VE-185-79
ZON1NG ADJUSTC7R FIND1NGS & ORDER
Hearwng: Oetober 17, 1979
Deci~~~n Made: Nouember 7, 1979
Findings Written: November 7, 1979
VARIANCE ANa SPEC1AL. PERMlT
VE-185-79, RELAXATaO1'►J OF FRONTAGE REQUIREMF-NT
SF'E-2$-79, DIJPLEX IN THE AGFtICL.II~TURAL ZONE
ZON[NG ADJUSTOR DECISfDN: After public testimony and review, the decision
af the Zoning Adjustor is to approrre the applicant's request to aIlow a duplex with
90 feet of frQntage in the Agri+cultura! Zone.
A. FING i NGS: Pursuant ta Sectian 4.25.030 nf the Spokane County Zoning
Ordinancet the Zoning Acijustor has the responsibifity +vf determining that the
granting of this application will rrot be detrimental to the surrounding
properties. In assUring compatitaility, the Zoning Adjustor based h~~s decision
vn the testimony presented at the abowe noted Zoning Adjustor Hearing as well
as criteria set forth irr the Spokane County Zoning Ordinance for review of this
application. The Zoning Adjustor hereby finds the fol Iowing:
1. Pursuant to Section 4.24.010 (b) of the Spokane County Zoning Ordinance,
the Zoning Adjustor has the responsibility of reviewing cond'rti+anal use
per~mits to determine rf such use wil( not be detrimental to surrounding
prvperties. T'he proposed duplex c+amplies +with the Zoning Adjustor's
estabtished cr'tter-ia dated Decemher 12, 1977 far rev;ewing dupfexes in the
Agricultural Zone.
2. From testimony and documentation submitted tv the Zoning Adjustot- at hois
hearing, it rnras founcf that the prmpnsed duplex wouEd be cornpatible with
surrounding uses as e~idenc+~d by otl~er dupfexes in the area and within
the immediate neighborhood which has been identified to be within 400 feet
af the subject proper#y (refer to "criteria for the establishiment vf
duppexes it~ the Agraculturaf Zone" ) .
3. From on-site investigation it is found that the area has kaeen developed in
urban densitres and agricultural uses are no Ionger evident. Therefor~,
this action will nvt be adverse to a rura[ lifestyle commorily found within
an Agrecultural Zone.
4. A r-eview of the zoning maps indicate that the subject property is Iocated
within a smaIM area which has been zoned agicultural since 1948. The
surrounding area is zoned Agricultural Suburban which aIlows duplexes as
a permitted use. The appEicant cvuld har~~ exercised his right to apply
for a rezone, however, this procecfLire would be irnpractical for just one
Iot.
5. It is found tliat this action would aIlow for the development on an existing
Iot which is surrounded by Iots already develope+d. This type ofi "fill-in"
development would be cons#stent w+th good land use practicas to enc+ourage
devel~pment on vacant k+ats and where public services can be made readily
available rnrithout placing aburden on utilities for expansian of services.
6. The sutaject property is s!ufficient in size (.43 acres) to accomniadate a
duplex. Further, the property is located near Br~advr~ay Avenue which is
a major arterial.
7. The fot is found to be vwre01 Iandscaped, and whereby, development car~
occur without r~ernoval of ex1st1ng t1"ees.
8. The Zoning Adjustor is of the apinion that the size and design of the
propos~d duplex would ae compatible wi~~ prvperties and improvements
Nocated adjacent to and withein the immediate area.
9, The Zoning Adjustor further finds t~at this action will not be adrrerse to
the established iifestyle fourad in this area.
10. There were property awners who testified both in favor and in opposition
to the appIicant's request. lt is further noted that there were property
owners located adjacent t+a the subject site whv testified as either being in
favor af the project or 'rn oppositian.
1
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VARIANCE & SPECIAL PERMIT
VE-185-79f RELAXATION OF FRONTAGE REQUIREMENT
SPE-28-79, DUPLEX IN THE AGRICULTURAL ZONE
11. The Zoning Adjustor finds that through the attachment of specific
conditions with this decision, any adverse effect upon the neighborhood
properties can be mitigated.
12. This decision also grants an approval to allow a duplex on a plot having
only 90 feet of frontage whereas, the Spokane County Zoning Ordinance
requires 100 feet of frontage. The findings for this action are as follows:
a) Because of special circumstances applicable to the subject property
such as size (width) and location, the strict application of the
ordinance would deprive the applicant of rights and privileges enjoyed
by other properties in the neighborhood and vicinity.
b) There are duplex lots containing approximately 78 1/10 square feet
with 70 feet of road frontage. The applicant's lot is 18,990 square
feet with 90 feet of frontage. There are other lots in the immediate
vicinity containing single family residences which are smaller in area
and width and in some locations do not conform to the minimum
standards for lot sizes in the Agricultural Zone.
c) lf this area or subject property were rezoned to Agricultural
Suburban to be consistent with the surrounding ioning, then a
duplex would be permitted as an outright use; as the minjmum
requirements are 11,000 square feet and 90 feet of frontage.
d) This action is consistent with State law Chapter 36.70 RCW governing
the issuance of a variance whereby:
(1) It is found that the property does have an undue hardship that
is, having greater limitations imposed than other properties in
the vicinity;
(2) It is found that the granting of this variance will not be
materially detrimental to the public welfare or injurious to the
property or improvements in the vicinity of the subject
property.
B. ORDER:
To insure that this action will not be detrimental to the public weifare or
injurious to surrounding properties, the following conditions are being imposed:
1. The duplex shall be constructed according to the plans presented at the
public hearing and submitted with this file, and further, shall observe the
following minimum setback requirements:
a) Front yard - 55 feet from centerline of road.
b) South side yard - 20 feet
c) North side yard - 10 feet
d) Rear yard - 25 feet
Minor variations in guiding design may be approved by the assistant to the
Zoning Adjustor. 2. Prior to the issuance of a building permit, the applicant shall submit a
landscaping plan to the assistant to the Zoning Adjustor. Said plan shall
include fawn areas, new shrubbery and trees, and a description of how
the landscaping is to be maintained. Additional landscaping may be
required along the south property line to insure adequate screening and
buffering to the lot adjacent to the south property line of the subject lot.
3. Existing vegetation (trees and shrubbery) shall be maintained. Minor
modification may be permitted after review by the Planning Department.
4. Further, the applicant shall install an underground sprinkler system to
insure adequate maintenance of landscaping. The system shall be installed
prior to the issuance of an occupancy permit.
2
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1JARIAfi'w1CE & SPECIAL PERMIT
11E-1$5-79, RELAXATION OF FRONTA,GE REQUiREMENT
SPE-28-79, DUPLEX I!V THE AGR1CL1LTURAL ZONE
5. Off-str-eet parki~nghafi be provFded for at least two vehicies per unit.
6. fihere shakl be stc~r~age a°F boats, car~pers, trailers for other ~►reF~icles in the
+~'1 equirec~ front~yar+d.
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~ 7. AIl landscap"sng requirements shall be comple:ted within one year afterr first
oceupancy flf a dupfex unit. (This wiNl alIow time for one growir~~
season. )
8. If it is found that thet-e is any violation to this Order, the owner of the
duplex shalf be subject t~ ~he penalties set fvrth in 5ection 4.22.040 of the
Spokane County Zoning Ordinance,
C. PARTI ES OF RECORD: Fred Schutz Ethel Ragers
N. 903 Bessie N. 825 Bessie
Spokane, WA 99206 Spokane, WA 99206
T. R. Burris Sue Lyrn+ch Ray Schock
N. 919 Bessie N. 916 Bessie N. 910 Bessie
Spokane, WA 99206 Spokane, WA 99206 Spokane, WA 99246
Wiliiam Springer Charles Springer
E. 8402 Catafdo E. 132(}6 Guthrie Drive
Spokane, WA 99206 Spokane, WA 99216
Q. G E hl E RAL f3 r4 TA:
a. Locaxivn and Legal Description: Section 18, Twn 25, Range 44 E'WM
!--tutchinsons Addition S 30 feet of fol desc ppty; Iots 1& 2, 81ock 13;
N 186.9 feet of Lot ~ ~nd portion of N 1$6.9 feet E of fn rJrn par and
100 feet E of W li ne of E12 vf L.ot 3
b. Applicant: W. R. S. & Associatesf lnc.
C/O Bi I I Smith
South 326 Pines RQad
Spokane, 1NA 99206
C. Site Size; Approximately .43 acres
d. Proposed Use: Duplex in the Agricultura! Zone
e. Exrsting Zoning: Agr~cultural
f. 11ariance Requested : AppI i+cant proposes iocating a duplex
on a Iot wn the Agricultural Zone having 90 feet road frantage
whereas the Spokane County Zo~ing Ordinance r~equires 100 feet of
cvntinuous road frontage for that use in that zone.
g. 5pecfal Permit Requested: Canstruction of a two family res4dence
in the Agricultural Zone
h. Application of Zaning Provisian: Chapter(s) and Section(s) 4.04.170 i;
4. 24. 540
THC)MAS L. DAVfS, Zoning AdJ'ustor
.
3
At said time anci pIace any in~er-sted person may appear for, or against, the gran-ting of
this application.
SPOKANE C{7UNTY FLAN1'~ING DEPARIMLN'~
~ONING ADJUSTOR HEARING TELEPHONE NO: 456-2274
T lM.Ei WG~~~~~~~, OctoAJer 17, 1979 1:00 p■ m4
PLACE: N. 721 Jefferson, Brcadway Cenxre Bld.g.
Conference Room (2nd floor)
VARIANCE & SPECIAL PERNiIT
VE-185-79, Relaxatlon of Frontage requirement &
SPE-28-79, Daplex in the Agricultural Zone I
.
a, Locattvn: Section 18, Township 25, Range 44 E.W.M.
Hutchinsons Add iS 90 ft. af fol desc ppty; lots
I & 2, Blvck 13; N. 186.9 ft . Qf Lot 1 & Ptn of
N. 186.9 ft. E of Ln dm par & 100 ft. E of In
of E 1/2 of Lot 3
b. Appl[cant: W. R. S. & Associatesr Tnc.
c/o 8i11 Smith .
5. 326 Pi nes Rd.
Spokane, WA 99206
e. Proposed TJse: Duplex in the A+~~~culttaral Zonp
d. Site Size: .43 acres
e. Existing Zorre: ~ gricultural
f. Variance Requested: APpllcant proposes locating aduplex on a 1ot
In the Agricultural zone having 90' raad frvntage
v~~ereas the Spokane County Zoning Ordinance
requires 100' of continvous road frvntac~e for that
use In tha t zone.
g. Special Permit Requested: Canstruction of a two-fam~y residence fn th~e
Agrf culture Zone.
h. Application vf Zoning Ordinance: 4.04.170 11 and 4.24;540
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VARIANCE APPLICATION SPOItANE COUNTY ZONING ADJUST4R
, Of fice of Spokane County Planning Dept.
N 721 Br~adway Centre Buildi ng
Spakane, WA. 9'9260 .
Tel ephone: 456-2274
App 1 ica t ion No.+~,~
Heari ng Date.
~
Zon i ng Adjus tor Decis ion :
Please pri r~t or type the foi lawing:
A. N am 2 of App 1 i cant : 40.4. S. V AUS+d 4f ,4767S ~ .814z
•A t M1.4 1 1 1 Ikg Add! Gs3 • _ S. ~J i~.4 ~;K' 99?zA/i~
C. Phone Number; Home. i Work: ~ ~pz-z,
D. Relatia►n of ApRlicant to the Property:
1. Owner: C. Purchaser: x
3. Le~~ee: 4. Other:
E. Name, Address & Phone Numter of Asses sed owner ifother than tFe appl i cant:
7'A" 4 .5 AO, 6" Al. 9
Phone No. 919'
F. Street Address of Property: 900 ja~a a& evc Iner ss/ 46
G. Spokane County Assessor's Parcel No, (5~e cnpy of your tax staternent)
f1
H. Legal Des cription of Property ; 1) Legal Qescri ption:
2) Source of above 1 egal: '.5 ~~-T,~r~1"'
1. Prvperty Si ze: Length : CPocArld-C 71 Wicith: ~ ~rj~- T
Area: o -V3 A"OS (acres*) 1 ~cre equals 43,560 square feet)
J. Nature of Variance Requested:
1. Re1 axati on of sett~ack requests
2. Relaxation of lot-width requests
3. Re1 axation of 1ot area requests
4. Re1axation 4f frontage requests /w AC ~0.0vic (96
5. State law R.C.W. 36.70 and the 5pokane County Zaning Ordinance stipralates that
a'~ariance shall not be granted as a s~ecial priviiege inconsistent with the
i tmi tations pl aced upon other properti es i nthe sam~e zone and vicini ty. There-
fore, Variances shal1 only be granted when the fol lowing two cri teri a are deemcd
to be met by the Spvkane County Zoniny Adjustor.
(i) Because of speci al ci rcumstances appl icabl e tv subject property
including sizet shape, topography, location ar surraundings, the
strict application of the Zoning Qrdinance is found to deprive
subject prvperty or rights and pr i v i i eges enjoyed by other pro-
perties in the viclnity, and
(ii) The granting of the Variance wi 1l not ~e materi al ly detrimental
to th~ ~ublic welfare or injurious to the property or improvements
in the vicinity and xone irr whieh the subject property is situated.
1
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" VARIANCE APPLICATION
~ Page 2
a) In view of the above information, what special circumstances(s)(beyond
your control or actions) deprive you of the same general rights and
privileges of other property owners within the same zone and vicinity?
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EN~oyeD 8 m r~sR a a~w~ ~D Ei¢T D rv.re.c.c
b) If the Variance were granted, how would it affect:
Nei ghbori ng properti es or lmprovements :_,&69e4*x7&-Q r
c) Is the property presently used, or can it be used, in a manner similar to
the uses within the vicinit wlthout a Yariance? (i.e. single-family
residence or corrmercial use~.
Please explain: ,t/D . * r.&Lo AL-SE 16FE-N
_AES %-tOo e- I„FA41g'.~ 161 71W &&n ~.~,rg~'
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K. A DRAWING (PLOT PLAN) MUST BE SU6MITTED WITH THIS APPLICATION FORM SHOWING THE
FOLLOWING INFORMATION:
(1) Scale of drawing (preferred scale: 1 inch equals 20 feet)
(2) North point and date
(3) All dimensions of property, dimensions of existinq buildinqs, and dimensions
of proposed builcling with dimensions to the nearest property line must be
drawn to scale on the Qlot 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 N0+ must accompany this application when the form
i s f i 1 ed . (#Q.#l*T dF iQ cSOFeIAZ C4AAb1r7"*Z, A&SC ;4
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 public hearing, and, that the Zoning Adjustor may request
additional pertinent information. •
;
,
Sianature of Appl icant:
~~.fi...-
IF APPROVED, CONSTRUCTION IS NOT AUTHORIZED UNTIL A 6UILDING PERMIT IS ISSUED BY THE
COUNTY BUILDING CODES DEPARTMENT.
Q)o not write below this line)
A. tone i n whi ch property i s 1 ocated :
Date effective:
B. Provfsion of the Zoning Ordinance from which Variance is requested:
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SPECIAL CONDITIONAL PERMIT SPOKANE COUNTY PLAN2JING C4MMISSIGN
NORTH 811 jEFFERSON ST., SPOKANE ~WASH.
Date 9-30 - 79 , Application No. : (1) Name: 4W•de-5. y 4-3s0ei*r.F:S , :rN'. (2) Phone: 9Z2-- 400OZ7-
~ % Q,cL ..s.w. %*V) zo ~L
(3) i~ailinq Address: S. 32` A/NES ~b.1 SA~,~~4Y✓~ i..~/r4. ~
Street City State 2 ip Code
(4) Street Address of the Property in Question: 1V • 440 1944eot GA" $4SS/C
,
(S} Legai Description: S EE /4-7TAf~' ~Eb
Section: ~ Township: 7,5- Range:
(6) ~one in which the property is located: __AgZ.41 CGt ~ Established:
(7) Provision of the Z oninq Ordinance Applicable: ~E'cT'/a* s • ~ o i~. A,f . dP4/ . S 4/0 ,
(8) Conditions for a Special Permit: YOU 1Vj UST ANSVVER ALL OF THE FOLLOW INCJ
QLIESTIONS;
(a) W hat is the nature of the Special Permit ?&wJMsc ¢ s//N oA
nWG ' FArV1t y AFSI,~Fit/ L'e r~E elGst L rit,QE ,~avUE
(b) What are the specific reasons for the Special Permit? ~t.LOwE~
~ t4 ~16V~>IU6A✓AF-Z *SE AlMEIgg ZS7-*4341S /~E-a .
(c) Vbhat facts support your request for a Special Permit?_,07W4C;ie
/A-AJ iS 5,O;0"4&- e- Af-SSit'i eA-Ti 64J.
(d) Vvhat effect will the proposed use have on adjacent property?
CP 1,AbVX/ISE
(e) Vvhat interest does the applicant have in he property?
Aa n~44 sAf-g
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Page 2 Special Conditional Permit Application
Spokane County Planning Commission
(9) Who hold title to the property? Tiy'b/n AS .4f QuRi2A.S '0_S• W3 BE.~rlE
If more than one owner, an attached list of names, addresses, and legal
descriptions must be submitted with this application.
0 npior plan or sketch must be attached containing the follcwing iniorrr.atior,:
(a) Scale of the drawinq, (Preferred scale: 1"= 4 0' to 1"= 60' )
(b) North point.
(c) Date.
(d) All dimensions of property, existing buildings, and proposed buildings
(e) Location of all existing and proposed buildings, or additions with
dimensions to nearest property line.
(f) Off- street parking area.
(g) Defined points of access and egress.
(h) TopoSraphic features pertinent to dpplication, (such as rock outcrap,
canyons, hills, etc. ) .
(11) The necessary fee must accompany this application.
I, THE UNDERSIGNED, Understand that this application must be complete
. and accurate and that all of the above requirements must be complied with
before a request may be advertised for a public hearing and that the Zoning
Adjustor may request additional pertinent infcrmation.
, _ .
Sinqature of Applicant: c
IF APPROVED, CaNSTRUCTION IS NOT AUTHORI?ED UNTIL a LAND USE OR
BUILDIIVG PERMIT IS ISSUED BY THE BUILDING C4DES DEPARTMENT,
Spokane County Planning Commission
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Legal DescriPtion:
That portion of Lots 1 and 2 of Block 13 of Hutchinson's Addition
as per Plat thereof recorded in Volume "Q" of Plats, page 4,
defined as follows:
The South 90 feet of the North 186.9 feet of said Lot
1 and that portion of the South 90 feet of the North
186.9 feet of said Lot 2, lying East of a line drawn
parallel to and 100 feet East of the West line of the
East one-half of Lot 3 of said Block 13.
Situate in the County of Spokane, Washington.
~ -
Legal Description:
That portion of Lots 1 and 2 of Block 13 of Hutchinson's Addition
as per Plat thereof recorded in Volume "Q" of Plats, page 4,
defined as follows:
The South 90 feet of the North 186.9 feet of said Lot
1 and that portion of the South 90 feet of the North
186.9 feet of said Lot 2, lying East of a line drawn
parallel to and 100 feet East of the West line of the
East one-half of Lot 3 of said Block 13.
Situate in the County of Spokane, Washington.
.
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