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VE-9-85
e . . ~ RECEIi/ED SPOKANE COUNTY ZONING ADJUSTOR ApR 181985 PUBLIC HEARING SPOKAM COUNTY ENGINEER . AGENDA: MAY 8, 1985 TELEPHONE NO.: (509) 456-2205 TIME: 1:15 P.M. PLACE: Spokane Courity P1 arini►ig Departmerit, N. 721 Jefferson St. Broadway Ceiitre Bui 1 ditig, 211d floor hearirig room Spokarie, WA 99260 APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER, EXCEPT THAT ITEMS CARRIED OVER FROM PREVIOUS HEARINGS WILL BE HEARD FIRST. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE AVAILABLE IN THE PLANNING DEPARTMENT FILES. A. VARIANCES l. VE-31-85 RELAXATION OF FRONT AND SIDE YARD SETBACK REQUIREMENTS Gerierally located on the north- west corner of Kamiaki►i Avenue arid Lilac Avenue, in the southeast 1/4 of Section 22-25-45. PROPOSAL: To allow an addition (3-car garage) to the exi s ti rig rPS i dence to be located 5 feet from the frorit properlCy 1 ine and 3 feet from the si de property 1 i.rie, whereas Sectiori 4.05.110 a.1 . and a,2, of the Spoka►ie County Zoning Ordinance requi res a minimurTi frorit ya rd setback of 55 feet f rom the centerl ine of al1 roadway ri ghi-of- way or 25 feet from the exi sti ng property 1 ine; whi chever provi des the greater setback from the center- 1 ine of the roadway ri ght-of-way and a s i de ya rd setback of 5 feet f rom ari abuttirig side property lirie for each story of the buildir.g. The prorerty i s zoned R-2. SITE SIZE: 6,650 sq. ft. (approximately) APPL I CANT : Davi d Robe rts 2.,, VE-9-85 \ RELAXATION OF REAR YARD SETBACK REQUIREMENT Gerierally located south of Alki Avenue, approxi- mately 170 feet west of Fancher Way in Section 14-25-43. PROPOSAL: To al low a warehouse bui 1 ding to be located 5 feet from the rear property 1 i iie , whereas Secti ori 4.12 . 040 (4) of the Spokarie Courity Zoning Ordinance requi res a rear yard setback of 15 feet in the Manufacturing Zone. SITE SIZE: .397 acres APPLICANT: Carney Holman -1- . . . cotiti nued > t- / _ _ _ . ~ ~y~ ~ / V~ E.~ • ~ • I Pau~ ) • ~ ~ Z ~ 5 ~ Oka G a Q: w ° RN cr ' -..~►Rc r ~ z V E ~ _j c~ ♦ ~ _ wET oE6~ET V. IE ,I ~ ~ . o N.: D E • < Gt,~ p\,!/r` ' : ,ooo , ~ OGLi.YJ~ AV ~ • ~ 14 13 wn ~ i iVE ~ 85o- 4 .~,AL11.~ kLKI I l ' Z Hc-~,GOX ALK 1 :a~ ~ ~ f : cr V ' ~ • . ~ • ,YAJ~JL E Y rvA , ~ee~ , . ~ . ~ . ~ Iirr'k~,~•'~'r M A I I ~ 0! • Y~ RIVE.~es~DE _ _ O. a! ~P d N. (Ii ~P R~ ' _ _ _ : ° - - • - SPR -'PRAGU . : • i5 Z ~ , 5, ~st _ . ~s1 14sT r►vE ~ ZMD G ' N . ' Y Z • _ ~ ` ' S ~ r ~1 . , ~ TN . . , I ~ 5C-5 c0 0; 1 6 Z i IIKC ? 3 d < r~ f 41 Q~; • i Q T „ H i. . . - ~ ' . 7 TH F- ~ p T Wockdbw ~ . . 23 ,.g.ItL ; r W - ~ ~ ► iOT N ~ z _ ~ . IP o' S SPOKANE COUNTY PLANNING DEpARTMENT -APPLICATIONS BEFORE THE ZONING ADJUSTOR/BOARD OF ADJUSTMENT 5~x BS - 3s2- TaAc,r a 4 1 Ce rti fi cate of Exempti on ff": N i cati ori 8IS • , Na'rre' of Appl i cant: Street Address : C City: , c~~-~-c State: Zip Code: Phone No.. 5~~ ~ N ame o f P rope rty Owne r( s): RE - CTION(S) (Ci rcle Appropri ate Action) : a-raatices) Conditional Use Permit Non--Conforrning Lot/Use ~ r- ~ Other: * * FOR STAFF USE OIdLY * * * * *Ci te Ordinance Section: V-12, Q110 , Ol d Code: New Code: ~ * * . *Secti on / Towris hi p,Z5 Rarige ~ P rope rty Si ze : * * *Existing Zoning: '00OLl Q44• F.L.U.P. Desigriation: ~ ~ * . * *PSSA: ON UTA: ~Y~lV ASA: N Legal Checked by: ~ * *Ne a ri n Date : 9 g Receipt * * * ~ * * * * * * * * * * * * * * * ~ * * * * * * * * * * * * * * * * * * * * * * Existing Use of Property: r Describe Intended Proposal -T-2,-yf~ w A-41fCO.► ,~,,-~-:~-T-3 Street Address of Property: . Legal Descri ption of Prnperty ( Iricl ude easement i f appl i cable) : - ~ t4~ v ~ J ~ s-~--, . Parcel Saurce of Le9al : ~ Total amount of aajoining land controlled by this owrier/sponsor: . , Wh at i r►te rest do~you ho 1 d i n the p rope rty : • ~ ~ r. v ~ l Please list previous Planning Department actions involving this property: I SWEAR, UNDER THE PENALTY OF PERJURY, 1"HAT: (l) I AM THE OWNER OF RECORD OR AUTHORI- ZED AGENT FOR THE PROPOSED SITE; (2) IF NOT TNE OWNER, WRI MION FROM SAIO OWNER AUTHORIZING MY ACTIONS ON HIS/NER BEHALF IS ATTACNED; AND (3) ALL OF TNE ABOVE RESPONSES AND THOSE ON SUPPORTING DOCUMENTS ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. . ~ p ' J . Si9r~ed: ~ ~ Address : 9 a ? l."~' 1 Phone No. . _ ate : NOTARY ~5EAI,: - Notary: LC " _ D a t e. .~r~ ~ O ~ . • , -V~l ~ . y . / 13 . ' , • • ~ ~ ti ' . ~ ~ ~ . • ~ ' . ~ , . , Q S . SZ ~ o • y J / *4A ~ ~ , ( ~ ZS 8 . 2 . . . I ~ . . . . h? ~ . • ~ ;L. I ~ • ' ofiFKE " T,•" j ~0 Q ~ 1 ' ► • ' J ' Se-RL,6 ~c E o~p 1 , tZ ~ Z t r ~ ' . 1 1 l ' ~ n ~1L• ; iW' . 1 4 .1 s , - ~ . , • b i , a . 06 ~ ~ i pB ► . z • ~ ~ ~ . ~ ~ o • , , . .t~ .4 ~ . ( ✓ ' . ~ . 1 • . : ~ ~ ~ CaFFICE OF CAtJNTY ENGYNEER SPOKANE COUNI'Y, WASNINGTON . , Date _Ma v h Inter-oftice Communication To Spokane Cuunty Zoning Adjustor _ ^ From Bob McCann, Land Develoument Coordinator $ub%eCt sAgLtldn St.ear c f 4r HP a r i ng _.Md.y__.~,..._19.$.5 . 1. VE 31-85 - Roberts - A field investigation in the review of this request disclosed that Lilac Avenue is very narrow (].4 ft. improved surface within a 20 ft. wide right-of-way). The relaxation of the setback along Lilac Lane would create an un- desirable traffic situation in an already congested area. (It should be noted that other properties near the Roberts property do have structures which appear to be very close to the road right-of-way.) Of principal concern to the Engineer's Department is traffic safety. By permitting a S ft. setback from the right-of-way, it is conceivable that a vehicle egressing from the garage would enter the traveled way bef ore the driver could determine if he ' was moving into oncoming traffic. We are also concerned about pedestrian safety and problems which could arise with backing movements onto the narrow roadway. It may also be difficult to maneuver a full-sized vehicle or van into and out of the garage given the width of the improved roadway surface. It should also be noted that the locatron of the garage (within 5 ft. of the right-of-way) could cause problems for both the applicant and the County maintenance crews during periods of high snowfall accumulation. It appears as if sufficient lot area exists elsewhere on the applicant's property to construct the proposed garage. Therefore, it is recommended that the application be ' denied in the interest of traffic safety. 2. VE 9-85 - Holman - No comments concerning this application. 3. VN 7-85 - 5mith - Spokane Co unty Short Plat 78-021 made provisions for both Valley L,ane and Hardesty Lane which are "Tract X Future Public Right of Way" easements. These easements provide access to the Smith property. The granting of this variance would be consistent with previous variance request approval near the subject property. See attached comments. 4. VE 10-85 - Uphus - The approval of this variance request will not have an impact upon traffic circulation or bring abnut any appreciable change in existing condi- tions. 5. VS 22-85 - Hofman Farms - The applicant has been coordinating with the County Engi- neer on the vacation of Powers Road #361. A survey of the property indicates that two of the applfcant's buildings are constructed within the road right-of-way. The vacation petition was initiated at the request of the County Engineer. See the attached sheet .for additional comments. BMc/set f LONIf''IV AQJUSTVR SPDKANE COUh1TY, WASH INGTQN xN THE MATTER o~ ~~~AXATiaN oF REAR rARn ~ FINDINGS oF FAcT, SETsAcK REQur~EMENT, -s5 CoNcLUsIONS, DECISIOH AND CARNEY HOLMAN } CONUTTIOHS OF ARPROYAL THIS MA7TER, 8ei ng the Consi derati vr~ by the Zant ng Adj ustor of Spokane Gounty, in hear~ing appl icaty on YE-9-85, herei nafter referred ta as the "Pro,pvsal", and the Zoni ng Adjustor af Spalcane County having held apub1 i c heari ng on May 8, 1985 and having ful ly consi dered al l testimon,y presented thereat, and further havi ng visi ted the si te and vi cin1 t,y in questi 4n, and havi ng rendered a verbal deci si on an the 8th day of May, 1 985, Al'PRDYING the proposal, makes the follovring: FIND I NGS OF FACT 1. That the prapasal isgeneral ly located svuth of Al krt Avenue, approxi mate1y 170 feet west of Fancher Way i n Secti on 14-25-43 and i s further descrl bed as Assessors Parcel #14534-9067, being rnore specifi cally desc rr' bed on docurnents contained in Zoning Adjustor File VE-9-85. 2. That the prapvsal consi sts af al 1 vwing a warehvuse structure to be bui 1 t 5 feet from the rear property li ne, whereasSection 4.1 2.040 (4) vf the Spokane County Zoni ng Ordi nance requires a 15 faot rear yard setback i n the Manufacturi ng Zone. - J• Tha4 tIFe aUop4Gd SpVka1Fe Coun4ry FLILiAI e L[i711i Vse 1 lan dGsigf1i.i4e.7 the area of the propasal as INaUSTRrAL and the proposai i s consi stent wi th the County` s enti re Comprehensi ve Plan, i ncl udi ng the Future Land Use Pl an. 4. That the si te is zoned Manufacturi ng wi thi n the ASA and PSSA, whi ch would al law the ,proposed use upon apprvval of thi s applicatian, consistent wi th measures necessary to protect the Aqui fer. 5. That the exti sting land uses i n the area of the prvpflsal i nclude nurneraus exampi es of manufacturi ng, restri cted i ndustri a3 and heavy cornrnercialIwarehouse acta vi ti es, al1of whi ch are cornpatible wi th the propvsal. 6• Tha4 1.he proposal is exemp4 i rom 4.he prQvirJions oI ChapGer 4Ji G1ir R4rW pUx"`5ua[1t t0 WAC 197-11-800 (6) (b 7. That the appl icant has been made aware of the recommendati q ns of vari ous CvuntylState agencies revi ewi ng thi sproj ect and has indicated he can earnply wi th thase recommendati ons. 8. That the propased si te plan i ndi cates that parki ng and hei ght of the structure(s) wi1l confvrm ta the 5pokane County Zoni ng Ordinance, exc~pt that} the propvsed rear yard setback wil1 not achi eve the Zoni ng Ordi nance standard. 9. Tlnat na one appeared tv oppase the prvpvsal nor were any wri tten cvrnmerats adverse to the propvsal recei ved. 10. 'fhat the proper ] egal requi rernents for advertisi ng of the hearing hefore the Zani ng Adjustor of Spokane County have been met, 11. rhat the parcel is fairly shallow i n depth (95.25 fcet) and when the combi ried affects of a35 favt frvnt ,yard and a 15 foot rear yard setback are appl ied, vnly apprQxi mately 40 to 45 feet remai n for a bui ldi ng depth. 12. That i tis the appl icant" s and hi s cl ient ` s proposal to uti 1 i ze the structure far warehou5ing w} th the abilit,y tv back tractor trai 1er ri gs campl etely wi thin the bui ldi ng for 1 oading and unl oading in all weather condi ti ons and i n a SeCUre si tuati vn. I ~ , • . , FINDINGS OF FACT, CONCLUSIONS, DECISION AND CONDITIONS OF APPROVAL FILE VE-9-85 PAGE 2 13. That the space created at the rear of 'the proposed structure, regardless of the granting of a variance, will be a space bounded on the north and south side by utilt-up slabu wall construction with a chain link fence passing through it in an east/west direction; that each wall is a fire break wall; and that the space created between the existing building and the proposed building will have no practical use regardless of whether it is 10 feet wide or 20 feet wide in the north/south direction. 14. That the reduction of space, through the granting of the variance, will reduce from 20 feet to 10 feet the unusable space, thereby yielding a . greater practical economical return, and prac tical use of valuable land, as well as reduce the fire hazard through the smaller amount of weed growth. 15. That there appears no evidence of similar circumstances or variances granted in the same vicinity and zone. 16. That the size and the shape of the parcel establish special circumstances which limit the use of the property for purposes intended by the Manufacturi ng zone. 17. That there appears to be no result which would be materially detrimental to the public welfare nor injurious to property or improvements in the vi ci ni ty and zone i f the vari ance i s approved. 18. That the applicant is hereby advised that the various other provisions of the Spokane County Zoning Ordinance will apply, including but not 1 imi ted to any requi rements wi th regard to fenci ng and the Aqui fer Sensitive Area Overlay Zone for Aquifer protection against the storage and rel ease of cri ti cal materi al s. From the Findings of Fact, the Zoning Adjustor comes to these: 00 uivCLUjiGN; l. The proposal is not detrimental to and is compatible with the public health, safety and welfare. 2. The subject property, due to i ts rel ati vely shal low depth, i s deprived of certain privileges associated with loading, unloading, and manuervi ng large trucks and comnonly enjoyed by. other manufacturi ng properties in the same vicinity and zone, and the granting of the variance will stand to remedy some of this difference in privileges. 3. Because of special circumstances applicable to the subject property, particularly size and shape, the strict application of the standards of the Spokane County Zoning Ordinance deprives the subject property of rights and privileges of other properties in the area and under identical zones. 4. The granting of the variance is not materially detrimental to the public welfare nor injurious to property or improvements in the vicinity or zone in which the subject property is located. DECISION From the foregoing Findings of Fact and Conclusions, the Zoning Adjustor APPROVES the proposal. The following CONDI.TONS OF APPROVAL are stipulated. CONDITIONS OF APPROVAL I. GENERAL l. The following conditions shall apply to the applicant, owner and successors in interest. FINDIHGS OF FACT, CONCLUSIONS, DECISION AND CONDITIONS OF APPROYAL FILE VE-9-85 PAGE 3 II. PLANNING DEPARTMENT 1. A specific landscape plan, planting schedule and provisions for irrigated maintenance, acceptable to the Spokane County Zoning Administrator, shall be submitted with a performance bond for the project prior to the release of building permits; said landscaping shall be installed and maintained such that sight distance at access points is not obscurred or impaired; and maintained/groomed grass area is required in the '208' drainage areas as well as over the septic tank drainfield areas. . 2. At the time of application for building permits the project shall be subject to review by the Department of Building and Safety with regard to " the Aquifer Sensitive Area Overlay Zone, Chapter 4.16A of the Spokane County Zoning Ordinance, and particularly 4.16A.050 (2). . III. DEPARTMENT OF BUILOING & SAFETY l. All future buildings and structures including fences in excess of 6 feet in height require building permits as per Section 301 of the Uniform Building Code. IV. UTILITIES DEPARTMENT l. Pursuant to the Board of County Commissioners Resolution Mo. 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 N.na?th Offirer. 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 obj ect by the si gni ng of a protest peti ti on 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 i n conj uncti on wi th the formati on of a ULID by ei ther peti ti on 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. The structure shall be double plumbed for connection to future area-wide collection systems. Y. NEALTH DISTRICT l. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on-site sewage system may be authori zed. 2. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 3. Use of private wells and water systems is prohibited. 4. Disposal of sewage effluent beneath paved surfaces is currently prohibited. VI. ENGINEER'S OFFICE 1. None applicable. ► . • FINDINGS OF FACT, CONCLUSIONS, DECISION AND CONDITIONS OF APPROVAL FILE VE-9-85 PAGE 4 DATED THIS 13th DAY OF May, 1985. , i /n6 G. MdSFTER , ZONING ADJUSTOR, SPOKANE COUNTY, WASHINGTON FILED: . 1) Applicant 2) Parties of Record 3) Spokane County Engineers Office 4) Spokane County Dept. of Building & Safety NOTE: ANY PARTY AGGRIEYED BY THIS DECISION MUST FILE AN APPEAL WITHIN TEN (10) CALENDAR DAYS OF THIS DATE. 0092z/5-85 n y ; ~ ~ ~ - ~ ~ ' ; . _;.m ~ , ~ ~ ~ ~ 'tt . 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