VE-2-84 1
, ♦
ZONING ADJUSTOR
SPOKANE COUNTY, WASHINGTON
IN THE A'IATTER OF RELAXATION OF SETBACK)
REQUIREMENT TO THE NORTH AND SOUTH ) FINDTNGS OF FACT, DECISIOIV
PROPERTY LINCS; VARIANCC FILE VE-2-84 ) AND CONDrTI0N5
JAMES S. BLACK AND COMPANY )
THIS MATTER, being the consideration by the Zoning Adjustor of Spokane
County, in hearing the application VE-2-84, for the purpose of allowing a 25'
setback to the south property line at 4th Avenue and a 15' setback to the
north property line at I-90, whereas the Spokane County Zoning Ordinance
(Section 4,10.080 (d)) requires a setback of 35' for each yard, and
hereinafter referred to as the "Proposal", and the Zoning Adjustor of Spokane
County having held a public hearing on A1ay 1, 1984 and having fully considered
all testimony presented thereat, and further having visited the site and
vicinity in questron, and having rendered a decision on the 17th day of May,
1984, APPROVING a modification of said proposal, does hereby make the
f ollowing:
FIVDINGS OF FACT
1, That the proposal is generally located north of and adjacent to
Fourth Avenue between Howe Road and Fancher Road in Section 23, Township 25N, ~
Range 43 EWM (Assessors Parcel #23531-9106).
2. That the proposal consists of a proposal to locate a mini-warehouse
facility on approximately 0.88 acres of land and to seek a 15' setback of
buildings at the north property line and a 25' setback at the south property
line.
3. That the adopted Spokane County Future Land Use Plan indicates the
Urban Cateogry for the area encompassed by the proposal.
4. That the site is currently zoned Multiple Family Suburban, pending
any appeal of a May 1, 1984 Zoning Hearing Examiner Committee's verbal
decision to reclassify said land to the Commercial Zone (decision to be signed
on 5/17/84), all overlaid by the Aquffer Sensitive Area Overlay Zone.
5. That the proper legal requirements for advertising of the hearing
bef ore the Zoning Adjustor of Spolcane County have been met.
6. That the existins land uses in the area of proposal include the
vacant site, 1-90 and restricted industrial uses to the north, Bekins Moving
and Storage warehouse and Trailer Inns RV Park to the east, single family
dwellings (mostly manufactured homes) and Central Park Racquet Club to the
south of 4th Avenue, and vacant land and I-90 to the west. .
7. That the Zoning staff has established the north property yard as 35'.
8. That the applicant has questioned and expressed displeasure that the
parcel in question is interpreted as needing a 35' yard on the I-90 (north)
side.
9. That the Zoning Adjustor announced at the beginning of the hearing
that he was not to be bound by (a) previous verbal or written comments made by
;Tr. Adams or (b) comments caritten in the staff analysis, dated May 1, 1984 for
zone reclassification number ZE-116-83, wherein generally favorable comments
appeared regarding the variance.
10. That the site is generally found to be disadvantaged due to the
following special circumstances:
(a) Size:
(i) less than 0,9 acres. `
(ii) Fu7.1 setbacks as applied to lot reduce usable land to about 0.27
acres.
• , >
FINDINGS OF FACT, DECISION AND CONDITIONS VE-2-84
(b) Shape:
~ (i) trapezoidal, 39' x 330' x 183' x 360'.
(ii) usable land is a triangle, about 252' x 102' x 231' (with
setbacks.).
( c ) Environrnental :
(i) traffic noise from I-90.
(ii) rraffic generated lights from I-90.
(iii) risk of exposure to I-90 traffic accidents leaving I-90 right-
of-way (errant vehicles).
(d) Location and access from arterials of the area is difficult and not
obvious (Sprague Avenue, I-90 and 8th Avenue).
11. That the Sprague Avenue off -ramp (east bound) is adjacent to the site
and that frequent last-minute lane changes to the off-ramp at a location where
I-90 curves to the northeast creates occasionally unstable traffic f1ow,
particularly during inclement weather, and is prone to higher accident
potential, in the opinion of the Zoning Adjustor,
12. That vehicles leaving the I-90 right-of-way under accident
circumstances could have a tangential trajectory into improvements on the
north side of the site.
13. That release of Critical Materials (Spokane County Zoning Ordinance;
Section 4.16A.100) or explosion or fire resulting from impact by errant
vehicles from I-90 could result due to such unauthorized materials being
stored in a mini-warehouse facility, endangering life, property and the
Aquifer (uncontained Critical Materials).
14, That other properties f ronting on 4th Avenue in the vicinity of the
project are:
(a) Nearest manu£actured home park (to south; zoned RMI1) 20'6"
setback.
(b) Central Park Racquet Club (to southeast; zoned Commercial)
40'0" setback.
(c) Bekins Moving and Storage (immediately to the east; zoned
Commercial) _ + 68' setback.
(d) Trailer Inns 0 Park (second property to the east; zoned
Commercial) _ + 200' setback.
15. That other properties with frontage against I-90 in the vicinity of •
the project are:
(a) Bekins Moving and Storage (zoned Commercial) = 1715" to 2210"
setback.
(b) Trailer Inns RV Park (zoned Commereial) = 516" setback.
(c) Thermogard (zoned rianufacturing) = 20'0" setback. '
(d) Pohl Springs (zoned Manufacturing) = 20'3" setback.
(e) MayfloCaer Moving and Storage (zoned Manufacturing) = 7'6"
setback.
(f) Grinnell Fire Protection Systems (zoned Manufacturing) = 31'4"
setback.
(g) Porsche/Audi/Ferrari (zoned Restricted Industrial) = 32'4"
setback.
Commercial Mean = 11.46' Commercial Median = 11.46'
All Mean = 19.11' All Median = 18.9'
Note: No variances appear to have been granted; but the building
permit for Bekins recognized a 15' rear yard setback and the corner
closest to the subject property is 22'0" from I-90 fence. The RV
Park building was not addresssed by a building permit except as a
remodel of an existing structure.
16. That the structures as proposed do not exceed eleven (11) feet in
height.
17. That the applicant proposed during the hearing the establishment of a
20' north setback and a 20' south setback; but the south setback can be no
less than that advertised for public hearing, 25'.
~
FINDINGS OF FACT, DECLSION AND CONDITIONS VE-2-84
18. That application of a north side 20' setback to SCHEME #1 (VE-2-84),
dated 1-19-84, would compromise portions of to four small units and one large
unit. .
.
19, That the project is not a major action subject to the State
Environmental Policy Act, pursuant to WAC 197-1-170 (10) (b).
20. That the north variance to 20' and the south varaince to 25' will not
be unduly detrimental to adjacent properties nor be de-trimental to the general
health, safety and general welfare of the citizens of the county and the
surrounding area if conditioned as follows hereinafter,
21. That mini-warehouse facilities have increasingly been reported to
contain stored explosives and Critical Materials (reference Spokane County
Ordinance, Section 4.16A.100).
22. That the granting of these variances is judged by the applicant to be
critical to realizing the proposed mini-warehouse use of the property and the
Zoning Adjustor has therefore the responsibility to address the proposed use
and its potential impact to the motoring public and to the environment in
general, and particularly the Aquifer, all within the purview of the general
welfare and public interest; notably that the applicant must design for
storage, transport and handling of explosives and Critical Materials (pursuant
to Section 4.16A.050) or prohibit storage, transport and handling of Critical
Materials, particularly since portions of this site have been described as an
errant vehicle recovery area by the Washington Department of Transportation.
23. That the granting of the north variance to a 20' setback is
comparable to the mean and median setbacks for all properties in the area, but .
few or none were so established by a"grant" as considered and exercised -
herein, and that fihe 20' setback is comparable within a rnatter of inches to
the closest corner of the nearest adjacent Commercial zoned structure (BEKINS).
24. That a mini-warehouse facility does not generate large volumes of
traffic nor is it subject to high peak volumes of traffic.
25. That the relief given at the south property line to 25' is justified
because parcel size, shape, location and surroundings and the application of
the "yard" setbacks combine to reduce the usable parcel by 69.3% (0.88 acres
to 0.27 acres).
26. That the mini-warehouse facility will be set f arther from the 4th
Avenue property line than the closest structure across 4th Avenue and will be
buffered by an estimated 10'0" landscaped strip and sight-obscuring fence. •
27. That County Planning Department Condition #3 (landscaping)ShOUId be
expanded to include rapid growing trees to be planted in the 4th Avenue
landscape strip to "break-up" the top of the buildings being allowed closer to
the street by the setback variance.
.
28. That opposition was expressed regarding both the north and south
setback properties; the Washington State Department of Transportation
objecting to the north side setback variance and a property ocaner south of 4th
Avenue objecting to the south side setback variance.
CONCLUSION
Following review of the Planning Department file, consideration of the
public testimony, and circumstances in the area of proposal, the Zoning
Adjustor concludes that the proposal as redefined by the Zoning Adjustor is
not detrimental and is compatible to the public health, safety and welfare.
DECISION
From the f oregoing Findings, a review of the Planning Department File No.
VE-2-84, testimony at the public hearing, and a site visit, the Zoning
Adjustor in APPROVING the redefined proposal hereby establishes the f ollocaing
conditions:
a • • I0
FINDINGS OF FACT, DECISION AND CONDITIONS VE-2-84
A. CONDITIONS OF APPROVAL
1) The I-90 (north) setback is 20'0".
2) The 4th Avenue (south) setback is 25'0".
0
3) The structures shall not exceed 11'0" in height above finished grade.
4) The Zoning Administrator is authorized and appointed to verify the
conditions of this order are interpreted prior to issuance of construction
permit ( s) and certif icate of occupancy.
S) The 4th Avenue (south) planting strip to be approved by the Zoning
Administrator shall inelude coniferous trees at least 4 to 5 feet in
height as installed and shall be installed with irrigation. Bonding, as
administered by the Zoning Administrator, shall assure the planting and
survival for one year.
6) The storage, use or transport of explosives and Critical Materials,
(pursuant to Section 4.16A.100 of the Spokane County Zoning Ordinance) is
prohibited on this parcel and a statement to this effect shall be recorded
with records of the property in the office of the Spokane County Auditor
and proof of filing shall be filed with the Spokane County Planning
Department, File #VE-2-84. This action is an assumption of liability by
the applicant for damages resulting From the unauthorized and illegal
storage of explosives and Critical Materials. R@moval of reference to
Critical Materials in this filing with the property records shall only be
by a statement co-signed by the Director of the Spokane County Planning
Department and only upon written acknowledgement by the applicant that '
he/she is aware of the provisions of the Aquifer Sensitive Area Overlay
Zone as it impacts the parcel. Regarding Critical Materials, the
applicant may alternatively meet the design performance standards of
4.16A.050 at construction time and delete reference to Critical Materials
in the filing with property records.
7) All conditions of approval shall be binding upon the "applicant", which
term shall include the owners of the property, heirs, assigns and
successors.
,
DATED THIS 25th DAY OF May, 1984. ~
r
, • U TNOMAS G. MOSHER; AICP, ACTING ZONING
ADJUSTOR, SPOKANE COUNTY, WASHINGTON
~
NOTE: A~UY PERSON AGGRIEVEU BY THIS DECISION MUST FILE AN APPEAL WITHIN TEN
(10) DAYS OF THIS DATE.
-
i ~
~ • .
RECEIVED
, . MAY 18 M4
ZONING ADJUSTOR
SPOKANC COUNTY, WASHINGTON SPUKANE tO1lNTY ENGINEER
IN THE MATTER OF RELA.~C.ATION OF SETBACK)
REQUIREMENT 'r0 THE NORTH AND SOUTH ) FZNDTNGS OF FACT, DECISION
PROPERTY LINES; VARIANCE FILE VE-2-84 ) AND CONDITIONS
JAMES S. BLACK AND COMPANY )
THIS MATTER, being the consideration by the Zoning Adjustor of Spokane
Countp, in hearing the application VE-2-84, for the purpose of allowing a 25'
setback to the south property line at 4th Avenue and a 15' setback to the
north property line at I-90, whereas the Spokane County Zoning Ordinance
(Section 4.10.080 (d)) requires a setback of 35' for each yard, and
hereinaf ter referred to as the "Proposal", and the 7.oning Adjustor of Spokane
County having held a public hearing on May 1, 1984 and having fully considered
all testimony prese nted thereat, and f urther having visited the site and
vicinity in question, and having rendered a decision on the 17th day of May,
1984, APPROVZNG a modification of said proposal, does hereby make the
following:
FINDINGS OF FACT
1. That the proposal is generally located north of and adjacent to
Fourth Avenue between Howe Road and Fancher Road in Section 23, Township 25N,
Range 43 EWM (Assessors Parcel #23531-9106).
2, That the proposal consists of a proposal to locate a mini-warehouse
facility on approximately 0.$8 acres of land and to seek a 15' setback of
buildings at the north property line and a 25' setback at the south property
line.
3. That the adopted Spokane County Future Land Use Plan indicates the
Urban Cateogry for the area encompassed by the proposal.
4. That the site is currently zoned Multiple Family Suburban, pendtng
any appeal of a May 1, 1984 Zoning Hearing Examiner Committee's verbal
decision to reclassify said land to the Commercial Zone (decision to be signed
on 5/17/84), all overlaid by the Aquifer Sensitive Area Overlay Zone.
5. That the proper legal requirements for advertising of the hearing
before the Zoning Adjustor of Spokane County have been met.
6. That t11e existing land uses in the area of proposal include the
vacant site, I-90 and restricted industrial uses to the north, Bekir►s Moving
and Storage warehouse and Trailer Inns RV Park ta the east, single family
dwellings (mostly manufactured homes) and Central Park Racquet Club to the
south of 4th Avenue, arid vacant land and I-90 to the west,
7. That the Zoning staff has established the north property yard as 351.
8. That the applicant has questioned and expressed displeasure that the
parcel in question is interpreted as needing a 35' yard on the I-90 (north)
side.
9. That the Zoning Adjustor announced at the beginning of the hearing
that he was not to be bound by (a) previous verbal or written comments made by
Mr. Adams or (b) comments written in the staff analysis, dated May 1, 1984 for
zone reclassffication number ZE-116-83, wherein generally favorable comments
appeared regarding the variance.
10. That the site is generally f ound to be disadvantaged due to the
following special circumstances:
(a) Size:
(i) less than 0,9 acres.
(ii) full setbacks as applied to lot reduce usable land to about 0.27
acres.
~ A-
. . .
FINDINGS OF FACT, D'ECISION AND CONDITIONS VE-2-84
~ (b) Shape: ,
(i) trapezoidal, 39' x 330' x 183' x 360',
.(ii) usable land is a triangle, about 252' x 102' x 231' (with _
setbacks).
(c) Environmental:
(i) traffic noise f rom I-90,
(ii) traffic generated lights f rom I-90,
-(iii) risk of exposure to I-90 traffic accidents leaving I-90 right-
of-way (errant vehicles).
(d) Location and access from arterials of the area is difficult and not
obvious (Sprague Avenue, I-90 and 8th Avenue).
11. That the Sprague Avenue off-ramp (east bound) is adjacent to the site
and that f requent last-minute lane changes to the off-ramp at a location where
1-90 curves to the northeast creates occasionally unstable traffic flow,
particularly during inclement weather, and is prone to higher accident
potential, in the opinion of the Zoning Adjustor.
12. That vehicles leaving the I-90 right-of-way under accident
circumstances could have a tangential trajectory into improvements on the
north side of the site.
13. That release of Critical Materials (Spokane County Zoning Ordinance;
Section 4,16A.100) or explosion or fire resulting from impact by errant •
vehicles f rom I-90 could result due to such unauthorized materials being stored in a mini-warehouse facility, endangering life, property and the
Aquifer (uncontained Critical Materials).
14. That other properties f ronting on 4th Avenue in the vicinity of the
project are:
(a) Nearest manufactured home park (to south; zoned RMH) 20'6"
setback. -
(b) Central Park Racquet Club (to southeast; zoned Commercial)
40'0" setback. -
(c) Bekins Moving and Storage (immediately to the east; zoned
Comrnercial) _ + 68' setback.
(d) Trailer Inns RV Park (second property to the east; zoned
Commercial) _ + 200' setback.
15. That other properties with frontage against I-90 in the vicinity of
the project are:
(a) Bekins Moving and Storage (zoned Commercial) = 1715" to 2210"
setback,
(b) Trailer Inns RV Park (zoned Commercial) = 516" setback.
(c) Thermogard (zoned Manufacturing) = 20'0" setback,
(d) Pohl Springs (zoned Manufacturing) = 20'3" setback.
(e) Mayflower rioving and Storage (zoned Manufacturing) = 7'6"
setback.
(f) Grinnell Fire Protection Systems (zoned Manufacturing) = 31'4"
setback.
(g) Porsche/Audi/Ferrari (zoned Restricted Industrial) = 3214"
setback.
Commercial Mean = 11.46' Commercial Median = 11.46'
All Mean = 19.11' All Median = 18.9'
Note: Vo variances appear to have been granted; but the building
permit for Bekins recognized a 15' rear yard setback and the corner
closest to the subject property is 2210" f rom I-90 fence. The RV
Park building was not addresssed by a building permit except.as a
' remodel of an existing structure.
16. That the structures as proposed do not exceed eleven (11) feet in
height.
17. That the applicant proposed during the hearing the establishment of a 20' north setback and a 20' south setback; but the south setback can be no
less than that advertised for public hearing, 25', -2-
r
FINDINGS OF FACT, DECISION AND CONDITIONS VE-2-84
18. That application of a north side 20' setback to SCHEME, #1 (VE-2-84),
dated 1-19-84, would compromise portions of four small units and one large
unit.
19. That the project is not a major action subject to the State
E nvironmental Policy Act, pursuant to WAC 197-1-170 (10) (b).
20. That the north variance to 20' and the south varaince to 25' will not
be unduly detrimental to adjacent properties nor be detrimental to the general
health, safety and general welfare of the citizens of the county and the
surrounding area if conditioned as follows hereinafter.
21. That mini-caarehouse facilities have increasingly been reported to
contain stored explosives and Critical Materials (reference Spokane County
Ordinance, Section 4.16A.100).
22. That the granting of these variances is judged by the applicant to be
critical to realizing the proposed mini-warehouse use of the property and the
Zoning Adjustor has therefore the responsibility to address the proposed use
and its potential impact to the motoring public and to the environment in
general, and particularly the Aquifer, all within the purview of the general
welfare and public interest; notably that the applicant must design for
storage, transport and handling of explosives and Critical Materials (pursuant
to Section 4.16A.050) or prohibit storage, transport and handli.ng of Critical
Materials, particularly since portions of this site have been described as an
errant vehicle recovery area by the Washington Department of Transportation.
23, That the granting of the north variance to a 20' setback is
comparable to the mean and median setbacks for all properties in the area, but
few or none were so established by a"grant" as considered and exercised
herein, and that the 20' setback is comparable within a matter of inches to
the closest corner of the nearest adjacent Commercial zoned structure (BEKINS).
24, That a mini-warehouse f acility does not generate large volumes of
traff ic nor is it subject to high peak volumes of traffic.
25. That the relief given at the south property line to 25' is justified
because parcel size, shape, location and surroundings and the application of
the "yard" setbacks combine to reduce the usable parcel by 69.3% (0,88 acres
to 0,27 acres).
26. That the mini-warehouse f acility will be set farther from the 4th
Avenue property line than the closest structure across 4th Avenue and will be
buffered by an estimated 1010" landscaped strip and sight-obscuring fence.
27. That County Planning Department Condition #3 ( landscaping) S6uld be
expanded to include rapid growing trees to be planted in the 4th Avenue
landscape strip to "break-up" the top of the buildings being allowed closer to
the street by the setback variance.
28. That opposition was expressed regarding both the north and south
setback properties; the Washington State Department of Transportation
objecting to the north side setback variance and a property owner south of 4th
Avenue objecting to the south side setback variance.
CONCLUSION
Following review of the Planning Department file, consideration of the
public testimony, and circumstances in the area of proposal, the Zoning
Adjustor concludes that the proposal as redefined by the Zoning Adjustor is
not detrimental and is compatible to the public health, safety and welf are.
DECISION
From the foregoing Findings, a review of the Planning Department File No.
VE-2-84, testimony at the public hearing, and a site visit, the Zoning
Adjustor in APPROVING the redefi.ned proposal hereby establishes the following
conditions: . _ 3_ . '
_ vL
.
.
~ - -
FINDINGS OF FACT, DECISION AND CONDITIONS VE-2-84
A~ CONDITIONS OF APPROVAL
1) The I-90 (north) setback is 2010".
2) The 4th Avenue (south) setback is 2510",
3) The structures shall not exceed 11'0" in height above f inished grade.
4) The Zoning Administrator is authorized and appointed to verify the
conditions of this order are interpreted prior to issuance of construction
permit(s) and certificate of occupancy.
S) The 4th Avenue (south) planting strip to be approved b he Zoning ~
Administrator shall include coniferous trees at least ~t 1~#) feet in
height as installed and shall be installed with irrigation. Bonding, as
administered by the Zoning Administrator, shall assure the planting and
survival for one year,
6) The storage, use or transport of explosives and Critical Alaterials,
(pursuant to Section 4.16A.100 of the Spokane County Zoning Ordinance) is
prohibited on this parcel and a statement to this effect shall be recorded
with records of the property in the office of the Spokane County Auditor
and proof of filing shall be filed with the Spokane County Planning
Department, File #VE-2-84. This action is an assumption of liability bY
the applicant for damages resulting from the unauthorized and illegal
storage of explosives and Critical Materials. Removal of reference to
Critical Materials in this f iling with the property records shall only be by a statement co-signed by the Director of the Spokane County Planning
Department and only upon written acknowledgement by the applicant that
he/she is aware of the provisions of the Aquifer Sensitive Area Overlay
Zone as it impacts the parcel. Regarding Critical rlaterials, the
applicant may alternatively meet the design performance standards of
4.16A.050 at construction time and delete reference to Critical Materials
in the f iling with property records.
7) All conditions of approval shall be binding upon the "applicant", which
term shall include the owners of the property, heirs, assigns and
successors.
DATED THIS 17th DAY OF May, 1984, `
t
T OMAS G. MOSHER, A,,P, ACTING ZONING
ADJUSTOR, SPOKANE CO,JNTY, WASHINGTON
~
NOTE: ANY PERSON AGGRIEVED BY THIS DECISION MUST FILE AN APPEAL WITHIN TEN
(10) DAYS OF THIS DATE.
~ I
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E3FOapyyAY CEN'RE 9UrLCING N 721 Jr-FFER50N 5TREET
► ~ ~ tl~ I~' i ,`''~'+I;'' ~I ' ~`'7ry+..1`\.
PHOHE 456-2205
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TG-. f;ll Parties lnt- ei,e ste d in V LL-Z-64
FROM: Thomas G. Mosher, AICP, Acting Zoning Adjustor
DATE: May 25, 1984
SUBJ : May 17, 1984 Deci si on on Fi 1 e VE-2-84 ; J. S. al ack,
Since renGering the decisiori of 5/17/84, I have had occasion tz) verify
the avai 1 abi 1 i ty and cost, hence the practi cal i ty, economi cs and
reasonableness, of the additional "tree" landscaping requirements of
Condition #5, page 4, of the decision. My previous source of informa-
ti on regardi ng cost and practi cal avai 1 abi 1 i ty of twel ve (12) foot
coniferous trees proved to be inaccurate.
A recent lengthy discussion with the owner/operator of FALCO [~ursery
on 5/23; 814 establ ished the rol 1 owing regardi ng 12 foot coni rer°ous trees :
(1) they are alinost impossible to obtain due to the infr°equent call
fo r them;
(2) they woul d rlust 1 i kely rieeci to be extracted from tne ground by
special equipment and this process is complicated frequently by
a tap root;
(3) the above factors contribute to an estimated cost per tree of
$14 0-$160 ; an d
(4) smaller such trees, white pine or similar, in the range of 4 to 3
feet in height, and capable of being easily planted are available
a t a cost of $20 to $40 pe r t ree .
Therefore , the attached decision for VE-2-~;~~ ~-e-flects condition ~:5 as
modified to tree 4 to 5 feet in height.
Since this changes the original decisioil, I have modified the decision
date to May 25, 1984, which extends the appeal date ur,til 4:00 p.m. on
June 4, 1984.
Thi s memorandugwi th copies of the revi sed deci s i on attached, are bei ng
sent to the appl icant, objectors-of- record and appropri ate Pl anning Departr.~2nt fi les.
I apologize for any inconvenience tf17S iiiay have caused anyone, but I
believe the same objectives are achieved and in a rnore practical and
reasonable fashion.
Pii
. ,
SPOKAI4E COUNTY ZUN ING ADJUSTOR - PUBL IC NEAR I NG
AGENDA: March 14, 1984
TIME: 1:15 P.M.
PLACE: Spokane County P1 anning Dept. , W. 721 Jefferson, 2nd Floor Conference Room
B. VARIANCES (Continued~
3. VE-2-84 RELAXATION OF FRONT YARD SETBACK REQUIREMENT
Generally located between I-90 and 4th Avenue
and east of Howe Road in Section 23-25-43.
PROPOSAL : To al l ow a rni n i-warehouse f aci 1 i ty
to be 1 o cate d 15' f rom the no rthe rl j
p rope rty 1 i ne ( I-90 ) and 25 ` f rom
the south property 1 ine (4th Ave.
The existing zoning of the site is
Multiple Family Suburban. The
applicant is requesting a variance
from setback requi reiiients of the
Conimercial Zone classification,
Secti on 4.10. 080 ( d) , Spokane Count)
Zoniny Ordinance. A zone chanqe
heariric is scheduled for May 3, 198~
to rezone the property from Muffl~lE
Family Suburban to Comnercial.
SITE SIZE: .88 Acres
APPLICAli T: J. S. Black
4. UE-5-84 RELAXATION OF FRONTAGE REQUIREME14T
Gene ral 1y 1 ocated wes t of Go rden St reet and
north of Barnett Avenue in Section 33-24-44.
PROPOSAL: To allow a single family residence
to be located on a parcel of land
having no county road frontage,
whereas the Spokane County Zoning
Ordinance, Section 4.04.040 require
100' of continuous public road
frontage in the Agricultural Zone.
Access i s vi a a 15' wi de recorded
easenient extending westerly from
Gorden Street to the si te.
SITE SIZE: 3.9 Acres
APPLICAIVT: Carl and Janet Wheatley
-2-
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. ' ' SPOKANE COUNTY pLANNING DEPARTMENT ' APPLICATIONS BEFORE THE ZONING ADJUSTOR/BOARD OF ADJUSTMENT
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Ce rti f i cate of Exempti on No. : . App
1 i cati on No.
' Name of Appl i cant: JA14Es s. BLACK
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Street Address: 500 Columbia Building
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City: Spokane State: Wastiington Zip Code: 99204 Tele. No.: 838-251
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. Name of P rope rty Owne r( s): Anthony D., Rodney C., Bernice N. Burton
Req uested Acti on ( s) ( Ci rcl e App rop ri ate Acti on •
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. y rl^+ ir1,g ~t~~.Variance s) Conditional Use Permit Administrative Appeal
- TemPo rarY Pe rmi t Wai ve r of V i ol ati on Othe r: +hI 'N.
Zero Lot Line fion-Conforming Lot/Use
* * * * * * * * * * * * * * * * * * * * * * * ~ * * * * * * * * * * * * * * ~L.
~ . FOR STAFF USE ONLY : * • , ~ f , ~
~ Ci te 0 rdi nance Secti on :
Se cti on Z3 Towns h i s~s Ran e p y 3 Proert Size: •
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~ Existin Zoninq : q 14S/ Comprehensive Plan Designation• . -
Zegal Checked by: Hearing Date: Receipt ' * r~~•
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• Existing Use of Property VACANT LAND
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Proposed Use of Property: AZIiJI-WARE;HOUSE TACILITY
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Street Address of Property: No Street Adaress 4th anci Fancher'"
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Leqal Des cri pti on of P rope rty ( i ncl u de easement i f appl i cabl e) 2 3- 2 5- 4 3
- PRT [)f F:1 0 A(' of F. ~o,fm,F3,- nf NEL lyina S of ST.N nf Hwy A? s3nr7 F•,rr• g.t-h Avenut
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. -Parcel. Source of Legal : Tic,,..
Totaltamount~of in' and controlled by this owner/sponsor: 1'~
(.r, r ' ~ , n ' What interest= do ' hold in the property: Purchasinct continaent uoQn zonP Change
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Please list previousY Planning Department actions involving this property:
. Nonethatr- I- am~' aware of.
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I SWEaR THAT IAN'THF OWNER OF RECORD OR AUTHORIZED AGENT FOR THE PROPOSED SITE..`~'~~'~
THE ,~GtNER, WRITrEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS * ONR H.I
I F N O_ S/~_
HER` BEHALF`IS ATTACHED.
On Zoning Ap cation. . ~
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. ' r'-;• . Address: 500 Coltimbia Bu;-~ 7; ncr
s 3 a - 2 511 - -
Phone No. :
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-NOTA Y..;S NOTARY :
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DATE .
31
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R'ITORS OEVEL RS MANAGERS AP###AISERS CONSULTANTS
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. . AWES S. B13K
& C0. COMMERCIAI, INC. .
Addendum to Variance
Applxcation #VE284
We are asking for a 15-foot setback to the freeway to make this
property econom-i.cally feasible for development of a mini-warehouse
facility.
The 35-foot setbacks from both the I-90 freeway and Fourth Avenue
drastically cuL- the useable area of this triangular piece' of property. We are not challenging the 35-foot setback from Fourth
At•enue but f eel a 15-foot setback from the I-90 f reeway would allow us
to develop this site both economically and in a manner which is highly
compatible with neighboring properties.
We of f er a low-prof ile storage faca.lity with aestheticall.y ~,leasing
landscaping along the northside of the property which borders the I-90
freeway. The facility wi11 be one story high while the building
directly to the east is approximately three stories high.
We feel that tha.s setback variance allows us to use the property in a •
manner consistent with other propezty owners within the same zone and
vicinity. We appreciate your consideration.
,
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. MAIN OFFICE 500 COLUMBIA BUIIDING (509) 838-2511 SPOKANE, WA 99204
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OFFICE OF CC)UNfiY ENGINEER
SPOKANE COUNTY, WASHINGT0N
• ~ Dote Ma r ch 7 , 19 84
Inter-office Communication
To Spokane County Loning Adjustor
UL
from Bob McCann, Land Development Coordinator
Subjett Agenda Items Scheduled f or Hearing March 14, 1984
1. CUL•' 3-84 Hasley - No comments concerning ttlis application.
2. VS 238-83 Law - See attacl-ied commenls.
3. VS 2-84 Black - Applicant is requesting relaxatiocl or building setback requirements
which are specified by the Spokane County Zoning Ordinance for the Commercial Zone.
The property is presently zoned Multiple Family Suburban. It is unclear as to how
relief may be granted from the provisions of the ordinance when, in fact, the provi-
sioas of the Commercial Zone do not apply to property which is zoned Multiple Family
Suburban.
The applicant appears to be familiar with tlle requirements of the Spokane County
Zoning Ordinance. He has made application for a zone change action which proposes
the rezone of the property from Multiple Family Suburban to Commercial. This will
~ go before the Spokane County Hearing Examiner Committee for consideration May 3,
~ 1984. If the project as proposed does not compiy with the provisions of the County
• Zoning statute at the time of application for ttie zone change hearing, is it not the
~ responsibility of the applicant to bring that project into compliance with the
zoning? If relief from the provisions of the County Zoning statute is in order,
• then should relief be granted after approval of the proposed zone ct-.an~e?
Does approval of ttle variance by the "Loning Adjustor prior to the approval or the
aone change constitute an implied sanction or approval of the zone change?
Fourth AvenUe is a designated Secondary Arterial within the Spokane County Roadway
System. The County Engineer would request two feet of additional right-of-way along
Fourth so that the necessary roadway improvements might be constructed. Normally,
t11is right-of-way would be requested at the zone change hearing; however, since this
variance action is right-of-way associated, the County Engineer requests that the
dedication o.f two (2) feet additional right-of-way be a requirement of this variance
approval. This request is being made pursuant to the provisiow'of Board of County
Commissioners Resolution 80-1592 which authoriaes requirements for right-of-way
dedication in associatioa with variance requests.
4. VE 5-84 Wheatley - See attached comments.
5. VE 16-84 Unicune - No comment concerning this application.
6. VW 1$-84 Parks - See attached comments.
BMc/set
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I i ~ PLANNING DEPARTMENT
1 ~11,1'~ t ^4 '1 I~~~ ~~~•~"''r~i~~ BRCApVYqY CENTFE BUILOING N 721 JEFFERSON 57REET ,
. 44 y,f"u, rr' ~'~~:~f'~~ PHONE 456'ZZ0~J
~~'R{l~r ~ s..:14 U
~ . . SPOKANE NASHINGTON 9926C RWpVED
SVQra4Nr ~U'i`" LC l, +tT MC L'S C March 21 ,1984 f,1AR 22 1984
$POKANE COl1NTY ENGINEER
James S. Bl ack 500 Col umbi a Bl dg.
Spokane , WA 99204
RE: Proposed Variance for P-1ini-Storage Units in Conjunction with a Coi,u»ercial
Zone Change Request ( VE-2-84 )
Dear Mr. Bl ack:
Fol lowin he I
g t hearing hel d on March 14, 1984 it appears that the re is a
• resonable basis for allowing a variance. This conclusion is based upon first,
the fact that the County Engineers are only requesting dedication of two (2)
feet of ri ght-of-way al ong Fou rth Avenue ; second-, access i s 1 i mi ted to one
point f rom the si te thus avoi ding potenti al interference wi th the mobi 1 e home
park across Fourth Avenue; and third, there appears to be little or no
opposition to the variance request froni ad,jacent property owners.
As you know, the vari ance cannot be deci ded upon unti 1 the appropri ate
zoni ng i s establ i shed. It may be that the facto rs noted above wi 11 be al te red
by yourself or the Hearing Examiner Conxnittee in their consideration of this
niatter. Any desi gn changes or new testimony wi 11 have to be gi ven appropri ate
consideration in ultimately reaching a decision on the variance request.
Hopefully, the above has given you enough information to detern-iine ir the
project is worthy of pursuiny. Si rely,
Doug1 as S. Adams
Zoning Adjustor
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