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VE-38-78 ZONTNG AD)ZJSTOR MINUTBS I4-earing: Ma&bch 29, 1978 Mtr_ui:as TJ'~'.ritter:Apri2 f a1978 5r i: 9P, I-A Lil l.J J./ 'yW-38-78, Fmnf Yard Setbac-Ak ZONING ADjUS'I'C)R DESCzSIOlv: ?'o appbov:;, For the followirg reasons an-? subfect to the fvllowinq conditfons: A. REASON6 : . 1. The qranting of thfs Varian .e, in the opinion of the 2oning Ad}qstor, does not constitute a granting of special privileqes because of special oircumstances applicable to the sublect property. The lot slopas away f_Pam the street which reduces the area for a suftable building site. 2. The appllcant is deslrons to construct a solar hea:ed house wl-ij e~2 reauires a praciqt site orientation. 3. lhe relief being reaues4ed is to aiZaw a pasition of an atiached garage Yo Lntrude into the required front yacd , a dtstance of 8 feet. `I'he rernaining porkion of the strucLure aenforMS to E. I other yard requirements. 4. The applicant evas abZe ico demonstrate that there were no olher alternatives o unless there were considerable alterations made to the lot. Such excavations and fill could have resulted in some a8verse effeats on adfoining lots. 5. It was foun8 that the granting of this Varlance will r.ot bs datrimental to the public welfare or inpurious eo adjacmnt properties. B. CGNDITtON$: 1. The apnlicant shall IQCate f:i-ie p:oposed awelling in sulast-anCi.al ,nformar_ce to ti1a plot plan as submitteu. 2. The structure shall be Iocatied no closer Uhan 17 f:flet to the fron'c p.roperEy line. C. OBjECTORB OF REGC3 RD: None D. GENERAL 3DATA: a. Location: 5eation 28, Township 25, Range 44 E.W.M. Lot s, 82ock 7, Hillcreat Paric 1st Addition Parcel rIo. $8541-0709 b. Appltcani:: Terry E. Friis £ 11314 29th Avenue Spokane, WA.99206 0. Site Size: Approximetely 2/2 acras d. ' Exisrinq Zoninq: Aqricultural Subutbsn, egt. May 31, 1955 e. Yartanoe Requested: To ellow the consereiction of a residence to be located 17ft: irom the CawAty r/w-of 21st Avenue (front yard) wierea$ the Siokane County Zoiiiny Ordinance requires front yard seLback ef 30 ft. NOTE: Racent smendment to the Zoning Ordinan- requires a set}aack of 55ft. from the cenierline of the County r/w. Applioation of Zoning Provfsian: Chapter 9.05, Sectio.l 41. 05. 11CI(aj n; : TH At said time and place any interested person may appear for, or aga.inst, the granting of thi s applic ation . SPOKANE COUNTY PLANNING DEPARTMENT ZONING ADJUSTOR HEARING TELEPHONE NO: 456-2274 TIME: Wednesday, March 29, 1978, 1:30 P.M. PLACE• County Commissioners' Assembly Room ~ Spokane County Courthouse VARIANC E 4. VE-38-78, Front Yard Setback a. Location: Section 28, Township 25, Range 44 E.W. M. Lot 9, Block 7, lHill crest Park lst Addition Parcel No. 28541-0709 b. Applicant: Terry E. Friis E 11310 29th Avenue Spokane, WA.99206 c. Site Size: Approximately 1/2 acre d. Existing Zoning: Agricultural Suburban, est. May 31, 1955 e. Variance Requested: To allow the construction of a residence to be located 17ft. from the County r/w of • 21st. Avenue (front yard) whereas the Spokane County Zoning Ordinance requires a front yard setbaek ot 30 ft. NOTE: Recent amendment to the Zoning Ordinance requires a set back of 55 ft. from the centerline of the county r/w. f. Application of Zoning Provision: Chapter 4. 05 , Section 4.05.110 (a) EL. 207Z,L • ~ I rH P%nes 1 a Cerneterr : 9 rd i4 dd. ~ - ~ : N .w t \ W 7 N J =.4 J i 9 T .i Q W ~ ' • ~ ~ ix G►cwMcwr cL E f 57 \ ; Z POKpNEGO JN1Y ~ ~ 'ou. 'Pl Tn ~ ff1 E . TH 5r'+ U c ~ F • > • ~ i . ! _ 7TM , T I ~ _~~4 VARIANCE APPLICATION SPOKANE COUNTY ZONING ADJUSTOR Office of Spokane County Planning Dept. N 811 Jeffereon, Spokane, WAe 99201 Phone: 456-2274 Application No: JC 7? Note: Hearing date assigned by Zening Adjustor or his agent only Hearing Date : Zoning Adjustor Decision: Please print or type the following: Name of Applicant: Terry E. Friis 3. Mailing Address: E. 11310 29th Ave.; Snokane, Washineton Zip Code 92206 0. Phone Number: Home: 92$-8110 Work: 747-Al47 D. Relation of Applicant to the Property: lo Ormer: (X) 2) Purchaser: 3, Lessee: 4) Other: E. Name, Address & Phone Number of Assessed owner if other than the appZicani Same as Applicant Fhone ~ F. Street tiddress ef Property: Nor Ass;gnPct rn 1jar~ G. Spokane C4unty Assessor's Parcel No.(See copy of your tax statement) Parre1 tv.+ 9sts,`1_n,7n0 H. Legal Description of Froperty: 1) Lega1 Description: Lot 9, Slock 7, Hi.llcrest Park First Additian -2Ssyt - 0 7J j 2) Sotzrce of above legal: County Assessors Office and Tax Re~nLo-- I) Property Size: Length: E 184' ; W 140' Width:__p qgt - q iM, Area: Approx. 1/2 Acre (acres*) (*1 acre equals 43,560 square feet), J. Nature of Variance Requested: l) Relaxation of seback requests (x) Relarad rn fxont vara sPrhark 2) Relaxatioa of Iot width requests 3) Relaxation of Zot area requests 4) Relaxation of frontage requests 5) State law R.G.W. 36.70 and the Spokane County Zoning Ordinance stipul,ates that a Variance shall not be granted as a special privilege inconsistent with the limitations placed upon other properties in the same zone and vicinity. Therefore, Variances shall only be granted when the followi: two criteria axe deemed to be met by the Spokane County Zoziing Adjusto. (i) Because of apecial circumstances applicable to subject property, including size, shape, topography, lacation or surroundings, the -A'R/s7rabrzrt application of the Zoning Ordinance is found to deprive subject property of rights and privileges enjoyed by other properties in the vicinity, and, (iz.) The granting of the Variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. a) In view of the above infonnation, what special circumstance (s) (beyond your contxol or actions) deprive you of the sams general rights and privileges of other property owners wi.thin the same zone and vicinity? Please refer to attached Exhibit "A" which discusses in detail r is question. 1 b) If the Variance were granted, how would it affect: Neighboring Properties or improvements: If eranted_ thP varia,nce would not affect anv neiQhborinR nronerties adverselv. c) Is the property presently used, or can it be used, in a manner simi].ar to the uses within the vicinity without a Variance? (i.oe. singl.e-family residence' or commercial use) Please explain: The pronertv iG P?'PRPnt1V varanr- rhp propertv ing,tiasrinn could be used for single family withaut the varinace. hOWP,VP.r t 4tlPrlfirs of site topography, required building orientation to true south and arcess e need for variance at the north west ro-nPr nf,bldg. SUBMIT'SED WITH THIS APPLICATION FORM SHOWING 1tiE FOLLOwiNG INFORMATION : Scale of drawing (preferred scal.e: 1 inch equals 20 feet) (2) North point and date (3) All dimensions of property, dimensions vf existing buildings, and dimensions of proposed buildings with dimensions to the nearest praperty ~ine must be drawn to seale on the ulot plan (4) Off-street parking a.rea and points of access and egress. (S) Topographic features pertinent to the property (such as rock eutcrop, canyons, hi],ls, etc. ) L. i:~_: necessary fee of must accompany this application when the form is filedo I, the undersigncd, understand that this application must be complete and accurate and that a].1 the above requirements must be complied with PISSUEED a request may be advertised for a public hearing, and a Ad,justor may request additional pertinent informatio . Signaturu of Appli t IF APPRQVID, CONSTRUCTION zS NQT AUTHORIZED UNTIL A BUILDIN P T TS BY THE COUNTY BUYLDING CODES DEPAR'I'MENT o (Do not writE> below this lz.ne) A. Zane in which property is Zocated: Date effective : B. Provision of the Zoning Ordinance from which Variance is requested: v 4tw /1 w-' °n~ - 2 - EXHIBIT "A" Because of the existing site topography, street access to the proposed driveway, and the required building orientation, we find that the present frontyard setback requirement of 25' from the front property line would prohibit the equitable and sensitive use of the property in question. The intent of our request is to ask that we be granted a variance which would permit an encroachment withing the prescribed 25' frontyeard setback only at the northwest corner of the proposed property and building in question. This encroachment is clearly indicated and dimensioned on the attached site plan, denoted as Exhibit "B", and made a part of this submital. The site is served by 21st Avenue, which is presently paved and curbed. We must access the proposed single family solar home from 21st Avenue, thus, the finish floor level of the garage and attached single family dwelling must be be established in direct relation to exist3ng street level. With this street and building relationship in mind, we have designed the single family dwelling to take advantage of an existing flat plateau area, on the site, and below present street level. We have located the entire building on this plateau to avoid the need for additional costly excavation and foundation systems which would be necessary because of the steep nature of the remainder of the site. Further, the proposed new single family dwelling must have a true north-south orientation to maximize the solar collection capacity of building mounted solar collectors. As a result the building orientation is critical and without the variance, we would again be required to involve additional costly excavation and foundation work to even approximate a viable design solution. Upon examination of the attached site plan, denoted as Exhibit "B", it will be clearly apparent that the proposed singlefamily dwelling encroaches within the prescribed 25' front yard setback only at the no best corn r of the site. At all other point along the front of the property, t~e~uildingeis set back beyond the required 25' front yard setback. The building has been designed to conform to the shape of the existing fZat plateau area, and has also been oriented in the necessary true north-south direction, to maximize solar collection and performance. Should the variance not be granted, we wauld be forced to push the single- family dwelling deeper into the site, which would require additional costs for excavation and foundation work, as well as long spans for the suspended precast concrete driveway system off of 21st Avenue. Tlie variance request, therefore, involves an encroachment into the prescribed front yard set back of S', at the northwest corner of the proposed new single- family dwelling, as is illustrated on the attached site plan, Exhibit "B". We believe that if the variance were not granted, our proposed solar home pro,ject would be seriously compromised in terms of economics and efficient utilization of the present site. ~V . . . . ' ~ - . • • • , • . ' ' , , . " - - . • • ~ I O ~ ; - ' ~1►~' ~ L • ' r - ~ • . . . ' , , r• \ a ~ . s ~ • ~ a - ~~r~~:', ~ , . . ' ~ ~ • C Fi ry ilrw~+ r ~ 1 ~ t~ • , i i ~1- ~1/~ ~I! _a , , ~ f ~mtcw. . ! ' _ tx f ~r`~ , 1: . • Q - • ~ - ~ .~ti ~ ~ . ;c' . . _ . ~ ~ ~ . . - r . . t = %n-,.1w~ ~~S~ n ~ .Ci ' ' , ^ • . . ~ 1 - - . . . ~ ~ •.r . f'` Y~~~r~~,~. .~'i~. ~!f .r. . . • . '.r. , - r _ _ ~"AN ~ - - ~ ' J~ ~ - ' ~ ° :~i~.~►-~- . ~ 5.1~'~ ~l~ -Ce► = _ - •a _ p . , y , ~ r- . , , „t, ~~r . " - , ~ . . . _ . . . . ~ . _ . . . - . . _ . _ . . . ' ' . . . . , .