFER SENSITIVE AREA OVERLAY ZONE). THE PROPERTY
WHICH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY
DESCRIBED AS FOLLOWS:.... ".
im
ZONE RECLASSIFICATION NO. ZE -83 -84
a) COUNTY PLANNING DEPARTMENT (continued) ,
11. Signs for this project shall conform to standards as set forth
in Section 4.09.125 Signs.
12. Landscaping shall be provided for this site, in conformance with
Standards as identified in Section 4.07A.120 Landscaping.
13. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
14. 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.
15. 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.
16. 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
Prior To The Issuance Of A Building Permit:
Applicant shall dedicate 10 feet on Fourth Avenue for
right -of -way prior to any use of the property.
2. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
Applicant shall improve Fourth Avenue in a manner consistent
with Spokane County TYPICAL roadway section No. 1 minimum paving
width Access Standard.
F O
ZONE RECLASSIFICATION NO. ZE -83 -84
b)
COUNTY ENGINEERING DEPARTMENT
(continued)
Other specific improvements: Improvements to Fourth Avenue
shall extend from Sullivan Road to easterly boundary of the
proposal.
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.
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. 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.
11. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County
Commi$sioners X 80- -1592 as amended. �-
12. Because of the Arterial fun i n,qqf,, S�ullivan Road and the width
of that roadway, it is & "ghat Building "C" be served
by a single driveway access.
1,5O
ZONE RECLASSIFICATION NO. ZE -83 -84
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. That connection be made to the Valley sewer system when it is
available.
d) COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
2. A public sewer system will be made available for this project.
Use of individual on -site sewage systems shall not be
authorized.
3. Water service shall be coordinated through the Director of
Utilities, Spokane County.
4. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
5. Use of private wells and water systems is prohibited.
J
ZONE RECLASSIFICATION NO. ZE -83 -84
e) COUNTY BUILDING AND SAFETY DEPARTMENT
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.
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. A plan for emergency equipment access is required to be
submitted prior to any land development.
7. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent
inspection for approval.
8. Due to the sensitive storage requirements over the Aquifer, and
this site lies within the Waste Water Management Area, we feel
that some language should address the possible storage of
flammable or critical materials within these structures.
f) WATER PURVEYOR
1. Water Purveyor is Vera Water and Power Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses.
2. Satisfactory arrangements have not been made to serve this
proposal.
JQ..'
ZONE RECLASSIFICATION NO. ZE -83 -84
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
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.
1515
OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
'ro: bpokau.; CoonLy Planning Department
FROM: County Engineer's Department C LltiOy-- )
SUBJECT: Conditions of Approval -Zone Change-- Number:_ Z E 83
Applicant's
Section 2-L. Township — ZSN, Range z
The following "conditions of approval" for the above- referenced zone change are submitted to
the Spokane County Hearing Examiner Committee for in in the staff analysis and
"findings and order" of the hearing scheduled 2a &bA2 t/, 19 &/.
I T .
Prior To The Issuance Of A Building Permit
Applicant shall dedicate feet on _ p(�Q_
for right -of -way prior to any use of the property.
2. Applicant shall dedicate _feet on___ ____
for right -of -way and slope easements as necessary prior to any use of the property.
i
3. Applicant shall dedicate a_ radius on-
and prior to any use of the property.
4. Applicant shall dedicate feet on _ _ and a_ _foot radius on
and for right-of-way prior to any use of the property.
0 Access permits for approaches to the County Road, System shall be obtained from the
Spokane County Engineer.
6. Access permits and improvements to must be approved
by the Washington Department of Transportation..
7. Access permits and improvements to--------- t be approved
by the City
(a) Applicant shall improve_F� &^___ A✓q,!�! G_ in a manner consistent with Spokane
County TYPICAL roadway section No. � — minimum paving width _ , 4�� , t-*; :fq AZ
(b) Applicant shall improve _ in a manner consistent with Spokane
County TYPICAL roadway section No. minimum paving width
(c) Applicant shall improve _ _ in a manner consistent with Spokane
County 'TYPICAL roadway section No._ ___ minimum paving width
(d) Applicant shall Improve _ in a manner consistent with Spokane
County TYPICAL roadway Section No.__ - -- _ minimum paving width
Other specific iai,rrovemenr.s: D _C� L"& --------------
(e) p ' : l --. 7 ,/- Z / �7/Zr1lr -T- - - � J 11_ -
.SkN�U f_- X7 _ rno?_._ ?/l� /�Ffll--- �GUfJ��--- lG?_ - -f > �f-------- - - - - --
- -- -------------------------------------
- - ----- ..- .. - -...
- -
-- -- - -- - - -- - - - -- -- -
i Applicant shall submit for approval by tho Spokane County l:nglneor r,..td, drainage, and
access pLaos prior to the issuance of a building permit on the property.
ll The app l i cant shall s.. bm i t for approval by the Spokane Count v and the Spokane
Cuunty Ilt -alt'h DlAtrltt a detailad cumbin:d ou -mite sewage system plan and surface water
disposal ;,I..o for ihr rniire pru,jcc•t prt,.r t„ tin• issunnv,: , .I .tnv buiiding permit on th-
propert}•.
i
II 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 he occupied or travelled by
vehicles.
12. The word "applicant" shall include the owner or owners of the property, his heirs,
5
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.
15 The construction of the road improvements stated herein shall be accomplished as ap-
proved by the Spokane County Engineer.
16. 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_
any use of the property.
to
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 _ ount Cy _ 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.
rJ,l yoec 0 . s t O �r..,f L rck l2: 4I
7h r 6ui C/fh D� 7h4-r roAtfw
it i 5 RPCo/11/1'sENe jylq y"
WE
5q- 2
C/
5q -zq
STAFF REPORT
DATE: OCTOBER 4, 1984
TO: HEARING EXAMINER COMMITTEE
FROM: PLANNING DEPARTMENT STAFF
SUBJECT: ZONE RECLASSIFICATION NUMBER:(
I. GENERAL INFORMATION
APPLICANT: D. J. HUME
PROPERTY OWNER: Don Alsacker
REQUESTED ZONING: Local Business and Multiple Family Suburban
EXISTING ZONING: Agricultural (established in 1942)
(with Airport Overlay - No)
(with ASA Overlay Zone -Yes)
PROPOSED USE: Convenience Store AND
138 -Unit Apartment Complex
EXISTING USE: One Single Family Residence and Vacant
SITE SIZE: 7.16 Acres
COMPREHENSIVE PLAN DESIGNATION: SUBURBAN
PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes
PROJECT LOCATION: Generally at the southeast corner of Fourth
Avenue and Sullivan Road in Section 24- 25 -44.
II. BACKGROUND ANALYSIS
1) COMPREHENSIVE PLAN: The proposal is located within the Suburban
category of the Spokane County Generalized Comprehensive Plan.
Sullivan Road is the line of separation between this Suburban
category and the Urban category located to the west of Sullivan
Road.
The Comprehensive Plan Text describes this situation (i.e., when a
proposal crosses two categories or is immediately adjacent to another
category), as being situated in a "transition area ", if so recognized
by the decision - making body. In these instances, depending, (1) on
the impacts to existing land use categories, and (2), the distance a
use extends into an adjacent category, an amendment to the
Comprehensive Plan may not be required.
ZONE RECLASSIFICATION NO. ZE -83 -84
II. BACKGROUND ANALYSIS (continued)
1) COMPREHENSIVE PLAN (continued)
The Suburban Category generally describes an area which would include
predominately single family residential structures on large lots,
well spaced houses separated by large lawns, gardens, trees, etc.
The Comprehensive Plan Objective 2.1.b states multi - family projects
should be located on or near major arterials with access to public
transportation. Also, in Objective 2.1.b, when multi - family
dwellings are located adjacent to single family areas, consideration
must be given to the density and design of the project to insure
protection of the single family area.
Decision Guideline 2.1.3 states within (a) that multiple family
suburban projects should not exceed the density of Suburban type
development; and (d), they should improve the aesthetics of the area
by providing acceptable buffering, i.e., landscaping, distance,
changing density, screening and /or physical feature or structures.
The residential net density of the Suburban category ranges from .5
acre per unit to 2 -1/2 acres per unit. This project proposes 21.8
units per acre, which is not consistent with the Suburban category.
The Urban category lies across Sullivan Road to the west. The
density guideline there is recommended as ranging from 1 -unit per
acre to 17 -units per acre.
The Suburban category does recognize the need of developers to
"cluster develop" their projects. This tens is defined as the
structural siting where buildings are grouped or joined, resulting in
efficient use of facilities and services and leaving large areas of
permanent open space. A project using the clustering concept may be
approved when such proposals are compatible with nearby development
and when the overall defined suburban density on the proposal site is
not exceeded.
This project could be considered as a "fill -in" development by the
decision makers (i.e., located between and in close proximity to at
least two existing developed geographic areas having densities and
land uses which conform to the Comprehensive Plan Map). The project
lies within the Priority Sewer Service Area, and the Suburban
category is one likely to support connection to the regional public
sewer system.
The sponsor is also proposing an .8 Acre site for Local Business
zoning with a convenience store. The Comprehensive Plan Text
suggests these be located at the edge of residential areas along
heavily traveled streets. The proposed site is consistent with these
guidelines as are all the properties along south Sullivan to 32nd
Avenue. A large commercial center exists along Sprague Avenue south
to the sewer line.
43
ZONE RECLASSIFICATION NO. ZE -83 -84
II. BACKGROUND ANALYSIS (continued)
1) COMPREHENSIVE PLAN (continued)
Staff recognizes this proposal as serving a "transitional area"
purpose. However, the project as submitted with the .8 Acre
convenience store and proposed density of 21.8 units per acre, does
not provide the necessary mitigating measures or transitional density
to assure compatibility with the Comprehensive Plan Text or adjacent
single family areas.
2) ZONING: North
Northwest
East
West
South
Multiple Family Suburban, Estab. 1977
Agricultural, Established, 1942
Agricultural, Established, 1942
Residential Office, Established, 1978
Agricultural, Established, 1942
3) HISTORY OF LAND USE ACTIONS: Various zone changes in the area have
occurred in the past. All have been prior to the Comprehensive Plan
adoption.
ZE- 196 -78 - Residential Office zoning, approved in 1978. Urban
category west of the proposal along Sullivan Road.
ZE- 196 -78 - Approved in 1978, Urban category. Multiple Family
Suburban zone change on 1.9 Acres for 40 units, with a density of 21
units per acre, borders the Residential Office to the west.
ZE -64 -78 - Southeast corner of Sullivan and sewer trunk line.
Multiple Family Suburban zone change approved in 1978; 4.4 Acres, 90
Units, density of 20 units per acre.
ZE -41 -77 - Northeast corner of Sullivan and Fourth. Multiple Family
Suburban Zone change approved in 1977; 4.75 Acres, 68 units, density
14.3 units per acre.
ZE- 170 -79 - 640 feet east of Sullivan and north side of Fourth
Avenue. Multiple Family Suburban zone change approved in 1979; 4.28
acres, 92 units, density 21.5 units per acre.
n o t e : The Spokane County Generalized Comprehensive Plan was adopted in
1980.
4�
ZONE RECLASSIFICATION NO. ZE -83 -84
II. BACKGROUND ANALYSIS (continued)
4) LAND USE: Site One Single Family Residence, Vacant,
Grasses, Sparse Trees
North Vacant and Day Care Center
East Large Lot Single Family Residential
South Central Valley High School
West Single Family Residential and Office
Buildings
5) NEIGHBORHOOD CONSIDERATIONS: This area as stated above will change
because of past zone change approvals. The site is influenced to the
south by Central Valley High School, offices to the east and planned
apartments to the north. High density residential is planned north
of Fourth, with Suburban single family residential bordering the site
to the east. Special consideration of buffering, setbacks, and
density transition should be required for the subject site
development near the eastern portion of the site.
III
SITE ANALYSIS
1) SITE CHARACTERISTICS AND CONSIDERATIONS: Sullivan Road is being
widened to four lanes, with sidewalks. The submitted project design
shows four access points within 641 feet along Sullivan. The County
Engineer is recommending deleting one access point to building 'C'.
Three access points are planned for Fourth Avenue, with two for the
convenience store; one for customer parking and one to the rear
building, apparently for truck deliveries. The County Engineer is
requesting 10 feet of dedication for right of way along Fourth Avenue
with improvements made to the easterly property line of this
project.
Staff recommends if this project is approved, that the access point
to the easterly portion of the site be required as located on the
site plan. This would help to minimize the traffic, noise and
compatibility problems with adjacent single family residences.
The County Utility Department is requesting connection be made to the
Valley Sewer system when it is available.
2) AGRICULTURAL SUMMARY: The site contains two basic soil types; GgA,
Garrison gravelly loam, covering approximately the North 1/2 of the
site is listed as Prime Farmland; and the GmB Soils, Garrison very
gravelly loam, is not listed as a soil of statewide significance.
-le
ZONE RECLASSIFICATION NO. ZE -83 -84
SITE ANALYSIS (continued)
III.
3) SITE PLAN INFORMATION:
SITE SIZE:
Approximately 7.16 Acres - Total
6.33 - Multiple Family Suburban
.80 - Local Business
EXISTING BUILDINGS
(One) - A 2 -Story Single Family
Residence
PROPOSED BUILDINGS: 12 - 1 Convenience Store, 10 Apartment
Buildings and convert Single Family
Residence to Recreation Building and
Day Care
Building Coverage: 15 %
Proposed Structure Height: 18 Feet for Convenience Store
2 -Story for Apartments, or 30 Feet
Convenience Store Floor Area - 4,140 Square Feet
Parking Required for Apartments: 207 Spaces
Parking Provided for Apartments: 220 Spaces Shown
Parking Required for Convenience Store - 21 Spaces
Parking Provided for Convenience Store: - 31 Spaces
BUFFERING TECHNIQUES: Sponsor indicates a 6 -foot sight- obscuring
fence with general landscaping along the south and east property
lines. Staff recommends a wooden residential fence, with tall
growing landscaping be provided. Also, that at the eastern portion
of the site, the project be redesigned to provide a large open space
area, planted in dense trees and vegetation to provide the necessary
land use transition recommended by the Comprehensive Plan Text.
46
ZONE RECLASSIFICATION NO. ZE -83 -84
III. SITE ANALYSIS (continued)
OTHER SITE PLAN CONSIDERATIONS: The development plan submitted for
this zone change provides a minimum 25 -foot setback to the east
property line. Because this site may be considered a 'transition'
area, and the recommendations of the Comprehensive Plan Text, Staff
suggests a minimum 100 -foot setback from all apartment structures and
parking lots, or a reduction in density and structure height at the
east property line. This area should be densely landscaped to
provide the necessary buffer. If carports or garages are desired by
the developer, these could locate within the landscaped area up to
within 25 -feet of the east property line, if the 25 -feet is densely
landscaped.
IV. CONCLUSION The submitted proposal, as stated above, does not mitigate
its impacts of density, structure locations and height, land use and
buffering, nor does it provide a transitional concept to the land uses or
Suburban category located to the east.
,V. RECOMMENDED AGENCY CONDITIONS, IF APPROVED:
(All Conditions imposed b 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
That a Conditional Use Permit is required by the Spokane County
Zoning Ordinance for Day Care Centers (See Section
4.07.150 -(i)).
That a 6 -foot wooden fence, residential in appearance, and a
tall growing 25 -foot landscape strip be provided along the east
and south property lines.
3. That a minimum 100 -foot setback for all
growing landscaping be required within
garages or carports are provided, they
25 -feet of the east property line. In
strip shall be densely landscaped and t
be provided.
structures and tall
this 100 -foot strip. If
may locate to within
this event, the 25 -foot
all growing trees are to
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).
LE
t
ZONE RECLASSIFICATION NO. ZE -83 -84
a) COUNTY PLANNING DEPARTMENT (continued)
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.
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 and Multiple Family
Suburban Zones (legal descriptions to be provided), 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. That the present proposal is not detailed enough to determine
whether or not the use of or materials stored on the site are in
compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay
Zone) of the. Spokane County Zoning Ordinance. Accordingly, as a
condition of approval, the sponsor /applicant shall be required
to file with the Spokane County Auditor, within thirty (30) days
of the signing of Findings and Order of the final decision in
this matter, a "Notice to the Public" which shall provide in
material as follows:
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR
CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE
ON THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT
SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS
OF SPOKANE COUNTY ZONING ORDINANCE CHAPTER 4.16A
(AQUIFER SENSITIVE AREA OVERLAY ZONE). THE PROPERTY
WHICH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY
DESCRIBED AS FOLLOWS:....".
ZONE RECLASSIFICATION NO. ZE -83 -84
a) COUNTY PLANNING DEPARTMENT (continued)
11. Signs for this project shall conform to standards as set forth
in Section 4.09.125 Signs.
12. Landscaping shall be provided for this site, in conformance with
Standards as identified in Section 4.07A.120 Landscaping.
13. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
14. 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.
15. 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.
16. 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
Prior To The Issuance Of A Building Permit:
1. Applicant shall dedicate 10 feet on Fourth Avenue for
right -of -way prior to any use of the property.
2. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
3. Applicant shall improve Fourth Avenue in a manner consistent
with Spokane County TYPICAL roadway section No. 1 minimum paving
width Access Standard.
ZONE RECLASSIFICATION NO. ZE -83 -84
b) COUNTY ENGINEERING DEPARTMENT (continued)
4. Other specific improvements: Improvements to Fourth Avenue
shall extend from Sullivan Road to easterly boundary of the
proposal.
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.
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. 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.
11. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County
Commissioners'Resolution No. 80 -1592 as amended.
12. Because of the Arterial function of Sullivan Road and the width
of that roadway, it is recommended that Building "C" be served
by a single driveway access.
1.30
ZONE RECLASSIFICATION NO. ZE -83 -84
c) COUNTY UTILITIES DEPARTMENT
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. That connection be made to the Valley sewer system when it is
available.
d) COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
2. A public sewer system will be made available for this project.
Use of individual on -site sewage systems shall not be
authorized.
3. Water service shall be coordinated through the Director of
Utilities, Spokane County.
4. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
5. Use of private wells and water systems is prohibited.
1�5?
ZONE RECLASSIFICATION NO. ZE -83 -84
e) COUNTY BUILDING AND SAFETY DEPARTMENT
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.
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. A plan for emergency equipment access is required to be
submitted prior to any land development.
7. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent
inspection for approval.
8. Due to the sensitive storage requirements over the Aquifer, and
this site lies within the Waste Water Management Area, we feel
that some language should address the possible storage of
flammable or critical materials within these structures.
f) WATER PURVEYOR
1. Water Purveyor is Vera Water and Power Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses.
2. Satisfactory arrangements have not been made to serve this
proposal.
go
ZONE RECLASSIFICATION NO. ZE -83 -84
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
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.
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AGENDA, OC1013LR 4, 1984 2 - TELEPHONE NO.: 456 -2205
SPOKANE COUNTY ZONING HEARING EXAMINER CUMMITI[F
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane, WA 99260
(Continued from Page fl)
ZONE REC
3. ZE -83 -84 AGRICULTURAL TO LOCAL B 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:
M
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
4. ZE -70 -84 A GRICULTURAL, RESIDENTIAL OFFICE, LOCAL BUSINESS, AND
COMMERCIAL TO COMMERCI
(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:
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 Conditions Request
Site Size:
Applicant:
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)
../
Authorized Agent representing
(if other than owner):
Existing
Zoning Classification:
Date Existing Zone Classification
Existing Use of Property: :s
n�IE k'"Il l r
Established: 1942PLANNIN, BFPARrmFN7
J ,
Proposed Zone Classification: ,�, ( mF�•
Proposed Use of Property: AQ_'
Legal Description of Property: ` /✓W
6 C6 214 Y / �a / s� iDz n/ � e /SD �o�'SIie klsf
N
o�Zlr 7 �f flroz pf a .rd Cl'CG��rDa ds
Section: Township: �PJ Range:
Source of Legal: co
Assessor's Parcel N j Q o : (See tax statement) ael6V,� - 9053y' ! 9038
. -77GOLVP117FS &3341 -
Property Size: 3LOQOXl a R, .Fr3Ac Frontage: l�// yie Feet on:
Total amount of adjoining land controlled by this owner or sponsor:
Street Address of the Property: 6. SIS 906141 ZGacl,
If you do not hold title to a property affected by this application, what is your
interest in it ? _a
Please list previous Planning Department actions involving this property: 1 �rzaro e--
-�v �ir /cy`f✓�C .� �3S/
v
ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED:
1. What are the changed conditions of the site a ea, which you f el make this
proposal warranted? r7u; to / /i��nr Ar�rR.;, �.n ✓�rN _( /.1.,,��i
2
Rev. 2/3/81
what ettect will the proposed zone reclassification have on the ad �jaf ent
properties? />O/Ie
. 0 4
SPOKANE COUNTY
PLANNING DEPARTMENT
-�
APPLICATION
FOR ZONE RECLASSIFICATION
Date:
G 29 -8`/
Application No: 71 = - 1?3 -�
Name
of Applicant: J�, �,
4/ U .xe
Street
Address of Applicant:
501)
�n�,Albia Bid
City:
SPoKgKe State:
We.
Zip Code: 9 g26q Tele.
No. 838 - aSl I
Name
of Property Owner(s):
ID, - ) 11
4 1«11 G1v ,r
Authorized Agent representing
(if other than owner):
Existing
Zoning Classification:
Date Existing Zone Classification
Existing Use of Property: :s
n�IE k'"Il l r
Established: 1942PLANNIN, BFPARrmFN7
J ,
Proposed Zone Classification: ,�, ( mF�•
Proposed Use of Property: AQ_'
Legal Description of Property: ` /✓W
6 C6 214 Y / �a / s� iDz n/ � e /SD �o�'SIie klsf
N
o�Zlr 7 �f flroz pf a .rd Cl'CG��rDa ds
Section: Township: �PJ Range:
Source of Legal: co
Assessor's Parcel N j Q o : (See tax statement) ael6V,� - 9053y' ! 9038
. -77GOLVP117FS &3341 -
Property Size: 3LOQOXl a R, .Fr3Ac Frontage: l�// yie Feet on:
Total amount of adjoining land controlled by this owner or sponsor:
Street Address of the Property: 6. SIS 906141 ZGacl,
If you do not hold title to a property affected by this application, what is your
interest in it ? _a
Please list previous Planning Department actions involving this property: 1 �rzaro e--
-�v �ir /cy`f✓�C .� �3S/
v
ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED:
1. What are the changed conditions of the site a ea, which you f el make this
proposal warranted? r7u; to / /i��nr Ar�rR.;, �.n ✓�rN _( /.1.,,��i
2
Rev. 2/3/81
what ettect will the proposed zone reclassification have on the ad �jaf ent
properties? />O/Ie
APPLICATION FOR TONE 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. R6ults 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
requirements for submittal of this proposal for rezo e h ve been satisfied.
-e_� /�
Signat Dat
2. COUNTY UTILITIES- OFFICE
A pr liminary cons Itation has been held to discuss the proposal. Our
req it men for simittal of this proposal for reZwlne helve been satisfied.
T esi24 e0F W_p er ptoveyor for this site is
WATER PURVEYOR (NAME)
a) The proposal (is) (is -R*4) located within the boundary of our service
area.
b) Satisfactory arrangements (1 ) (have not) been made to serve this
proposal.
c) We (are) able to serve this site with adequate water.
Signature) tl Date
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.
is proposal i ated in Fire District #
ature) 4 Date)�
S. COUNTY HEALTH DISTRICT
A
liminary cons
Itation
has been held to discuss the proposal. The
app
t h s ee
fe
formed
of our requirements 'sta
7 and
'5_ ` / / /
Si dn
r
(Date
I, THE
UNDE SIGNED,
SWEAR
UNDER THE PENALTY OF PERJURY THAT THE
ABOVE RESPONSES ARE
MADE
TRUTHFULLY AND TO THE BEST OF MY KNOW-
LEDGE.
I FURTHER SWEAR THAT I AM THE OWNER OF RECORD OF THE SITE PRO-
POSED FOR ZONE RECLASSIFICATION, OR, IF NOT THE OWNER, ATTACHED
HEREWITH IS WRITTEN, PERMISSION FROM ,SAID OWNER AUTHORIZING MY
ACTIONS ON HIS OR HER BEHALF.
J7
(Signed) / e -� Date: ? - AW 8�
(Address) :!5W � ��y �l� Phone: 9 ", //
NOTARY
NOTARY SEAL:
SIGNATURE OF APPLICANT OR AGENT
zip:
Date:
Date:.
Rev. 2/3/81
Mr. Don Alsaker
June 5, 1984
Page 2
I will keep you apprised of the progress on this and submit to you a
full set of the Findings and Order and approved site plan once these
things have taken place.
Please return a signed copy of this letter as per the above.
R efu / lly yours,
J. H 1 � --
mjb
Enc.
cc: Fritz Wolff
it 7 F ° .84
Date 1 ` 4 1 -1 Ackn ledged and Accepted by:
J
R.Ecel v
Jill , „ U
��
p �ANN/ I, too I �
T
Urric;>t yr t;UU.'v� LNUIN UR
SPOKANE COUNTY, WASHINGTON /
Date- - -L1_. - -- -- - I
Inter- office Communication
To Tr Section
Land Development Section Public Hearing Date:
From ----- -- - - -- --- - -- °-- - - - - -...
The below listed development project has been signed off by this section
and will soon be scheduled for public hearing before the County Hearing
Examineer Committee. Please provide any comments that you might have
concerning this project in the space provided.
Project Name: ChAIA1OC Project Number:ZE 8 1 8 Developer: '4154rx%CA
Land Development Comments: R eA5e- Q-t') ACCESS .i?O'IV\AS
Traffic Section Comments:
Reviewed By
Reviewed By
4th AVE 40 Wide
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