Loading...
VE-38-85 ~ - , , ZONING ADJUSTOR SPOK{UIE COUNTY, WASHINGTON IN THE MATTER OF RELAXATION Of REAR YARD ) FINDIPIGS OF FACT, SETBACK REQUIREMENT. (VE-38-85); ) COPICLUSIOPJS, DECISION AND SPOKA14E COUNTY LIBRARY DISTRICT ) CONDITIONS OF APPROVAL THIS MATTER, Being the consideration by the %nning Adjustor of Spokane County, in hearing application UE-38-85, hereinafte, referred to as the "Proposal", and the Zoning Adjustor of Spokane Count;• having held a public hearing on April 26, 1985, and having fully considered all testimony presented thereat, and having rendered a veri>al decision on the 26th day of April, 1985, APPROVING the prroposal, makes the following: FINDINGS OF FACT 1. That the p roposal is generally located south and adjacent Main Avenue, between Perrine Road and Robie Road in Section 16, Township 25, Range 44, and is further described as Assessors Parcel N16544-0568. 2. That the proposal consists of allowing an addition to the existing library building to be located 7 feet from the rear property line and in align- «ent with the existing building, whereas Section 4.09.070 d.4 of the Spokane ~ County Zoning Ordinance requires a 15 foot rear yard setback in this zone. 3. That the adopted Spokane County Future Land Use Plan designates the area of the prroposal as MAJOR C0MMERCIAL and the proposal is consistent with the County's entire Comprehensive Plan, including the Future Land Use Plan. 4. That the site is zoned Local Business which would allow the proposed use with approval of this application. 5. That the existing land uses in the area of p roposal include the Opportunity Shopping Center, single family residences and other mixed uses. 6. The file contains a letter of support regarding the requested setback variance from the property owner to the south adjoining the location of the variance. 7. The planned expansion of the library facility is one story in height, adjacent to the south property line. The applicants agent is desirous of maxi- mizing the potential use of this site and has indicated the expansion is needed to better serve the public. 8. The use of the property imrre diately to the south of the setback area is an access lane for service vehicles to the Opportunity Shopping Center. 9. The property owner to the south has granted Spokane County Library District a 30 foot access easement over and across their property. - 10. That an expansion of non-conformirig setback was approved on September 12, 1978, maintaining the sank, setback requested within this action. 11. The applicants agent indicated the 7 foot rear yard setback area to be landscaped. 12. That the applicants agent has been made aware of the recomrre ndations of various County/State agencies reviewing this project and has indicaced they can conply with those recoirvnendations. 13. That the proper legal requirements for advertising of the hearing befo re the Zoning Adjustor of Spokane County have been net. 14. That the proposed site plan indicaies that parking and heiyht of the structure will conform to the Spokane County Zoning Ordinance. continued J ' FINDINGS OF FACT, CONCLUSIONS, DECISIOIJ AND CONDITIONS OF APPR()VAL FILE VE-38-85 PAGE 2 From these Findings of Fact, the Zoning Adjustor cones to these: COIVCLUSIONS 1. That the proposal is not detrimental to and is compatible with the public health, safety and welfare. 2. The granting of the variance is not a grant of special privileges inconsistent with privileges enjoyed by other properties in the vicinity and zone. 3. The granting of the variance is not materially detrimental to the public welfare or injurious to property or improvenpnts in the vicinity or zone in which the subject property is located. 4. While the project does not comply with every detail of the provisions of the Spokane County Zoning Ordinance, the p roject does not violate the spirit or intent of the ordinance. 5. The building/land was under single ownership at the time of the establishment of the zoning classification which first caused the non-conforming ci rcumstances to occur. DECISIOIJ From the foregoing Findings and Conclusions, the Zoning Adjustor APPROVES the proposal. THE FOLLOWItJG CONDITIONS Of APPROVAL ARE STIPULATED. CONDITIONS OF APPROVAL 1. The following conditions shall apply to the applicant, owner and all successors in interest. / 2. A recorded agreement for the maintenace of the structure shall oe submitted to the Planning Departnent for review prior to the issuance of building permit(s). 3. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane Cowity Zoning Fdniinistrator shall be submitted with a performance bond for the project prio,• tc release of building permits. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. 4. 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 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 fo nnation of a ULID by either petition or resolution under RCW Chapter 36.94. 5. Connection is to be made to the Valley sewer. Plans and specifications are to be reviewed and approved by the Utilities Department prior to sewer construction and building pe rniit application. Al1 Utilities Department sewer connection requirenients includin9 permits, payment of fees and execution of necessary agreements are to be accomplished prior to building permit application. 6. A combined surface water and sewage disposal detailed plan shall be app roved by the Spokane County Engineer and the Spokane County Health District prior to issuance of any building permits for this project. 7. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 8. Subject to specific application approval and issuance of pe nnits by the Health Officer, the use of an on-site sewage disposal system may be authorized. continued V FINDINGS OF FACT, CONCLUSIONS, DECISIOfJ AND CONDITIOIJS OF APPROVAL FILE VE-38-85 PAGE 9. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokarie), State Departnient of Social and Health Servi ces. 10. Use of private wells and water systems is prohibited. 11. Disposal of sewage effluent beneath paved surfaces is currently prohibited. 12. Buildings additions require building permits pursuant to Section 301 of the Uniform Building Code. DATED THIS 30th DAY OF April , 1985. S T E E P, HORUBIUWS h :ACT~LUNING ADJUSTOR SPOKANE COUfiiY, WASHIfAGTON NOTE: ANY PARTY AGGRIEVED BY THIS DECISION MUST FILE AN APPEAL WITHIN TEN (10) DAYS Of THIS DATE. r 1 ZONING ADJUSTOR SPOKAN[ COUNTY, WASHINGTON IN THE MATTER OF RELAXATION_O.F REAR YARD ) FINDINGS OF FACT, SETBACK REQUIREMENT. f_(VE-38-85); ) CONCLUSIONS, DECISION AND SPOKANE COUNTY LIBRARY-DISTRICT ) CONDITIONS OF APPROVAL THIS MATTER, Being the consideration ti'y the Zoning Adjustor of Spokane County, in hearing application VE-38-85, he'reinafter referred to as the "Proposal", and the Zoning Adjustor,of Spokane County having held a public hearing on April 26, 1985, and having fully considered all testimony presented , thereat, and having rendered a verbal decision on the 26th day of April, 1985, APPROVING the proposal, makes the following: FINDINGS OF FACT l. That the proposal is generalTy„located south and adjacent Main Avenue, between Perrine Road and Robie Road in Section 16, Township 25, Ran9e 44, and is further described as Assessors Parcel #16544-0568. 2. That the proposal consists of allowing an addition to the existing library building to be located 7 feet from the rear property line and in align- ment with the existing building, whereas Section 4.09.070 d.4 of the Spokane County Zoning Ordinance requires a 15 foot rear yard setback in this zone. 3. That the adopted Spokane County Future Land Use Plan designates the area of the proposal as MAJOR COMMERCIAL and the proposal is consistent with the County's entire Comprehensive Plan, includin9 the Future Land Use Plan. 4. That the site is zoned Local Business which would allow the proposed use with approval of this application. 5. That the existin9 land uses in the area of proposal include the Opportunity Shoppin9 Center, sin9le family residences and other mixed uses. 6. The file contains a letter of support regardin9 the requested setback variance from the property owner to the south adjoining the location of the variance. 7. The planned expansion of the library facility is one story in height, adjacent to the south prroperty line. The applicants agent is desirous of maxi- mizing the potential use of this site and has indicated the expansion is needed to better serve the public. 8. The use of the property immediately to the south of the setback area is an access lane for service vehicles to the Opportunity Shopping Center. 9. The property owner to the south has granted Spokane County Library District a 30 foot access easement over and across their property. 10. That an expansion of non-conforming setback was approved on September 12, 1978, maintaining the same setback requested within this action. 11. The applicants agent indicated the 7 foot rear yard setback area to be landscaped. - 12. That the applicants agent has been made aware of the recommendations of various County/State agencies reviewing *.his project and has indicated they can comply with those recommendations. 13. That the proper legal requirements for advertising of the hearing before the Zoning Adjustor of Spokane County have been met. 14. That the proposed site plan indicates that parking and height of the structure will conform to the Spokane County Zoning Ordinance. continued , . FINDINGS OF FACT, CONCLUSIONS, DECISION AND CONDITIONS OF APPROVAL FILE VE-38-85 PAGE 2 From these Findings of Fact, the Zoning AdjusLOr cotres to these: COfVCLUSIONS l. That the proposal is not detrimental to and is compatible with the public health, safety and welfare. ' 2. The granting of the variance is not a grant of special privileges inconsistent with privileges enjoyed by other properties in the vicinity and zone. 3. The granting of the variance is not materially detrimental to the public welfare or injurious to property or improvements in the vicinity or zone in which the subject property is located. 4. While the project does not comply with every detail of the provisions of the Spokane County Zoning Ordinance, the project does not violate the spirit or intent of the ordinance. 5. The building/land was under sin9le ownership at the time of the establishment of the zoning classification which first caused the non-conforming circumstances to occur. DECISION From the foregoing Findings and Conclusions, the Zoning Adjustor APPROVES the proposal. THE FOLLOWING CONDITIONS OF APPROVAL ARE STIPULATED. CONDITIONS OF APPROVAL l. The following conditions shall apply to the applicant, owner and all successors in interest. 2. A recorded agreement for the maintenace of the structure shall be submitted to the Planning Department for review prior to the issuance of building permit(s). 3. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted , with a performarice bond for the project prior to release of building permits. Landscapin9 shall be installed and maintained such that sight distance at access points is not obscured or impaired. 4. 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 36.94 which includes the Owner(s) prbperty. PROVIDED, this condition shall not prohibit the Owrier(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 under RCW Chapter 36.94. 5. Connection is to be made to the Valley sewer. Plans and specifications are to be reviewed and approved by the Utilities Department prior to sewer construction and buildin9 permit application. All Utilities Department sewer connection requirements including permits, payment of fees and execution of necessary agreements are to be accomplished prior to building permit application. 6. A combined surface water and sewage disposal detailed plan shall be approved by the Spokane County Engineer and the Spokane County Health District prior to issuance of any buil'ding permits for this project. 7. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 8. Subject to specific application approval and issuance of permits by the Health Officer, the use of an on-site sewage disposal system may be authorized. ' continued . FINDINGS OF FACT, CONCLUSIONS, DECISION AND CONDITIOIJS OF APPROVAL f FILE VE-38-85 PAGE 3 9. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Servi ces. 10. Use of private wells and water systems is prohibited. 11. Disposal of sewage effluent beneath paved surfaces is currently prohibited. 12. Buildings additions require building permits pursuant to Section 301 of the Uniform Building Code. DATED THIS 30th DAY OF April > 1985. . ~ ~ STEVE'P. HO OBI W KI, ACTING LONING ADJUSTOR SPOKANE COUNTY, WASNIfJGTON NOTE: ANY PARTY AGGRIEVED BY THIS DECISION MUST FILE AN APPEAL WITHIN TEN (10) DAYS OF THIS DATE. -_-----.-.---~-a,uw-a-,-i nyre-ramrry-resraewce - to be located on a parcel of land having no county road frontage, whe reas Section 4.13.030 of the Spokane County Zoning Ordinance requires 65 feet of continuous public - road frontage in the Unclassified Zone. Access is proposed via a 40 foot wide easenent road extending easterly from Milan Road to the site. SITE SIZE: 8.95 acres (Parcel "[3„) APPLICANT: John F. Rees 3. V,VL•-3II=d5 R[LAXATION OF REAR YARD SET6ACK R[QUIREMENT Generally located south and adjacent Main Avenue, between Perrine Road and Robie Road in Section 1G-25-44. PROPOSAL: To allow an addition to the existing librar-y building to be located 7 feet f'rom the rear property line and in alignnient with the existing building, whereas Section 4.09.070 d.4 of the Spokane County zoning Ordinance requi res a 15 foot rear yard setback in the Local Business Zone. SITE SIZ[: 42,200.sq. ft. (apprro ximately) Af'PLICAIJT: Spokane' County Library District 4• VE'39'85 RLLAXAiION OP FRONTl1GE REQUIREMENT Generelly located south and adjacent of the ~~~okane International Railroad, west of Cauq;bell knad and north of Euclid Road in Section I'ItUPU$/11.: lo allow agle.f,tniily Irsidenr.t I tu tie located on a p;nrr,el of land havilir, approxiniatcly 50 teet oi trontaqe n1i Campbel I Itoad, whcecas Seetioll q.u'i_ti;~, of thc :,Jiu{:dnlt Cuwit.y'Znnin(I Urdiii,mi, ecyul irf. IUO l(-ct ut ContinuouV, J;ul)l j, • ivad fruuUlyc 1 n thc Aoi'iCUlLinal !ni,,  .,I II. .,I/.L: J.4 dCl. l:~ niTi.icnrai: i d P o,; Sf'UKANL COUNIY ZUNING AUJUSTOK - PUbL IC HEARING AGLNUA: Mk1L 16. 1985• , TlMC: 1:15 1'.M: PLACE.: Spokaiie County Planniny WpL. , N. 721 Jefferson St. , 2nd floor hearing room li. V/1f11 i1N(;LS 2. VN-23-85 kELAXATIQN OF FRONIAGE REQUIREMENTS Gerierally located approximately 635 feet east of Mi 1 an koad in the Northwest 1 J4 of Secti on 11-Z8-43. ('kOPOSAL: To allow a sitigle fa►oily residerice to be located on a parcel of larid havirig no county road frontage, whe reas Secti ori 4. 13.030 of the Spokaiie County Zoning Ordinance requires 65 feet of continuous publi,_ road froiitage in the Unclassified Zone Access is proposed via a 40 foot wide easem,nt mad extending easterly from Milan Road to the site. SITE SIZE: 8.95 acres (Parcel "B") I,PPL ICANT : Johii F. Rees 3. VE-38-85 RLLAXATiON OF REAR YARD SETSAC4; REQUIREMEtiT Geiierally located south and adjacerit Main Avenue, betweeii Perrine Road and Robie Road in Section lb-Z5-44. PROPOSAL: Ta allow an additiosi to the existiiig ~ library building to be located 7 feet from the rear property line and in alignnient with the existing building, whereas Section 4.09.070 d.4 of the Spokane County Zoning Ordinacice requi res a 15 foot rear yard setback in the Local Business Zone. SITE SIZE: 42,200.sq. ft. (appmximately) APPLICAlP: Spokane County Library District 4. Vt-39-85 kLLAXATIUtJ OF FRONTAGE REQUIREMENT Gcnerally lacated south a+►d adjacent of t1ie c Spokane InterY►ationdl Rai 1 road, west of Caii~)t,el 1 ku,3d and iiorth of Euclid uoad in Section I'I•;oI'U:;Al.: To allow a sinmle ramily rr~,iden(o 11) be loc.dwd oti tl p<<r(lrl of 1 an(j tia,rin,, aI) I) rUxiuiatU ly 51) f~~Ot Of lrontaf W 0 r, (.ainpbelV tituaci, wtir►r.3s Settio»l ut ihe ',puk,ini~ t.oiint_y 7oiiiii({ Ur111r„1i,11 • reyui ru% lUl) 1ve1 o1 contiliuou•, r,u,id 1rulitacle i1i tht' PicI04-UlL0I'c!] .'01,1 „~'{'L jt.flfJ~ : f ~d {Znf~r; L S,~rc _ e~ I T IZ p ~NT s, 'rvE~L o cr tiAR ~ 3 ; ~ tlOON E o < I OESMET'l!~ i . Z _ ~ Z « • ' DE 5 M ET d.v E 2 i+Tq,JCI 1 C eA L . _ ~ w . . > `*~•~•R ~ ► q ► 1'-: - ~~f G - . ~ ~ A L: O ~ I~ kd < T cll O' x . . Y . _ , - . . . . . Y ~x.~..,~:~ ' ~ i 16 l "t+(a,rr?,li'~'1~ ~•-.r:.9 EL ' . IS . ines:Jlinioi`:=:.. n . ~ . . . 'u~:.: i: c':. ~ ~ • ` L . E ~ . - A►ti . ~ . VE-38_55~= x A L- L E Y w A Y z Z ~ W W~ I.•~ ~1 1/V ~ ~ O 1 L ~AVE AW E A", L ~ t 0( z plVEK5IDE ~ s• f ~n -,E~.I99J ° fL ~9~6~ ~ 5 RAGUE I►vE i N9 2 3 I 2+ t ' • Pr S T C~~ ~ ~ i R, J LFOAD -.,I!) ~ • - ' j s\J -:,~--__r-- - i"a~ f - ~ O iR0 _ z ` FOV~+iH Av'E ~ - , Z r ~ u m 0 o. _ sI T N ~~xti~~►~E ;3:xTr r ~ SE~ E ►4 T r-i . . ~ , 0 QI ~ .~n..9N. ~ r . 1 fT , g T.. , L) iOrM irJTH I~ LZ ~19 T ~ , I I T t. ~ . ~ • ~ J ..1 i ~ ' 0. ~ ~ ~ ~ : wa.►n W t~ ~ • ~ ~ CIO~~IA(~ . _ ~ ~ 712'!T'.,1 . : . .;..i . . _ ~,fT~~_.r , 1:1000 ' 4'~ 13TH ~ - 1 vI ~ r ~ o, ~ • ~ ~ ~'~~H~ J ~ ~ v ~ 4 • ~ Q a 1 w I ~ ' . SPOKANE COUNT.Y PLANIJING DEpARTMENT APPLICATIONS BEFORE THE ZONIIJG ADJUSTOR/BOARD OF ADJUSTMENT Certificate of Exemption Aeplication y: yIE -'3B- yVii~CRyJ~~t/ tOA~7N6~S~ RkQHTEG-rs Name of Appl i cant- SPojCAAfE GbUm'i'Y LlBRRk'y 015-WIGT S t ree t Ad d res s: N. 2901 f}RC-CWNE RG04P City: SPO,CAr/E State: INA Zip Code: 99206 Phone No.924-4122 Name of Property Owner(s): SihME REQUESTED ACTION(S) (Circle Appropriate Action): Variance (s Conditional Use Permit Non-Conforming Lot/Use Othe r: * . . * + * * * t * ~ ~ * * . ~ r • + + + + + * t * * * + + + . * + . + + ~ . . + FOR STAFF USE ONLY D 90 CV-) . *Cite Ordinance Section: c! n y r3l_ Old Code: New Code: * _ . *Section /~ri Township o~5 Range vy Property Size: * • `Q *Existing Zoning: ~i, ~ F.L.U.P. D"esignation. ~~~~/Y1~• ~ ' *PSSA: Y~ N UTA: 1 Y 1 N ASA: ~ Y J N Legal Checked by: ~ * L/ . *Hearing Date: O{j~C ,t Receipt r: * * + * ~ : . ~J + . + . > *A Existing Use of Property: LIAW/VCy Describe Intended Proposal: L1fRAR%/ EWFW $dq hF 00571,v6 Br-Db. Street Address of Property: ff. 12004 M4/!✓ AYE. OPMe7LW7Y Legal Description of Property (Include easement if applicable): 5. IG2.2Z f7" DF A1182.7? FT CP E/SOFT 6r- W. !-70PT or E. 41 CZ /3(o F7' o~ 5. 14l•7f5' OF ,V. 1G1.76 OF l,v. 3c* F7" 6a E; ~~2. ~ VAcA'~m RoBiE RdAD. ~ Parcel 16544 - 0568 Source of Legal : lq5SE550Q Total amount of adjoining land controlled by this owner/sponsor: /VONE What interest do you hold in the property: AiPG~f/7~LM5' MP QjtqyE7Z Please list previous Planning Department actions involving this property: R6#K Y~ S~-V5KXS S.P.E. 2!- 74 I SWEAR, UNDER TNE PENALTV OF PERJURY, THAT: (1) I AM THE OWNER OF RECORD OR AUTHORI- ZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OWNER, WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACHED; AND (3) ALL OF THE ABOYE RESPONSES AND THOSE ON SUPPORTING DOCUMENTS ARE MADE TR 7HFULL~ND~TO THE BEST OF MY KNOWLEDGE. Signed: ~ A d d res s: w. yl GAKMGL~_ `Pl-4Z4 Sa°OK/WE 94Wj - Phone No.: . 838-2707~ Date: 3- 2S- ,X t' NOTARY SEAL: Notary Date: l A. VARIANCES l. In view of the above information, what special circumstances (beyond your control or action) deprive you of the sam general rights and privileges of . other property owners within the sarre zone and vicinity? SEE A'7Ti~~l-l~n ~ 2. If the variance were grarited, how would it affect neighboring properties or improvements? S e~-7 E A"T7AGHED ~ CONDI7IONAL USES, ZERO LOT L1NE, NON-CONFORMING USE, TEMPORARY PERMITS, ETC. 1. Please give a concise explanation of the proposal including size, hours of operation, expected traffic and other features, etc.~ WAIVER OF VIOLATION / l. How or why was the structure established outside the provisions of the Spokane County Zoning Ordinance? x D. SI-GN-OFF BY COUNTY DEPARTMENTS COUNTY HEALTH DISTRICT g v A preliminary consultation has been held to discuss the proposal. The appli- cant has been informed of requirements and standards. l ~I..:. A ;fi > 2-s_ ys (Sigrv'atGre) (Date) (Sign-off Waived) R~ 02. COUNTY EN6INEER'S DEPARTMENT A preliminary consultation has been held to discuss the proposal. The appii- 4nh as been in formed of requirements and standards. .c, ° 7- c~3 ~ tuy~J./ (Date) (Sign-off Waived) v v ~ COUNTY T[LITIES DEPARTMENT A p i inary ~consul ation.has been held to discuss the proposal. The appli- can s b n f d of requirements and standards. 3~Z s.~ Signatu " Dat (Sign-off Waived) 4. WATER PURVEYOR (if applicable) Name: a) The proposal is/is not located within the boundary of our service area. r , ,b) We are/are not able to serve this site with adequate water. c) Satisfactory arrangements have/have not beeri made to serve this proposal. (Signature) (Date) (Sign-off Waived) vr~4"t'EK 5t3ev~cE 7D gcA6 IS ~(lS'T~Nfr, , \1 ~ - - ~ ~ warren c u m mings heyiman & partners a r c h i t e c t' s w e s t 511 p a r k a d e plaza spokane, w a s h i n g t o n 9 9 2 0 1 - 0 5 8 3 APPLICATION ifVE-38-85 ATTACHMENT A. 1) Because oi special circumstances applicable to this project, the Spokane County Library is unable to efficiently and properly make use of their site for their expansion program. These special circumstances include: an existing structure built in early 1950 on a "Unclassified" lot. At the time of construction, the front yard setback and flanking street setback were 25' and 15' respectfully. In 1967 the Library, with all good intentions, sold to the adjacent (south) property owner 5-1/2 feet of its southern-most property to rectify a problem caused when the adjacent property owner mistakenly constructed a small concrete retaining wall and curb on the Library's property. This good will more o❑ the part of the Library is, in part, responsible for the severity of the rear setback problem (7-1/2' versus 131). To properly and efficiently meet the community's need for library service the Library must maximize tne use of the site. Good planning and a design practice make expanding the building along this edge in line with the existing structure a proper choice. 2) The granting of the variance will not be detrimental at all to the public welfare; and will not be injurious to the property or improvements in the vicinity. , telephone (509) 838-2707 c ~ ~ . . .