CUE-7-80
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BEFORE THE ZOP~ ING ADJUSTOR OF
~ SPOKANE COUPJTY, Wf~SHINGTON
IN THE ~~ATTER OF TNE CONDITIONAL ) . ~
USE APPLICAT ION OF UN ITED CHURCH ~ '
OF CHRIST FOR A CONDITIONAL USE ) FINDINGS OF FACT, . PERMIT FROM SECTION 4.24.040 } CONCLUSION OF LAW
SPOKANE COUNTY ZONING ORDINANCE ~ AND DECISION
FOR A RET I REMENT HOME IN THE ) ~
AGRICULTURAL SUBURBAN ZONE ~
FILE NUMBER: CUE-7-80
DECISION: APPROVED . DATE OF ORDER: May 7, ~ 1980
This matter being the consideration by the Zoning Adjustor for Spokane
County of a conditional use application in conjunction with a proposed 90
unit retirement apartment complex on a parcel containing 3.1 acres, and pur-
suant to Chapter 4.25, Section 4.25.010 granting the Zoning Adjustor the
authority to hear and decide such matters coming before him, and after con- ducting a public hearing on April 23, 1980 to receive all public testimony
and af ter reviewing the public record, examining available information, and
visiting the property and surrounding area, the Zoning Adjustor in accordance
with Chapter 36,70.810 (1) Revised Code of Washington, and Section 4.25.030
(a)and Section 4.24.010 of the County Zoning Ordinance, hereby makes the
following: ~
FIND INGS OF FACT
I.
That United Church of Christ, hereinafter referred to as the "applicant"
filed an application on P~arch 7, 1980 with the Sp~okane~County Planning Depart-
ment for a conditional use permit in order to obtain a building permit for a 90 unit retirement complex to be constructed on a site consisting of 3.1 acres
located in Spokane Ualley legally described as follows:
Section 14, Township 25, Range 44 EWM S 1/2 of Block 51 . ~
Uera Addition, Spokane County, Washinington.
~ I.
That approval of this application will constitute a"major action" under
the provisions of Chapter 43.21 C Revide Code of Washington and W.A,C. 197-10.
The applicant submitted an environmental checklist with the application. After
rPViewing the environmental checklist, the Planning Department made a proposed
threshold determination that approval of this application will not have a signi-~
ficant adverse impact upon the quality of the environment and that an environ-
mental impact statement is not required. The P1anning Department transmitted a proposed declaration of non-significance to other agencies with jurisdiction on
April 11, 1980. At the public hearing on this application, staff of the Planning
Department reported that there were no comments rec eived from agencies with
jurisdiction regarding the proposed declaration of non-significance and that
opportunity was afforded at the hearing to receive comments from the public.
II.
That having visiting the subject property, having evaluated the natural,
physical and social systems, and having considered public testimony related - - - . . . . . . . . . . ,
to this application, the Zoning Adjustor concurrs with the Nlanning uepartment's
finding- that this proposal will not have a significant adverse impact on the
quality of the environment, and thereby will issue a final declaration of non-
significance.
III.
That Section 4.24.040 of the Zoning Ordinance sets forth seven conditional
standards that the proposal must meet. In review of those standards, the Zoning
Adjustor finds the following.
1. The su.b j ect ,p.roperty contai ns 3,1 acres whi ch compl i es wi th the minimum requirement of 3 acres.
2. The width at building line is 320 feet exceeding the required
minimum of 125 feet.
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3. The subject property has 3z0 feet of continuous frontage on a public
street, whereas, only 100 feet i s requi red. ~
.
4. The subject property is 420 feet in depth exceeding the 125 feet re-
~ quired. ~ ~
5. Maximum lot coverage is 35/. The applicant's proposal has a coverage
~ of 18.8/. ~
6. Minimum setbacks from property lines are specified and the plot plan
on file with this application conforms to those minimum requirements.
However and pursuant to Section 4.24.010 ~b}, greater front yard ~
,setback will be required as a condition to approval.
Further examination of the zoning ordinance indicated that there are no other
requirements for retirement homes. However, under Section 4.24.010, the Zoning
Adjustor has the responsibility to determine that such use will not be detrimental
to the general comprehensive plan an~l surrounding property, and that the Z~oning
~Adjustor has the right to stipulate restrictions and conditions to uphold the,
spirit and intent of the zoning ordinance and to mitigate any adverse effect upon
neiohborhood~properties. Findings hereinafter stated are considered reasonable in assuring compatibility,
IU.
~ That in review of Exhibit "B" presented at the hearing and made part of
this file, the proposed buildinc~s are three (3) stories which are 35 feet in
height from ground floor level. A review of Exhibit "A" also submitted as part of the record indicates the placement of the four buildings on the site. It is
noted that one building is shown as 35 feet from the property line fronting on
Burns Street. In order to mitigate any adverse effect upon those residents
fronting on Burns Street, the front yard setback line of 100 feet is being imposed
as a condition of approval as an appropriate setback for a 3 storied building and
thus perserving the areas' single story profile. From examination of the site
plan, the Zoning Adjustor is of the opinion that building placements can be pro- perly placed behind the required front bui1ding ~~ine of 100 feet, that adequate
circulation and parking can be provided, and that a revised plan may create
additional area needed for sewerage disposal. Further it is noted that the
applicant described the use o~f berms and landscaping as shown on Exhibit "B"
to reduce the visual impact of a 3-storied buidling and parking areas.
V.
That Exhibit "A" indicates access is to Burns Street at two locations. From
testimony and si~te review, the Zoning ~djustor finds that the revised plot plan
sha11 show only one access to Burns and two access through the Church property to
Progress. This design will more evenly disperse traffic on two streets rather than
on Burns which serves a predominantly single family residential area. A review of
this concept was made by the County Engineer's Office and found to be acceptable.
V~ I .
That testimony was presented by staff that the proposal may not be in con-
formance to the Department of Social and Health Services requirement for on-site
sewage disposal. This has~been confirmed by a letter f rom that agency dated April
29, 1980 and made part of this file. The concerns of State Health are that the site does not have suffi~cient area for on-site sewage and that impervious surfaces
will not be allowed over drainfield area. The fi~ndinq of the Zoninq Adjustor is
that state and local health agencies do have the jurisdiction and authority to
set standards for on-site sewage systems as a condition to the issuance of a
building permit. Therefore, this action is being taken upon the fact that the
applicant'can obtain all necessary sewage and drainage permits from agencies of
jurisdiction. It is recognized that perhaps there may be alternative methods
available to the app1icant such as a package treatment plant. This project lies over the Spokane Aquifer and within the Primary Sanitary sewer area recommended in
the "208" Study. 2
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' CUE-7-80
VII.
Testimony w~as received in opposition to this request citing concerns
over hei,ght, traffic generation, road improvements, noise, public safety, and
shopping facilities., These concerns were considered by the Zoning Adjustor _
and addressed to in the above noted find.ings. Greater setback restrictions
will assure greater visability; additional landscaping ~and berming will re-
duce noise - the nature of the use as a retirement complex will be one of quiet living; a redesign of access to use Progress will keep any additional
traffic increases at a minimum and therefore may not necessitate the need for
future road inprovements in the immediate vicinity. It is found that shopping
facilities do not exist along Sprague Avenue between Adams and Sullivan Roads.
Further, a proposed reqional shopping center to be located at Broadway and
Sullivan has been approved by the Board of County Commissioners. This will
provide additional shopping facilities for area residents.
UIII. ,
The Zoning Adjustor finds that a retirment home if well designed and land-
scaped would be a compatible land use in any residential zone classification
and that this action and supported by the above findings will not be materia1ly
detrimental to the public welfare or injurious to adjacent properties and im-
provements. Further this action is not in violation of the general comprehen- sive plan of 1968 nor the spirit and intent of the zoning ordinance. That
reasonable conditions to provide adequate safeguards to neighboring properties
are being imposed as~a condition to approval.
. IX.
That the su~bject property will be supplied domestic water by Vera Water and Power Utility. A certificate of water supply ~service dated March 5, 1980 ~
has been filed with this app1ication.
. X.
The Zoning Adjustor would like to note that there is a need for additional
care facilities in Spokane County including retirement homes. With the passage of Referendum 37 and other Federal ~nd State prograr~s, the needs of the elderly
and handicapped people can be met. The Zoning Adjustor would like to encourage
(not require} the applicant to consider that at least one building be constructed
in a manner that at some future time it can be easily converted without excessive
costs to a more care-oriented facility. ~
XI.
Any conclusion of law hereinafter stated which is deemed a Finding of Fact
herewith is adopted as the same.
From these Findi.ngs, the Zoning Adjustor comes to these:
CONCLUSIONS OF LAW
I.
That the Zoning Adj~stor of Spokane County has jurisdiction over the issuance
of the building permi.t for the project to the applicant pursuant to the provisions
of Chapter 36.70,810 ~l) RCW and Section 4.25.030. (a) and Section 4.24.010, and c,,,.+;,,,~ n~n nnn +tin c►,,,~~n~ ~„~~h+„ 7nninn (lv►rlinanro
JCI.I. 1 V11 `t. L`t.11.-tv V I ~ic J~,JVnUIIG ~vuiit,y ~vii I iiy vI u I iIu~I %.o%-.
II .
That the applicant submitted an application to the Planning Department re-
questi ng a pub.l i c heari ng before the Zoni ng Adj ustor, and that pursuant -to Chapter
36.70.840 and Section 4,25.040 of the zoning ordinance, notice for a public hear-
i.ng was given through the United States mail to all property owners within a radius
of 300 feet from the subject property.
.
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CUE-7-80 ,
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III. ~
That all citizens and public agencies having jurisdiction notified were
afforded the opportunity to testify or submit written comments on the proposed 4
project. ,
IU.
~ That pursuant to the above cited provisions of law, Findings of Fact~ hereinabove substant~ates approval of the application an~ the issuance of a ~
bui lding permit for the project.
U.
Any Finding of Fact hereinabove stated wich is deemed to be a conclusion
of~law is adopted as the same.
From the Findings of Fact and Conclusions of Law the Zoning Adjustor here-
by enters this:
DECISION
To approve with~conditions the applicant's request for a conditional~use
permit which will al]ow a building permit to be issued~for a 90 unit retirement complex on 3.1 acres of land. ~
Condi ti ons of approval : . ,
~ I. ~ . •
The applicant shall submit a revised plot plan showing placement of the
buildings observing a front yard setback of ~.feet from the existing front property 1 ine. '
II.
The applicant shall show.in this revised plot plan, one access to Burns
Street, and two accesses to Progress to be located at the existing ingresses and
egresses of the church. All circulation.within the proposed project shall be paved witn a dust controlling surface.
III.
The plan shall indicate size and location of parking spaces with each
parking stall to be in conformance in size to Section 4.17.062 of the zoning
ordinance. The Zoning Adjustor accepts the applicant's proposal to provide 94 par~ing spaces, However, an additiona! parking area for i0 vehicles should
be provided either on-site or off site to accommodate recreation vehicles
.~campers/boats) which may be owned by residents. All parking areas shall be
landscaped in accordance with.Exhibit "B" of the applicant's plan. There
sh.all be no p~arking by residences on public streets. .
IU. .
The applicant shall submit a landscaping plan in accordance with.Exhibit "B".
Said plan shall show areas of berminq and identifv tvaes of ~lantina. A des-
cription on maintenance which shal1 include automatic sprinkler s,ystems shall
also be-provided. The Zoning Adjustor is not placing a minimum size of plantings
however, the alan and any requirements thereof will be reviewed in a manner as to
ach i eve the concept i denti f i ed by the appl i cant i n Exhi bi t"g".
. V.
The height of the buildinqs shall not exceed 35 feet from existing g rade
elevation as shown on Exhibit "6".
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CUE-7-80
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VI. ~
In accordance with the recommendation of the County Engineer's Office
dated April 11, 1980 the applicant shall dedicate an additional 10 feet for
right of way purposes along the east right of way line of Burns Street and
adjacent to the subject property. CFor the purpose of this order, the required
100 foot setback line shall be measured from the existing property line prior
to dedication. ,
VII.
, The applicant shall comply with state and local health agencies require-
ments for sewage disposal on-site. Specifically, those recommendations from
the Department of Social and Nealth Services dated April 29, 1980 shall be
complied with. If the applicant is required to install a package treatment
plant as an alternate system, the location shall be to the rear of the site
and away from any neighboring properties. The plant shall be fenced and screened by live plantings and berminq in order to reduce noise and be sight
obs cu red .
VIII.
The applicant shall prepare a drainage plan to be submitted for review
by the County Engineer's Office. Said plan shall conform to the "208" re-
commendations regarding storm water run-off.
IX.
This approval is for a retirement home and therefore occupancy is restricted
to those individuals who are retired or physically~handicapped and meetinq
Department of Nousing and Urban Development (HUD~ qualification requirements.
Nowever if at any time, any portion of the complex is converted to a nursing home facilities as defined in 4.03.020 (41) of the zoning ordinance and is
licensed by the State Department of Social and Health Services, then the age
requirement is null and void. Under Section 4.24.040 Retirement Homes, Nursing
homes and Convalescent homes have the same conditional standards.
X.
Fire hydrants and mains shall be installed in accordance with the Spokane
Ualley Fire Department District No. 1 In addition fire flow must be adequate
for 90 units. The applicant shall submit final plans to the Fire Department
for final inspection prior to the issuance of a building permit.
DATED this day of , 1980
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ZON I r OJU STOR OF
SPOKANE COUNTY, WASHINGTON ,
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ATTESY BY .Y II. ....1.~,~d,.~.. ~ - - - - ~ -
/1 I•b f, /°dg rC' ,Cf vr4 s ~ l
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S KANE CdNfN DEPARTMENT L ,~~v a ~ . ~ ~vr~s
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At said time and:place any interested persnn~may appear for, or against, the granting
~ of ~th~ s appl i cat~ on. ~ ~
SPOKANE C4UNTY PLANN ING DE.PARTMENT
ZONING ADJUSTOR HEARI~NG ~ ~ TELEPHONE N0: 4~56~2274
TIME: . ~ Wednesday, Apri 1 23, i 980 1: i 5 p.m.
PLACE: N. 121 Jefferson, Broadway Centre Bldg.
Conference Room (2nd floor)
COPJD iT i~NAI. US~ P ERr~ iT .
CUE-1-80, RETIREh1ENT HOME
a. Locati on : Secti on i 4, To4~nshi p 25, Ranqe EWM
~ S 1/2 of Block 51, Vera Addition, Spokane
~County, Washington.
b. Apalicant: United Church of Christ Na fill Progress Rd.
. ~ ~ ~ Veradale9 WA 99037 ~
. .
~ c~.~' Proposed Use: ~ Reti rement Home
d. Site Size: 3e114 acres ,
e. Existing Zone: Agricultural Suburban . ~
f. Permi~t Requested: Appli~cant request a conditional use permit
to locate a 90 un~t retirement apartment com-
plex known as New Horizons Home in the
~ Agricultural Suburban zone.
g. Application of Zoning Ordinance: 4.24.040 and 4.04.130 (a)
~
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~ OFFICE 0~' COUNTY ENGINEER '
~ Spokane County, Washington ~
Date
To : D ~ P_l~l~ ~ n ,
~
FROM: Di ck Hoaver EnQi neers ~ _
suaJECT: Zonin~ Variances .
VE-48-80 I f vari ance i s granted i t shoul d be sub ject to the fol l owi ng condi ti ons :
1. Applicant agrees to participate in any future RID or CRP, involving
appl i cant's property.
UN-55-80 We have no objection to the varriance providing it does not violate the
clear view triangle.
~IE-5b-80 No objecti on but appl i cant shaul d~ontact the traffi c engi neer regardi ng
~ access from Sprague Avenue.
WVE-4-8~ I f wai ver of vi ol ati on i s approved i t shoul d be s ub ject to the fol 1 owi ng
conditions:
1. Convey to Spokane County the east 5 feet of ap 1 i cant's ro ert for
. . . P p P Y , a~d~ t~ onal r~ ght of way on Adams Rd,
2. Agree to participate in any f uture R~D or CRP involving applicant's
property.
VE-66-80 No camment.
CUE-7-8~ If condi ti onal use permi t i s granted i t shoul d be subject to the fol l owi ng;
1. Dedi cate 10 feet ~for addi ti onal ri ght of way on Burns.
2. D@di cate a 20 foot radi us at south~west corner of appl i cant's property.
3. Pave~ al ong Broadway f rom~ si dewa1 k to exi sting pavement wi th necessary
drainage co rrected. .
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APPEAL TO THE ZONING AD,IUSTOR
Any person aggrieved by a decision of the Zoning .AdministratQr may make
wri tten request for a publ i c hear~ ng before the ~oard of Adj ustment/Zon i ng Ad j us tor
to contest such re-decisi~on. Such request shall~ contain reference
to the specific decision ~ontested and the reasons for appeal and
~shall be delivered to the Planning Department not later than ten
(10~ days after the contested written decision is made. Such request
shall be accompanied by the established fee for appeals to help defray
the cost of legal advertisement and notice. Upon receipt of any such
,
request, the Board shall~ set a date for a public hearing ta consider
the appeal. Hearing testimony shall be confined to the subject matter
as set forth in the request for public hearing. ~
Decision No, I. ~-The requirements of building set back of 140 f eet would
severely limit and restrict proper, siting of structures,
Decision No.II~-Original site plan met a11 County and HUD requirements and the requirements of t~,ro access through Church property
would hav e extreme deterimental eff ect upon the sponsoring
church'~s property,
Decision No.VII~We f eel that we should only be required to comply with the
governing agency requirements which is Spokane County.
SIG NED: l DATE:~, f~S
Alan Douglas
Notary Seal NOTARY; ,~~:~M r~ ~ DATE;
~ Dennis M. Rucker
~
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.
At s a~ ~ ti me and pl ace any inte re sted pe rson m ay appe ar f or, or ag ain st , the grantin of g
this appiication. . APPEAL HEAI~I NG .
SPOKANE COUNTY PLANNING DEPARTMENT
BOARD OF ADJUSTMENT HEARING TELEPHONE NQ: 45 6-2 2 74
TIME: Tuesday, June 10, 1980 9:00 a.m.
PLACE: N. 721 Jefferson, Broadway Centre Bldg.
Conference Room (2nd floor)
CONDITIONAL USE PERMIT
CUE-1-80, RETIRE~~ENT HOME
a. Location: ~Section 14, Township 25, Range 44 EWM ~
S 1/2 of Block 51, Vera Addition, Spokane
. County, Washington.
b. applicant: United Church of Christ
N. 611 P rogres s Road
~ Ueradale, WA 99037
c. Proposed Use: Retirement Home
d. Site Size: 3.114 acres
e. Existing Zone: Agricultural~Suburban
» .
f. Permit Requested: . Applicant request a conditional use per~it to
lacate a 90 unit retirement apartment complex
~ known as New Horizons Home in the Agricultural
Suburban Zone.
g. Application of Zoning Ordinance: 4.24.040 and 4.04.130 (a) .
NOTE: The app1icant has appealed the Zoning Adjustors decision stating that the Zoning Adjustors decision unduly iimits development of the site, pa~~icularly t~ose con~~±ions
wherein the Zoning Adjustor require a 100 foot building setback and additional. access
points. ~ ,
NOTE: Objectors of record -at the Zoning Adjustor hearing have appealed this decision
stating generally that the applicants proposed use is incompatible with~the residential
character of the area. The appeal form specifically cites high density of this proposal, the height of the structures and related features as being incompatible with the
residential development of the area.
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CAR PARKING SPACE COMPARISONS '
,
Proposed for Riverview Rockwood
Veradale Terrace Manor
Number of apartments 90 170 220
Number of tenants 110 est. 200 275
Number of service people 20 est. 10 80 da~r
Total eople on site 130 210 355 P
~2 times size (3 times size
of Ueradale) of Veradale}
Number of 1 car garages 20 80
Number of open parking spaces 60 80
Number of cam er or boat spaces -0- -0- P
Total car parks ~ 94 80 ~ 160
Are garages sufficient? Yes No, need 100
total
Is open parking sufficient? Yes No, need 100
total
Needed = 200+
Comparison based on Rockwood 67 spaces needed
Comparison based on Riverview 40 spaces needed
Ratio: People per garage = 1.4 people 3.4 peo~le 1.8 people
Bus Service? Public Yes Yes Yes
Bus Service? YMCA for elderl~r Yes Yes Yes
Have requests been nade for
boat or camper parking? rdo No No
I ncome 1 evel of tenants Low mec~i um/hi gh hi gh
~ ~
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~ ♦
OFFICE OF COUNTY ENGINEER
Spokane County~ Washington
T0; ZONING AD.NSTOR
FR!O~i: JBCk Finney, Engineer's Of fice
SUBJECT; County Eagineer' a Recomaaendations
DATE: June 3, 1984
CUE -7-80 If conditional use permit is gr8nted it should be sub~ect to
the following:
1. Dedicate 10 feet for additionel right of way oa Burna Rd.
, Dedicate a 20 foot radiue at northwest coroer of applicant's ~
property.
~ Pave iloa Broadwa f rom aidewalk to exis ting peveaaeat with D ' g y 1~ necessary draiaage cont~rol.
D~ 4. Coastruct cemeat concrete curb and 8idewalk ~long Burae Rd.
D ~ 5. Pave ilong Burae Rd. from future curb to existing pavement
~ with necessgry drainage control.
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