VE-31-79
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ZONING ADJUSTOR FINDINGS & ORDER
Hearing : March 7, 1979
Decision : March 19, 1979 I
Minutes Written: April 3, 1979
VARIANCE
VE-31-79, BUILDING HEIGNT REQUIREMENTS IN THE RESIDENTIAL OFFICE ZONE
ZONING ADJUSTOR DECISION: After public testimony and review, the decision
of the Zoning Adjustor is to approve the applicant's request for a Building Height
Variance in the Residential Office Zone.
A. FINDINGS FOR APPROVAL: Pursuant to Section 4.25.030 (b) of the
Spokane County Zoning Ordinance, the Zoning Adjustor has the responsibility
of determining that the granting of a Variance will not be detrimental to the
surrounding properties. In assuring compatibility, the Zoning Adjustor based
his decision on the testimony presented at the March 7, 1979 Zoning Adjustor
Hearing as well as criteria set forth in the Spokane County Zoning Ordinance
for issuance of a Variance. The Zoning Adjustor hereby finds the following:
1. The intent of the Residential Office Zone (RO) Section 4.02.085 is a land use
classification for a zone suitable for high density residential use, for general
office uses, and for certain other compatible business uses. Furthermore, the
Residential Office Zone can be construed to be a compatible zone or a transition
zone appropriate for primary residential areas. The Zoning Adjustor found
that the subject site is basically void of residential areas surrounding the site
and is in a state of transition to non-residential uses. Therefore, the granting
of this Variance is not a relaxation of the standards of the Residential Office
Zone which protects existing residential areas, but a granting of a privilege
found on the same site and by other properties in the vicinity.
2. The subject property is located adjacent to a commercial zone which has no
height restrictions.
3. The purpose of a height restriction is to prevent encroachment into light and
air space of adjacent residential structures. It is found that the proposal is
situated on the site in such a manner as not to violate the intent of the height
restriction and does not intrude on any neighboring properfiy's rights to light,
air, and scenic values.
4. The Zoning Adjustor fiound that the granting of this Variance is in compliance
with the authority granted by Section 4.25.030 of the Spokane County Zoning
Ordinance and that this decision 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.
5. Through investigation the site already contains two, three-storied structures
which are located in the Commercial Zone. The proposed four-story structure
is located approximately 90 feet from one of these structures and will be
approximately 14 feet higher. Section 4.07A.090 (2)(a) provides that
residential structures maintain a side yard setback of 5 feet for each story of
the building. This is to assure adequate light and air between residentiaf
structures. By using the same standard for the proposed structure, a setback
of 20 feet would be suitable for a side yard setback. The structure is located
on a site with no side yard and is bounded on three sides by streets. The
proposed structure is located 25 feet from Argonne Road, approximately 165 feet
from Mullan Road and approximately 205 feet from Main. Therefore, it can be
construed that the spirit and intent of the requirements of the Zoning
Ordinance is not being violated and this decision does not constitute a granting
of a special privilege inconsistent with the limitations placed upon other
properties in the vicinity.
6. Because of special circumstances applicable to the subject property such as
size, shape, topography, and surroundings, relief of the height restriction can
be justified. The Zoning Adjustor found that the size of the site (2.3 acres) is
sufficient to accommodate a four-story structure; the shape is rectangular and
is bounded on three sides by streets; the site is located at a lower elevation
from the predominately residential areas located north of Main Avenue; and the
adjacent properties contain older structures of either apartments or single
family houses and vacant lands.
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VARIANCE
VE-31-79, BUILDING HEIGHT REQUIREMENTS
7. The Zoning Adjustor found that the impr•ovements to be made on the site will
enhance the area by replacing older vacant structures.
8. The file contains a site plan showing total development of the subject pi-oper-ty.
.
The plans provide for• adequate open spaces, parking, egress and inyr•ess, and
landscaping.
9. It is noted that notices ofi the public hear-ing wer•e serit to all pr-operty owner•s
within a 300 foot radius of the subject site. The Hearing was attended by one
individual in opposition who resides on Hutchinson Road one block west of
Argonne. The Zoning Adjustor is of the opinion that this action will not cause
any hardship or be injurious to this property or' IRlpf-overlients in the vicinity of
Hutchinson Roaci.
10. It was found Chat there will be rio obstruction of view of any residential
structures in the vicinity,.
11. This decision, in no way, can be construed to be precedent setLing tor• any
similar type request within the same zone.
B. ORDER:
1. The applicant will develop ttie property in conformance with the plot plan on file
with this application. Any minor atterations will have to be approved by the
Planning Department prior to the issuance of a building permit. Substantial
change as determined by the Planning Department will require a new Heariny
before the Zoning Adjustor.
2. A more detailed landscaping plan shall be submitted to the Planning Department
prior to the issuance of a building permit.
C. OBJECTOR OF RECORD:
Raleigh W. Smith
North 204 Hutchinson
Spokane, WA 99206
D. GENERAL DATA:
a. Location: Section 17, Twn 25, Range 44 EWM The
S 95' of Lot 9, Block 141, Opportunity, except therefrom the W 5' and ,
also excepting therefrom all that portion lying north and east of the
following described line: Beginning at the SE corner of said Lot 9,
thence W along the south line of Lot 9, a distance of 2'; thence Nly to
a point 131W and 35'S of the NE corner of said Lot 9, and the terminus
of the line described. Also, the N85' of Lot 8 in Block 141 of
Opportunity, except that portion conveyed to the County of Spokane
by Deed recorded May 15, 1972, under Auditor's File #487304C and
deed recorded May 15, 1972 under Auditor's File #487305C. AND all of
Lot 10 and the N 35' of Lot 9 in Block 141 of Opportunity, EXCEPT
the W 150' thereof, and rights-of-way for ditches and pipelines,
provided for in contract dated November 4, 1905, with Modern Electric
Water Company, AND, the S 45' of Lot 8, Block 141, Opportunity.
Section 17, Twn 25N, Range 44 EWM
b. Applicant: Empire Lumber Company
Grant F. Groesbeck
North 25 Mullan Road
Spokane, WA 99206
c. Site Size: Approximately 2.3 acres
d. Existing Zoning: Residential Office, estab. 1970
e. Variance Requested: According to Spokane County Zoning
Ordinance, there is a 2-story height limitation on any building in the
Residential Office Zone, whereas the applicant desires a 4-story
building.
f. Application of Zoning Provision: Chapter 4.07A, Section 4.07A.095
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THOMAS L. DAVIS, Zoning Adjustor
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At sald time and place any interested person may appear for, or against, the grantinq oE
th/ s applic atiun .
SPOKANE COU NTY PLANNING DEPARTMENT
ZONING ADjUSTOR HEARING TELEPHONE NO: 456-2274
TIME: Wednesday, March 7, 1979, 1:00 p. m.
PI.,ACE: N. 721 jefferson, Broadway Centre Bldg .
Conference Room (2nd floor)
VA RIA NC E
VE-31-79, Relaxation of Buildinq Heiqnt ReQUirement
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a. Location: Section 17; Township 25, Range 44 E.W. M.
The S 95' of Lot 9, Block 141, Opportunity, except therefrom the W 5' and also excepting ~
therefrom all that portion lyinq north and east of the following described line: Beginning at
the SE corner of said Lot 91 thence W along the south line of Lot 9, a distance of 2'; thence
Nly to a point 13' W and 35'S of the NE comer of said Lot 9, and the terminus of the line
described. Also, the N 85' of Lot 8 in Block 141 of Opportunity, except that portion conveyed
to the County of Spokane by Deed recorded May 15, 1972, under Auditor's File #487304C
and Deed recorded May 15, 1972 under Auditor's File #487305C. AND all of Lot 10 and the
N 35' of Lot 9 in Block 141 of Opportunity, F.XCEPT the W 150' thereof, and Rights of Way
for ditches and pipelines, provided for in contract dated November 4, 1905, with Modern
Electric Water Company, AND, the S 45' of Lot 8, Block 141, Opportunity. Section 17,
Township 25N, Range 44 E.W.M.
b. Applicant: Empire Lumber Company
Grant F. Groesbeck
N. 25 Mullan Road
Spokane, WA 99206
c. Site Size: Approximately 2.3 acres
d. Existing Zoning: Residential Office, estab. 1970
e. Variance Requested: According to Spokane County Zoning Ordi-
nance, there is a 2-story height limitation on any building
in the Residentfal Office zone, whereas the applicant desires
a 4-story building.
f. Application of Zoning Provision: Chapter 4. 07A, Section 4.07A. 09S
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VARIANCE APPLICATION SPOKANE COUNTY ZONING ADJUSTOR
Office of Spokane County Planning Dept.
N 721 Broadway Centre Building
Spokane, WA. 99260
Telephone: 456-2274
Application No. ut-3 11
Hearing oate: 3 1
Zoning Adjustor Decision:
Please print or type the following:
A. Name of Appl icant: IEMP1QIE~7 LZt-4~'~
6. Mai 1 i ng Address : -g-TF-1
C. Phone Nunber: Home: Worlc :~28 2vc.:
D. Relation of Applicant to the Property:
l. Owner: 2. Purchaser:
3. Les see : 4. Other : Ajpck-k 11-~.GT
E. Name, Address & Phone Number of Assessed owner if other than the applicant:
Phone No.
F. Street Address of Property:
I -T s<N* -ot
G. Spokane County Assessor's Parcel No. (See copy of your tax statement) t4
14Z-7, 14z-b, 14M, 1418
H. Legal Description of Property: 1) Legal Description: See attached_
2} Source of above l egal : ~~N
1. Property 5 i ze : Length : 10A5 ~ Wi dth : 3C~ ~H ~4S 1_ F~
Area: R~ (acres*) 1 acre equals 43,560 square feet)
J. Nature of Variance Requested:
fi: -Re'laxat+an-- --reqtreg-~- k=tA~CPtTI G cv C~ E~_~► % 1~~.16~4T VQ~~~` S
2. Relaxation of lot-width requests
3. Relaxation of lot area requests
4. Relaxation of frontage requests
5. State law R.C.W. 36.70 and the Spokane County Zoning Ordinance stiFulates 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. There-
fore, Variances shall only be granted when the following two criteria are deemr.d
to be met by the Spokane County Zoning Adjustor.
(i) Because of special circumstances applicable to subject property
including size, shape, topography, location or surroundings, the
strict application of the Zoning Ordinance is found to deprive
subject property or rights znd privileges enjoyed by other pro-
perties in the vicinity, and
(ii) The granting of the Uariance will not be materially detrimental
to the public welfare or injurious to the property or improvements
in the vicinit;/ and zone in which the ,ubject property is situated.
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VAKIANCE APPLICATION
Page 2
a) In view of the above informatton, what special circumstances(s)(beyond
your control or actions) deprive you of the same general rights and
privileges of ot6er property owners within the same zone and vicinity?
-RAe 4t--_Avq 1_\FF1c. oF THA~F Or•X-E--v&~Nv L->.vPk,_ki oF A~►o~~~ -
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~bQ 4-~ tfo~-,~-~ A~:~vt A S~l f~V- 1~~~C.T ~1 TN 1 S S1
b) If the Variance were granted, how would it affect:
Neighboring properties or improvements : C=>Zc ATt_A i h-~~~'~?c:~t~~
P.ES~N-+t CS lr--)~E
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c} Is the property presently used, or can it be used, in a manner similar to
the uses within the vicinity without a Variance? (i.e. single-family
residence or conmercial use).
P1 ease expl ai n:
E=- DE t~ T t A(.-- -"[(p _-4 t,3 O I S~ FFQM G~ rv+EE LUP, Y CC,10 Pk-tTS .
ck*vcH- T<_3c~ t4iC__ E-+ E=r,\,P- ~~SI Qi~ Tt A-k- vSE ,
K. A ORAWING CPLOT PLAN) MUST BE SUBMITTED WITH THIS APPLICATION FORM SHOWING THE
FOLLOWING INFORMATION:
(l) Scale of drawing (preferred scale: 1 inch equals 20 feet)
(2) North point and date
(3) All dimensions of proparty, dimensions of existinq buildinvs, and dimensions
of proposed builciir;g with dimensions to the nearest property line must be
drawn to scale on the plot plan.
(4) Off-street parking area and points of access and egress.
(5) Topographic features pertinent to the property (such as rock outcrop,
canyons, hills, etc.)
L. The necessary fee of t 2S.dD- must accompany this application when the form
is filed.
I, the undersigned, understand that this application must be complete and accurate
and that all the above requirements must be complied with before a request may be
advertised for a pLublic hearing, and, that the Zoning Adjustor may request
additional pertinent information. ,
Sianature of Appl icant: :.µ✓l
IF APPROVED, CONSTRUCTION IS NOT AUTHORIZED UNTIL A BUILDING PERMIT IS ISSUED BY THE
COUNTY B.UILDING CODES OEPARTMENT.
Oo not write below this line)
A. Zone fn whi ch property is 1 ocated :2nj~e-PA014040
1 C e,
Date effective: 1910
B. Provision of the Zoning Oroinance from which Variance is requested:
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LEG i'1L DESCP.I PT ION
The South 95 f eet o.f Lot 9, Block 141, Uppartuni ty , EXCE!'T
therefrom the West 5 feet and also EXCEPTING therefrom all
that portion lying north and east of the following described
line: Beginning at the SE corner of said Lot 9, thence West
along the South ].ine of Lot 9, a distance of 2 feet; thence
Northly to a point 13 feet West anci 35 feet South of the NE
corrier o f sa i d Lot 9, anci tlle terminus of the 1 ine described.
f'1LS0, the Narth 85 feet of Lot 8 in Block 141, Opportunity,
EXCEP'I' that portion conveyed to the Coulity of Spokanc by Deed
recorded May 15, 1972, under Auditor's File No. 487304C and
Deed recorded May 15, 1972 under Auditor's File No 487305C.
AND All of Lot 10 and the North 35 feet of Lot 9 in Block 141
of Opportunity, EXCEPT the West 150 feet thereof, AND Rights
of Way for ditches and pipelines, provided for in contract
dated November 4, 1905, with Modern Electric Water Company.
AND, the South 45 feet of Lot 8, Block 141, Opportunity.
Section 17, Township 25 North, Range 44, EWM.
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