VE-126-85
.
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RECEfV~~
DEC U ~ 1985
ZONING A~J USTOR
S~OKANE COUNTY, WASHINGTON SPO~~!r ~~'~r,'T'' F1:G~T~EEfc
IN THE MATTER OF RELAXATION OF ~RONTAGE AND )
REAR YARD SETBACK EQUIREMENTS. ~VE-126-85 ) FINDINGS, CONCLUSIONS
D. J NUN~ . ) AND DEC I SI ON
SUMMARY OF APr~LICATION:
The applicant requests deviations from the required front and rear yard
setbacks with regard.to several apartment unit structures proposed for
construct~on. The s~te has certa~n constraints and restrictions imposed on it
by the lot's shape and terrain and presence of rock outcroppings, which make a difficult, if not impossible, to practically use the site and achieve
reasonable and acceptable traffic circulation and location of buildings within
the required setbacks.
LOCATION:
North end of the Nouk Lane, also known as Houk Court, east of Pines Road and
North of I-90 in the Spokane Valley. The Assessor's Parcel #s are 10543-0402,
0403 and 0410.
DEC I SI ON OF THE ZONI NG AD~ USTOR:
Based upon the evidence presented and circumstances associated with the
project proposal , the Zoni ng Adjustor A~~RONES the vari ances to 10 feet for
the rear property line and to 14 feet 6 inches and 16 feet 0 inches at the
front property line.
~UBLIC HEARING:
Af ter examining all available information on file with the application and
visiting the subject property and surrounding area, the Zoning Adjustor
conducted a public hearing on November 19, 1985, rendered verbal decision on , . ~
November 19, 1985, and a wr~tten decision on November , 1985,
FINDINGS OF FACT
1, The proposal is generally located in the central Spokane Valley,
east of ~ines Road, north of Interstate 90 at the north end of Nouk Lane or
Houk Court and is further described as Assessors ~arcel #s 10543-0402, 0403
and 0410, bei ng more ful ly described i n Zoni ng Adjustor Fi 1 e VE-~.~'_6-85.
2. The proposal consists of relaxation of the 25-foot rear yard setback
to 10 feet and of the 30-foot front yard setback to 14 feet 6 i nches in one
instance and to two 16 feet 0 inches in another instance, The proposed site
~s at the north end of a small private road off of which exist sev~ral other
similar proposals, The site is disadvantaged by virtue af the fact that it is ~ ~ ---L_ ~ L~-- ~ ~ - - r - - ! • . ~ . . . - - •
iucdtiea Qn tine iower ieveis oT a rise in topograpny in tne middle ot SpoKane
Valley createdby the presence of granite. Several granite rock outcroppings
exist on the site which cause severe design problems, although do not render the site entirely useless, The need to provide adequate vehicle travelways,
turning radii, parking areas, the buildings themselves, 208-drainage areas and
a common drainfield site, combined with the requirements of the Zoning
Ordinance to create practical difficulties in developing the site.
3, The adopted Spokane County Future Land Use Plan designates the area
of the proposal as Urban and the proposal is consistent with the County's
entire Comprehensive Plan, including the Future Land Use Plan.
J• I . ~A •
FINDINGS, CONCLUSIONS AND DECISION FILE N0. YE-126-86 PAGE 2 0
4. The site is zoned Multi-Family Suburban which would allow the
proposed use upon approval of this application, .
5. The existing land uses in the area of the proposal include
apartments with offices and businesses to the west, all of which are compatible with the proposal,
6. The Zoning ajustor wishes to identify that the applicant, ~Ir, Hume,
was previously the acting ~lanning Director at the time the Zoning Adjustor
was hired by the Spokane County Planning Department; however, the Zoning
Adjustor feels ~his will in no way affect the decision on this case.
1. The appl i cant stated that the prop~rty to the north may be devel oped
in a similar manner; although not connected through an internal road system to
t~e sub j ect property, The setback for structures on the property to the north
would be 25 feet, thus creating a 35-foot space between a building on the
sub j ect s i te and any bui 1 di ngs on the si te to the north. Th i rty-f i ve feet i s
10 feet greater than the spacing required between buildings on~any single
given site, Thus the applicant concluded there would be no adverse effects to
structures to be located to the north sometime in the future.
8, The proposal is exempt from the provisions of Chapter 43.21C RCW
pursuant to WAC 191-11-800 (6 b~.
9. The applicant has been made aware of the recommendations of various
County/ State agencies reviewing this project and has indicated he can comply
wi th those recommendati ons.
la. No one appeared to oppose the proposal nor were any written comments
adverse to the proposal received.
11, The proper legal requirements for advertising af the hearing before
t~e Zoning Ad~ustor of S~okarQ C~unt~ h~ve !~een ~e~,
12. Any conc]usion hereinaf ter stated which may be deemed a finding
herein is hereby adopted as such.
From the Findings, the Zoning Adjustor comes to these:
CONCLUSIONS
1. The proposal is not detrimental to and is compatible with the public
health, safety and welfare.
2, The sub j ect property i s depri ved of pri vi 1 eges commonly en j oyed by
other properties in the same vicinity and zone and the granting of the
variance will remedy the difference in privileges. Due to the terrain difficulties, the subject property is deprived of the privilege of developing
a similar density to surrounding properties.
3. The granting of the variance is not a grant of special privileges
i nconsi stent wi th pri vi ] eges en j oyed by other properti es i n the vi ci ni ~y and f
zone,
4, 6ecause of special circumstances applicable to the subject praperty,
topography, rock outcroppings and sizelshape, the strict applicat•ion of the
standards of the Spokane County Zoni ng Ordi nance depri ves the sub ject property
of rights and*privileges of other properties in the area and under identical
zones.
5, The granting af the variance is not materially detrimental to the
publ i c wel fare or i n j uri ous to property or improvements i n the vi ci ni ty or zone in which the subject property is located,
6. Any finding hereinbefore stated which may be deemed a conclusion
herein is adopted as such,
~ , ~ ~ ~
F I ND I NGS, CONCLUSI ONS AND UEC I SI ON FILE N0. Y E-126-86 ~AGE 3
DEC I SI ON
From the foregoi ng Fi ndi ngs and Concl usi ons, the Zoni ng Adjustor AP~ROYES
the proposal, The following CONDITIONS OF A~P ROVAL ARE STIPULATED.
CONDITI ONS OF APP ROYAL .
I. GENERAL
l. The foliowing conditions shall apply to the applicant, owner and
successors i n i nterest,
II. PLANNING DEPARThIENT
1, A recorded agreement for the maintenance of the private road(s) shall be submitted to the ~lanning Department for review prior to the issuance
of building permit(s). This refers specifically to Houk Court or Lane as it
exi st south of the property.
2. Any travelway connection to the property to the north shall receive
an approval o~ the Zoning Adjustor and the County Engineer's Office prior to
a connection.being.made. A public hearing may be called at the Zoning Ad~ustor`s discret~on.
III, DEPARTMENT OF BUILDING & SAFETY
1. Al1 buildings, structures and fences in excess of 6' in height
require building permits as per Section 301 of the Uniform Building Code.
2. prior to the issuance of any building permrts, the Department of
Building and Safety and tne appropriate fire district require that detailed
plans be submitted for review and approval in order to assure that all fire
and building code requirements are met.
IV. UTILITIES DE~'ARTMENT
None is applicable.
V. NEALTH DISTRICT
l, A combined surface water and sewage disposal detail plan shall be
approved by the Spokane County Engineer and the Spokane County Nealth District
prior to the issuance of any building permits for this project. An on-site
public sewer system will be made available for the project, Use of individual
on-site sewage disposal system shall not be authorized.
2, Water service shall be by an existing public water supply when approved by the Regional Engineer ~Spokane}, State Department of Social and ~
~ieal th Services,
3. Use of private wells and water systems is prohibited,
4. Disposal of sewage effluent is currently prohibited beneath paved
surfaces,
VI. ENGINEER'S OFFICE
1. Road and drainage plans which are in compliance with Spokane County
Road and Drainage standards are required for approval. This provision is
applicable to the private road located on site. The road plan at..a minimum
shall consists of central line profile and typical roadway cross section.
r , }
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FrNDINGS, CONCLUSIONS AND DECISION FILE N0, VE-126-86 PAGE 4
2, The on-site access road shall be a minimum width of 24 feet and
shall be signed for no-parking,
3. A parking plan and traffic circulation plan shall be submitted and
approved by the County Engineer prior to the issuance of a building permit. The des~gn, locat~on and arrangements of the parking stalls shall be in
accordance with standard traffic engineering practices. Paving or surfacing
as approved by,the County Eng~neer will be required for any portion of the
pro~ect wh~ch ~s to be occupied or traveled by vehicles.
4. The word "applicant" sha]1 include the owner or owners of the
property, his heirs, assigns, and successors.
5, The owner~s~ or successor(s) in interest acknowledge that Spokane
County has no responsibility to build, improve, maintain or service the
private road.
6, Should Spokane County be petitioned to construct or maintain a
public road serving the property in accordance with provisions RC W 36,81, the
owners or successor(s~ in interest must:
a} Agree to deliver to Spokane County a properly signed and executed
right of way deed to cover sufficient land for the road; and
b) Agree to join and participate in the formation of a County Road
Improvement Project sanctioned by Spokane County.
8, Private roads must be signed in accordance with the provisions of
Spokane County Board of County Commissioners Resolution No. 80-]592 as
amer~ded, and constructed in conformance with Section 3,07, Sections A and B of
that ti tl e,
DATED THIS DAY OF NOV EMBER, 1985,
~
~
omas G, s , AIC
Zoning Adjust ~ Spokane County
Washington
~
FILED:
1 } Appl i cant
Z) Parties of Record
3} Spokane County Engineers Office ~
4) Spokane County Health District 5) Spo~ane County Uti 1 i ti es Dept,
6~ Spokane County Dept, of Building & Safety
NOTE; ANY PaRTY AGGRIEVED BY THIS DECISION MUST FILE AN APPEAL WITNIN TEN J f1f11 ~ni r~inno nnvc nc Turc n,~Tc
1 vnt-LirunR un i j Vr I fl 1 J Wi I C.
0069A
. ~ ~ ~ ~ .
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SPOKANE COUNTI~ pLANH ING DEpARTMENT
APPLICATIONS BEFORE THE ZONIf~G ADJUSTOR/BOARD OF ADJUSTMENT
e,
Certificate of Exemption ~y~ Appl i cation VE-126-35 ~ .
, ~ , Name of Applicant: D. J. Hume
r
Street Address : 500 Col ur~oi a Bui 1 di ng
City: Spokane State: tip Code: 99204 Phone No.:33~-25i1
H ame o f P ro pe rty Own e r( s): ,
REQUESTED ACTION(S~~~Circle Appropriate Action~:
~ X Vari ance~s~ Conditional Use Permi t Non-Conforming Lot/Use
. , , ~ Wa~ yer of Y~,ol at~.on Te~orary Use/Structu~e •
Other.
* .
* FOR STAFF USE ONLY *
* *
*Ci te 0 rdi n an ce Se cti on : O1 d Co de : New Co de : * * t
*Se cti on Towns hi p Ran ge P ro e rt Si ze : *
P Y t *
*Existing Zoning: ~ F.L.U.P. Desi nation: * 9 t
* *
*PSSA: Y N UTA: Y H ASA: Y N FIRE DIST.: LEGAL CHECKED BY: ~ *
*Hearing Date: Staf~ takir~ ir~ A li * g pp cat~ on . ~ ****************~***********~*x**~**********
Existing Use of Property: Vacant
~ Describe Intended Proposal ; Mul ~~i -fami ly anartr~ent structures
Street Address of Property: ~~~ot assi ~ned
legal Description of Property ( Ir~cl ude easement i f appl i cable~ ; Lots 1- 4, Block 1,
P~eadows cnd as recoraed in Volume 14 of Plats, Pa~e 30, records of S►~okane County,
'rJashington. Together i.~ith vacated ~louk Court adjacent thereto and subject to easement
as r~ecorded under Auditor's Fil~ ;lo. 8303220i82. Exce~t SP-3~-2I6 and SP-~4-301.
Parcel 10543-0402, 0403, 0410 Sou rce of Legal D. J. I~ume, Si mpson Engi neer~
Total amount of a~joining land controlled by this owr~er/sponsor: 50,00~ .s.f. (SP-84-3~1)
What i r~te rest do you hol d i n the ro e rt ; Consul tant to Owner
P P Y
Please list previous Planning Department actions involvir~g this property: ~
SP-84-301; SP-32-216, Meadows End Final Plat
I SWEAR, UNDER TNE PENALTY OF PERJURY, TNAT: (1) I AM THE OWNER OF RECORD OR AUTHORI-
ZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OWNER, WRITTEN PERh1ISSI0N~ FROM SAID
OWNER AUTNORiZiNG MY ACTIONS ON HiS/HER 6EHALF iS ATTACHED; AND (3) ALL OF THE A60vE
RESPOHSES AND THOSE ON SUPPORTING DOCUMENTS ARE E TRUTHFULLY AND TO THE BEST OF
MY KNOWLEDGE,
. ~'NE • , Signe ?1L.~~ ~ L ~oN yo Addre • ~ ~ ~
~
N___ARY Phone No, : 3 ~ c~~/ a e : ~ N r.
NOTARY S L: P+g+ ~ Notary: -
~`P~►+ ~ o~I - Date: ~
~f WA
, (over)
. ~
~ ~ j ~ ~°r~. .
A. BU RDEI'V ~OF ~~RO~F~ ~
.
It is necessary, ~for the appl•i cant or his/her representati ve t.o establ ish the
reasons .why ~~the 'requested pr~oposa~ shoul d be approved and to 1 i teral ly put forth the bas~c cas Accord~ngly, you shoul d have been given .a form for your requested
action ~~var-i~n6ce; conditional use, etc. } desi ned to hel ou resent our case
9 PY P Y in a way whi Gh~ addresses the cri teri a whi ch the Zoni ng A~justor must consi der. -
Please fill ~the form out and return it with your appl ication. If you didn't get a
form, ask the Planning Department personnel for advi ce on how to proceed.
6. S IGN-OFF BY COUNTY DEPART~IENTS
1, COUNTY HEAI.TH D~STRICT
1 ~
• ~ • ~ ~ ~ A p rel ~ m~ na ry cons ul tat~ on has been hel d to d~ c s s the p ropos al , The appl
an has bee i f d of qui re nt and standards,
~ S~ gna ure Da ~Si gn-off Wai ved}
2, COUNTY ENGINEER'S OEPARTM~NT
A preliminary consultation has.been held to discuss the proposal. The appli-
cant s been ~~nformed of requ~ rements ar~d standards.
/ ~ ~ ~ U /
/ - ~ ~a < i ~ ~ Si gnature + Date~ ~Si gn-off Wai ved~
3. COUNTY UT IL IT IES DEPARTMENT ~Wai ve i f outs i de WMAB )
[ A~ p rel i mi na ry r ul tati on has been hel d to di s cuss the p ropos al . The
pl ica t as en i formed of requi rements and standards,
/ . 7
S gnatu ~Date ~Si gn-off Wai ved~
The appl i cant i s requi red to di s cuss the p ropos al wi th
to become ir~formed of requi rements and
standards, .
1
(.Distri ct S~gnature~ ~Date~ ~Si gn-off Wai ved~
, WATE EYOR ~Wai ve i f outsi de CWSSA) NAME:
a~ The proposal 1s~1s no ated wi t' he boundary of our future servi ce area.
b~ Yhe proposal is/is not lo ' in the boundary of our current distri ct.
c} We are/are not ab o serve this site w dequate water.
d) Satisfacto arrangements have/have not been made rve this proposal.
' nature~ ~ Date~ ~Si gn-off Wai ved~
. ' A
' D J. Hume ~ ~ N~ME : '
FILE ~t-126-85
. ,
I, VARIANCES The County Zo`~ing ~rdinance, Section 4.03.020 {64), clarifies
that vari ar} ce i s an adj us tment made tv a"di mens i on al " regul ati on .
Websters New Collegiate Dictionary ~1919~ defines "dimension" as a
measure in one di rection ~.and therefore includes "area"~.
A. State Law 36.10.020 ~.14) RCW) Is the subject property 'depri ved of , . . , .
rivile es: commonly enjoyed by other propert~es ~n same v~c~nit~r and zone and p 9 ?
does the variance remedy the difference in privileges. If so, what privileges?
The privileges enjoyed by other properties are the construction of multi-family
dwelling units of typical size and shape to the ones proposed on this site; i.e.,
two-story, fourplex, sixplex buildings. The natural terrain of slope and rock
outcroppi ngs 1 i mi ts the pl acement of i mprovements , 208 provi s i ons , and adec~uate
circulation on site. The compliance with front yard and rear yard setbacks wauld
pre-empt the standards for road circulation in terms of minimum radius for turn-
around into Building I~I of site plan and would reduce our density below that
commonly enjoyed in this vicinity and zone.
6. Because of speci al ci rcu~stances appl i cable to subject property, including
size, sha e, to ography, location or surroundings, does stri ct appl i cation of
• p• p • ~ ' i hts rivile es the d~mens~onal regul at~on depr~ ve the sub~ect property of r g /p g
en'o ed b other roperties in vicinity under IDENTICAL zones? If yes, what JY Y P
s pe ci al ci rcums tan ces exi s t?
The size, shape and topography are limiting factors to the placement of buiidings,
208 drainage provisions and septic tank drainfield imorovements. The placement
f buildin s at ro er setbacks wil1 reduce to substandard conditions the radius 0 9 p P
for traffic circulation into Building II and will displace 208 improvements or
cause excessive blasting in existing rock outcropnings to provide for the proper
setbacks from the vacated cul-de-sac of Houk Court.
C. Will rantin of the variance be materially detrimental to public welfare OR 9 9 in'urious ta roperty or improvements in the v~cinity and zone in which the P ,
s ub~ ect p rope rty ~ s 1 ocated?
The property owner adjacent to the north will provide a letter of support and
approval of the reduced setback to his property line insofar as additional
,
multi-family structures will be placed on property behind the north property
line. Additionally, the setback design for the buildings from the cul-de-sac
are greater than the setbacks from the improvement of on-site traffic circulation
. at other points in the site. Hence, it is not detrimental to the public health,
safety and welfare.
! , ,
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SPOKANE COUNTY ZONING AQJUSTOR - PUBLIC NEARING
AGENOA: NOUEMBER 19, 1985 TUESDAY TIME: 1:15 P.M. ,
PLACE: Spokane County Pla~nnjng ~Oept. , N. 721 Je fferson St. , 2nd floor hearing room
* 3. CUE-19-85 CONDITIONAL USE PERMIT FOR a ONE-BAY CaR WASN IN
THE LOCAL BUSINESS Z4NE
ocate on t e southwest corner of Pines and Maxwell Avenues in Section 16-25-44.
PROPOSAL: To allow a one-bay car wash to be
located in the Local Business zone.
The Spokane County Zoning 4rdinance,
Sections 4,09.140 ( g) and 4.24.600 ,
allow such a use with the granting of a conditional use permit.
SITE SIZE: 37,500 sq. ft.
PPLIC NT: audget Oil Company
4. VE~126-85 RELAXATION OF FRONT AND REAR YARD SETgACK
RE UIREMENTS Locate d at the end of Nouk Lane in
ction 0- 5-44.
PRQPOSAL: To allow a multi-family apartment
structure to be located 14'S" from the
f ront p rope rty 1 i ne and 10' f rom the
rear property line, whereas Section
4.01.130 c.l. of the Spokane County
Zoni ng Ordi nance requi res a 30' setback f rom the f ront p rope rty 1 i ne and
Section 4.0).130 c.4, requires a 25'
se tb a ck f rom the re a r p rope rty 1 i ne
in the Multiple Family Suburban zone
for this use.
SITE SIZE: 50,000 sq. ft.
PPLICANT: D, J. Hume
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SPOKaNE COUNT~ ~I.ANN ING DEPAK ~MENT
APPLICATIONS BEFORE TNE ZONING ADJUSTORiBOARD OF ADJUSTMENT
' fi cate of Exe ti ori ~ , Appl i cati or~ VE-126-35 Ge i~tl Rp ,
Name of Appl i cant: D. J. Hume ,
Street Address ; 500 Col um~i a 8ui 1 di ng ,
~~t ; Spokane State: tip Code: g9204 Phone No. ; 33~-25i1
y
N ame o f P ro pe rty Owne r( s): ,
R. ION ( S~( Ci rcl e App rop ri ate Acti on
Variance s) Conditional Use Permit Non-Conforming lot/Use . .
Wai yer o f yi,o1 ati,on Temporary Use/St~uctu~e Other:
* * FOR S?AFF U$E ONLY *
* Cy/ *
* Ci te 0 rdi n an ce Se cti on 07 . U c O l d Co de ; New Co de :
* ~ *
tSe cti on Towns hi Ran ge ~ P rope rty Si ze : S~, P
* *
*Existing Zoning: ~ ~ F.L.U.P. Designation: * *
. • ~ ~ ~ LE AL CHECKED BY: *PSSA. N UIa. N ASA. ~ N FIRE DIST.. G ~
* ~ , *
*Hearin Date: ~ Staf~ takir~g ir~ Application: ~ ~ . g 1~ ~
Existing Use of Property: Vacant ,
Describe Intended Proposal : ~u1 -far~i ly anartr~ent structures .
Street Address of Property: ~~ot assi gned ,
easement i f a 1 i cabl e; Lots 1- 4, 61 ock 1, legal Descr~ptlon of Property ~ Incl ude pp )
P~eadows cnd as recorcied i n'~o i~ar:~e 14 of P1 ats , Pa~e 3J, records of S~okane County,
'r~ashi ngton. Yoge~;her ~~i tF~ vaca~ted Fiouk Court ad j acent thereto and sub j ect to easement
as recorded under Auditor's File iJo. $303220182. Exce~t SP-S~-21~ and SP-~~-301.
Parcei 14543-0402, ~403, 0410 , Sou rce of Legal D. J. I~ur~e, Si mpson Engi neers
Tatal amount of a'oinin land controlled by this owr~er/sponsor: ~0,000 .s.f. (SP-84-30I~ ~ 9
' ' h ~ e~; Consul tant to Owner ~ What~riterestdoyouhold~ntep p y
Please list ~revious Plann~n9 Department actions jnvolvir~g this property: ,
•
SP-84-301; SP-32-216, Meauows End Fi nal Pl at
I SWEAR, UNDER THE PENALTY OF PERJURY, TNAT: (1) I AM THE OWNER OF RECORD OR AUTHORI-
ZED AGENT FOR THE DROPOSED SITE; (2) IF NOT THE OWNER, WRITTEN PED1ISSION FROM SAID
OWNER AUTNORIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACNED; AND (3) A1.L OF THE ABOVE RFSPONSES AND THOSE ON SUPPORTING DOCUMENTS ARE E TRUTHFULLY aND TO THE 6EST OF
MY KNOWL EDGE.
. ' pfVE Si ne y~ Rq~ 9
~ ~ ti addre . Q koN F o - ~
Phone No. : c~;2 s-/l a e : c2 --,;~7 V , A R Y ~
NOTARY S L; ~ Notary:
Date :
. of was~ L
(over)
~
~
ti , ~
~ ' ~ ' ~
NAME : D. J . Hume
FILE Ut-126-85
. .
I. VARIANCES The County `Zoning Ordinance, Section 4.03.020 (64), clarifies
that vari ar~ce i s an a~j ustment made to a"di mensi on al " regul ati on . Websters New Collegiate Dictionary (1919} defines "dimension" as a
measure in one di rection ~,and therefore includes "area"~,
A. State Law (.36.10.020 ~.14) RCW) Is the subject property depri ved of
privileges cornmonly enjoyed by other properties in same vicinit~ and zone and
does the va~i ance remedy the di fference i n pri vi 1 eges? If so, what pri vi 1 eges?
The privileges enjoyed by other properties are the construction of multi-far~ily
dwelling units of typical size and shape to the ones pro~osed on this site; i.e.
two-story, fourplex, sixplex buildings. The natural terrain of slope and rock
outcroppings limits the placement of improvements, 208 provisions, and adec~uate
circulation on site. The compliance with front yard and rear yard setbacks would
pre-empt the standards for road circulation in terms of minimum radius for turn-
around into Building IZ of site plan and would reduce our density below that
commonly enjoyed in this vicinity and zone.
B. Because of speci al ci rcumstances appl icabie to subject property, including
size, shape, topography, location or surroundings, does strict appl i cation of
~ the di^mensional regul ation depri ve the subject property of ri ghts/pri vi leges
enjoyed by other properties in vicinity under IDENTICAL zones? If yes, what s pe ci al ci rcums tan ces exi s t?
The size, shape and topography are limiting factors to the placement of buildings,
208 drainage provisions and septic tank drainfield imorovements. The placement
of buildings at proper setbacks will reduce to substandard conditions the radius
for traffic circulation into Building II and will displace 208 improvements or
cause excessive blasting in existing rock outcroppings to provide for the proper
setbacks from the vacated cul-de-sac of Houk Court.
C. Will granting of the variance be materially detrimental to public weifare OR
injurious to property or improvements in the vicinity and zone in which the
s ub j e ct p rope rty i s 1 o cate d?
The property owner adjacent to the north will provide a letter of support and
approval of the reduced setback to his property line insofar as additional ,
m~l~ T1 ~~',111111/ c~ri~~+iirn~ {.I11 1 11A 111 9nA~ AM t1H/1hnv~~~i ~~~w~ N~ ~~w r~wu~.~ wv~wr~..~w~~.
iIIu i ti i i uiii i iJ ~ %01 uV "u r ca VV I I I UC IJ I G1t,CU VII IJr VVC► l,y UCII I til.l 1.11G IIVf l,►I Nr uNer Ly
line. Additionally, the setback design for the buildings from the cul-de-sac
are greater than the setbacks from the improvement of on-site traffic circulation
. at other points in the site. Hence, it is not detrimental to the public health,
safety and welfare.
. _ . . . <<_. _
' 't a^~*n ' ° :M1~ v x ~ Y "'~'•r ~f }~*4J ~f 7L~ r , n+~ f l - ~ , SY ~ y . ° . r } ~ - :
Vt ~e ~ ~<<~ . ' $ ~;~C~~~2(~~~~ f,~f,~' i ~
~ ~ . ~ ~ "'N ' , Y(,~, a ; r ~ r ~ 1 ~ r:.C ~ r~,' PRIVATE ROAD AGREEMENT ~
,
KNOW ALL MEN by these presence that, Northwood Properties Incorporated formerly
dba Gunning Builders Inc., and Ironwood Investers, a Partnership, as owners ~
. of the followin~ described properties: . ,
Lots 1-5, Block 1, Meadows End, as recorded in Volume i4 of Plats, Page 80, records of Spokane County, Wash.. Togetherwith vacated
Houk Court ad~acent thereto.
:
In consideration of mutual benefits to be hereafter derived do for themselves,
their heirs, grantees and assigns, hereby agree to the following:
1} To hereby grant a utility easement over, under and across ~he following described property: .
~a~ated Houk Court, within said plat of Meadows End;
. ~ ~ .
2) To hereby grant a private road easement for the benefit of the h~erein
described properties, f or ingress and egress over and across a 30 f t, strip of
~ land and a 45 ft, radius culdesac, t~he centerline of which is described as
~ follows: ~ :
Begin at the SW corner of Lot 1 Block 1 in said Meadows End, thence
~ N65°43'S3"E, along the South line of said Lot I, a distance of 83.78
feet to the beginning of a curve concave to Southwest with a radius of
~ 164.03 feet and a central angle of 48°23'S2", then southeasterly, along
the arc, a distance of 138.56 feet to a point on a curve convave to the
West with a radius of 135.00 feet, a radial b~aring of,S45°16'S5"E and a central angle of 89°43'05", and the True Point of Beginning; thence
Northeasterly, Northerly and Nor~hwesterly, along the arc, a distance
of 211.39 feet to the end of curve; thence N45°00'00"« a distance of
73.00 feet; thence N45°00'00"E a distance of 30.00 feet to the end of
said centerline description. Together with that portion within the
circumference of a circle having a radius of 45.00 feet, the center of
said circle being the end of said centerline descrfption.
3} The o•~aner(s} of the aforedescribed property or of any lot w~ich has been or
is subsequently created on said property shall be responsible for the financing
for construction and maintenance of all private roads within said property,
_4) The road stiall be improved consistent~with Spokane County standards for ~
"short plat" private roads.
5) Maintenance methods, standards, and financing shall be in a manner de-
termined b~ the owners of a major~ty of the square footage of buildable land
within such aforedescribed property.
6} In the event such private road is improved to Spokane County standards for
public streets and the County is willing to accept the dedication of such road, Pach lot owner shall execute any documents necessary ~to a~complish such dedica-
tion. ~ ~ ~
1) Owners of lots within the above referenced property who are served by such
road, may sue and recover from any owner of any lot within said property which is
similarly served who refused to participate in the road construction, financing,
and maintenance. Such owners who refuse to share the costs under the percentage set forth above shall be liable for any attorneys fees. ~ ~
8) WARNING: Spokane County has no responsibility to build, improve, or main-
tain or otherwise service the private roads contained within or providing service
to the property described above. By allowing a building permit to be issued on wMAMAM♦ff AM A AM~ffA~A MAA~ `MA~IAMA ■'A~~UI~~M AAA~~MAA ~A A~ 1~/►A~~AA +AM Awi ~ wM~1f~A`A
F1VFGL6Y Vll Cl F111YC1LC 1Vd119 0FV&d11C VVU11Ly d7011111Cb L1V VUll6aV1V11 LUL Md1U FL1YdLC
road and the owners hereby acknowledge that the County has no obligation of any kind or nature whatsoever to establish, examine, survey, construct, alter,
repair, improve, maintain, provide drainage or snow removal on a private road.
This requirement is and shall run with the land and shall be binding upon the
owner, their heirs, successors or assigns including the obligation to participate
in the maintenance of the private road as provided herein.
NOTE: This document supersedes previous documents pertaining to private road , dedications or maintenance as recorded under AF#'s 8301250128 and 8303170098.
R. E, Excise Tax Exempt
Date ~Ir ez~o,?v?
Spokane CoUnty lrees,
B . .
.
. ~ 4FFICE OF C~UNTY ENGINEER
~
SPOKANE COUNTY, WASHINGTON . .
. ~ Date ,19
inter-office Communication
To ~ ,
From ~ ~
Su6 ject ~ ~ ~ ~ ~ . ~
_1~ ...-y' ~ ~1,1~,~:1'l.'ti ' t~Y~il~ ~ .l. ,.,t:::~~ vU~..ti1.. '1 ~:;~,~~i~Jci'l:ti ~l~..:..~1. .i ..i..~ .t.. " .:i►. ~
~~~;ineer ~riar to the constructi~n of any new driveway approaches to the Count~~Y , .i r~,t,~.-.~.
i4~-~5 ~.~,1~►olt -~~~~11C3I1L w~st ~b~.ali~ ~n a~~~~o~~;y ~<<~~~ xi~~ ~:~i~: ~ou~i;.y
~c~g~~eer prior to the constructior, of any new driveway approa~hes to the Counry
,
, . ; . . ~ . _ ~~a~ ~rior t:c~ rel~ase ui a ouilciir,~ }~~rr~~it lur ~t~c: 3
~.~b~eet prop~rty, the applicant shall comply with the conditions af approv~l which
~re ~et forth in the Findir~gs an~ Order of th~ Spokane Cot~nty Hearing Examiner ~}mmittee for zone change ZE 170A-7$. Ar. approach p~rmi~ rnust be obtained ~rom the
'n~~nt~ ~?n~►ineQr f~~ arv new dr~.v~~~v at,; ~ ~ ; . -
, ~ ; ~ . . . ~j ~ y• . . , . , 1 L v` l~ ~ i, . Vi ~ uj.t 1.~ L C~ L l; ,,;i.: t:~. u U l! L l- 1~. 1 v l. ; ~ l. z ti. 1. . _ d L. t. .
~ Fie s~tback requiremente. We would reques~ that as a conr~ition of ap~roval of ~
~riar~ce that the applicant be required to eubmit for review and approval of~ t?: ~ , . :
._t . . i l: . ~.l ~ '_I. . : . . _ . '.Y'_ ~ ! ~
~rainage Standards. This provision is applicable to the private road which
rov~d~s access to the site. The road pldn shall at a minimum consist of a .~1 ! ' -yr~ r± , r+ l f-„T..! ~ 3"rla'-`•!•~~ {,~•r~ ~ _t,f.. r.~^
~ .
~ ize acc~bs t'oad stia.~1 a~ini~l~~n vl ic~z ii~ wiu~~~ dIIU ~:lall ~L ~.~,~ll~u ;~v~
. r~~r~~~
i w, i ' Itk. cl~1~~.1.1:d11L ~~i~il.l. ~L►Ul..;ll. V~_ ~t~~j.~i[~'.~tt.i :.iil' _.~.t.'•.~ui. : ~~~~liii..; ,~i~~a:.l:t ~1~:u
~~kane "aunty ~lealth llistricC a detailPd co~bined an-site sewage system plan
~urface water dfsp~sal plan for the entire pro~ect prior to the issuance of
h{~~ 1_c~i~ng ner~~.t nn thP prnperty.
, , . ; , . ~~1'~.~~a~ ~ ~il.t< i.~<..~~.,~ ,_l . ~ _ . _ _ . _ . . ~
`he Spokane County Fngineer priar to the issuance of a buil.ding permit on the
~~roperty. The desi~n, location, and arran~er±ent of parkin~ stalls sha11 be in
~-ccardance with standard traf~ic ~ngineering practicea. Pavin~; ~r surfacin,~ as
~nproved by the County En~fne~r, k~ill be requir~d for any portion o~ the pro-
ec~ whj ch is to be occ~~pied or tr~vel l~d by veh~.cles.
i
~
I I
. ~
f
.
. '
Novemb~r 4, 1985 Page 2
5. The word "applic$nt" aball include th~ owner or ownera of the property, his
heir8 ~ 888~$n8 ~ 811d BUCCe680r6.
b. Applicant ehall eign and record Spokane County Hotice to the Public ~3 which
ep~cif iee the f ollowing:
Acknowledge that that Spokane County hae no responeibility to build, improve,
maintain or service the private road.
Should Spokane Gounty be petitioned to conetruct or IDaintain a public road
serving the property in accordancae with provieioaa RCW 36.81, tbe owner~,
their a~signs must:
1} Agree to deliver to 5pokane County ~ properly ~igned and executed right-
of-~ey deed to cover sufficient land for the road.
2) A~gree to ~oin in and participate in the formation of a County Road Im-
provem~nt Pro~ect eanctioned by Spokane County. ~
1. Private roads muet be eigned in accordance with the provisions of Spokane
County Board of Co~mmiseioners Reaolution No. 80-1592 a8 amended, and co~r
structed in co~formance with Se~tion 3.07, Sectiona A and B of that title.
BMC/set
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