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2001, 01-26 Permit App: 01000491 ResidenceProject Number: 01000491 Inv: 1 Aiiptication THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Date: 1/26/01 Page 1 of 3 Project Information: Permit Use: RESIDENCE W/GARAGE - GAS Setbacks: Front 25 Left: 35 Right: 25 Rear: 17 Site Information: Contact: WES CROSBY/C H D Address: PO BOX 13717 C - S - Z: SPOKANE WA 99213 Phone: (509) 926-5229 Group Name: Project Name: Plat Key: 001865 Name: ORCHARD AVENUE ADD(TR.1-228) District: Parcel Number: 45063.3112 SiteAddress: 3420 N ELTON RD SPOKANE, WA 99212 Location:: SPO Block: 74 Zoning: UR -3.5 Urban Residential 3.5 Water District: 002 ORCHARD AVENUE Area: 0 Sq Ft Width: 117 Nbr of Bldgs: 1 Nbr of Dwellings: 1 Review Information:� Lot: Owner: Name: C H D INC Address: PO BOX 13717 SPOKANE WA 99213 Hold: ❑ Depth: 73 Right Of Way (ft): 34 Department BUILDING Hold Reasons: fl Permit Conditions: BUILDING Hold Reasons: Permit Conditions: HEALT DISTRICT Hold Reasons: Permit Conditions: ENGINEER Hold Reasons: Permit Conditions: PLANNING Hold Reasons: Permit Conditions: Permits: Review Site Plan Review Released..B.y Plan R,eli6W Released By: ek-- -cAA Septic System Review Released By Approach / Drainage Released By: ot-tJlV35 Landuse/Zoning Project Number: 01000491 Inv: 1 Application' ' THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Date: 1/26/01 Page 2 of 3 Building Permit Contractor: WES CROSBY Firm: C H D INC Address: P 0 BOX 13717 Phone: (509) 926-5229 SPOKANE, WA 99213 Const Category: New Nbr Of Dwellings: Bldg W x D: 30 x 32 Req Parking: Building Characteristics Group: R-3 Type: VN Occupant Load: Building Height: 22 Building Sq Ft: 1448 Sprinklers: ❑ Critical Materials: Handicap Parking: This Application: Stories: 2 Total Project: Description Grn "la Notes Sq Ft Valuation Sq Ft Valuation 2ND FLOOR R-3 VN 34I(. 431tr $21,080.00 340 $21,080.00 BASEMENT U R-3 VN -%II X40 $3,930.40 340 $3,930.40 COV DECK R-3 VN 64 $605.44 64 $605.44 GARAGE U-1 VN SCR -5218 $6,336.00 528 $6,336.00 RESIDENCE R-3 VN can 4&8- $47,616.00 768 $47,616.00 Item Description RESIDENTIAL VALUATION STATE SURCHARGE RESIDENTIAL SURCHARGE Contractor: WES CROSBY Address: P 0 BOX 13717 SPOKANE, WA 99213 Item Description GAS WATER HEATER GAS APPLIANCE<=100,000BTU GAS PIPING VENTILATING FANS CLOTHES DRYER Totals: 2,040 $79,567.84 2,040 $79,567.84 Units Unit Desc 1 Y OR BLANK 1 Y OR BLANK 1 Y OR BLANK Permit Total Fees: Mechanical Permit Fee Amount $767.50 $4.50 $168.85 $940.85 Firm: C H D INC Phone: (509) 926-5229 Units Unit Desc 1 NUMBER OF 1 NUMBER OF 2 # OF UNITS 2 NUMBER OF 1 NUMBER OF Fee Amount $10.00 $12.00 $2.00 $20.00 $10.00 Permit Total Fees: $54.00 Project Number: 01000491 Inv: 1 • • Application THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Date: 1/26/01 Contractor: WES CROSBY Address: P 0 BOX 13717 SPOKANE, WA 99213 Item Description TOILETSBIDETS SINKS TUBS DISH WASHERS CLOTHES WASHER WATER USING DEVICES Payment Summary: Plumbing Permit Units 2 2 2 1 1 2 Page 3 of 3 Firm: C H D INC Phone: (509) 926-5229 Unit Desc NUMBER OF NUMBER OF NUMBER OF NUMBER OF NUMBER OF NUMBER OF Permit Total Fees: Fee Amount $12.00 $12.00 $12.00 $6.00 $6.00 $12.00 $60.00 Operator: JAS Printed By: JAS Permit Type Building Permit Mechanical Permit Plumbing Permit Notes: Print Date: Fee Amount Invoice Amount $940.85 $940.85 $54.00 $54.00 $60.00 $60.00 $1,054.85 $1,054.85 Amount Paid $0.00 $0.00 $0.00 1/26/01 Amount Owing $940.85 $54.00 $60.00 $0.00 Vo Cot+-rcLck me „,c, :. MI SPOKARE COUNT Y PROJECT APPLICATION WORK SHEET SPOKANE COUNTY DIVISION OF BUILDING & CODE ENFORCEMENT 1026 WEST BROADWAY AVENUE SPOKANE, WA 99260 509-477-3675 SPECIFIC SITE INFORMATION Street Address: 3i Assessor's Tax Parcel Number(s): Legal Description: N./ W'/i 5-0 3 - // Z - Project Description: Building Permit ❑ Change in Use O Grading O Manufactured Home Permit 0 Relocation O Sign O Tenant (New/Change) O Other F'Y epartment TTseOnlpy,� x ❑ Applicant:: �3 �� z� WaterDistri -Purv� i' ,' "•.yl 'i` yL ;: ' '+2 " se"'t �.0 �2.we'RdaSrl tU. xJ.. �. �, 'i� s y FYta-E [ Se;sv stnd/Parve or '� 3 5 `�'n'' r&v„�y' .3 '` � r _ fi' 1 °` :.� = .£ ,. '` ` ,Aoy.b" -�Sx'kf "�, Ga �^ �-. 'r " Road ondth a%a :.,fes”- .. ��'e'. {.tM Y'%Y __ %... r `' f+` _. tee' 3e .. '� +...3 Y�%.L JGI�a,,` " '.ront l ..'..�S��Sau. .e. SE R } T' €U � - ..E.c rr-.._. .: ... a, # Rear 3 k ' -ate Yom' 1v'` Blit 3 S -•-q' ='* y ni' ".ii ...L _ a.-�...'' 'a...�..� ..,e^ '.'_ School Dutnct � ''�°�. �-% ie'F" S3' 1$ -'.i'k'' G iw � �hatYy: Y i yl tre I)tstnt � � =� � L"rz"Te. S�»LN" uY.L rY: 'i. '<._ .4 _ : �,� �� _ ..i $ ,� ,� 5 .s" , C ��r ci F'7'.^d: -F Zoning -� r � A f9S C _ .LYt^ w*BnYl%f5'> sT es. �t- Un 3 = 'fi+. ''i i N4 .-L.'�nf''5c`;:a,w-?,".� OWNER/APPLICANT INFORMATION iZi Indicate who should be contacted regarding this project Owner: F YV /� L AG Phone: q? 9— 3 9 72_ Fax: 9 Z(7— �o 'L �'j v ❑ Applicant:: Phone: Fax: Maden ddress: n # of stories 2_ Main floor .'fc. 7G r Mailing Address: Dimensions 30X.32 City, State, Zip sr, , .e, ti 9- 2' floors . ft. 3/0 Finished basement sq. ft. City, State, Zip Construction type ( 0 Contractor y� /�Q'l"^�,„.. , Phone Fax Cost of project 7", C. 0 v 0 Architect/Engineer ___--.T Phone Fax Mailing address 0 Mailing address] City, State Zip City, State Zip WA State Contractor license # Contact name: PROJECT INFORMATION _ il x•r� ^i 7c?,F. }.�.vy�`s A 3. " Ry y armation fi �'h L U�� t � �� � i� Uw _i 1 _ .3 ! '. v.�y.. y �aq,i U _ mss- TG "��`�,-�� 4 Building height to peak 0207 1 # of stories 2_ Main floor .'fc. 7G r Unfinished basement sq. ft. 3 y o Dimensions 30X.32 Total habitable space /328` 2' floors . ft. 3/0 Finished basement sq. ft. Occupancy group Construction type ( Garage sq. ft. 5Z'r4% Deck sq. ft. Cost of project 7", C. 0 v Heat source (electric, gas, etc.) 901- � -: skR:wv" aN`s•` tar'aa£n .y;<g 7m y. P3 `D, &� lylanu acturedlome t•,;a yr'- r, "a �.� z Si n� s :t� Y F : - '� t 4y Width: ngth: What is the square footage of the sign face? How high is the sign? Year: Make: # of signs Area of existing signs Propose e Value -�..��.��,.;�.,.�:�,a�-:��.,���k�...�,��.ns��s�����x,...�O�,Yes...,..-,,,.,,- _. 7.0 KY.: r£s "I""'31n1 , esi4fi tN` 'r ;' , <�EL 1? �.ei✓ ,� 'ro e�'('{r,Jocatedr wtthtn =1000 feet, ofsaa atura) R urcer eat hn ?%'X P� �%.�; 3my Yf33'% H h �@ PiiiAL-."'k'H. a. ..4ye3c. Y'.v '.'` H i moi.. :.R . s.'�{eT• miiiY»` 3 `S. elocat>on > %' 'E 6a"�i....V q,a . w� :`� t a: L�*; �;.. s3 r �-. '�" g.".'� i a€�.' `L4�, •s _ 3 a � � --^�.� ,pyo, �� R> reSafemy ��:� d : x• „�'. i"�"'�� �' ^s`�� Y Previous address •`--- Fire Sprinkler Tent Fireworks display Paint booth _ Fire Alarm Is there evidence of fill or excavation on the property? 0 Yes )1iir No Are there slopes greater than 30% on the property? (30 ft rise in 100 ft) ( / %) 0 Yes ¥No Propose e Value -�..��.��,.;�.,.�:�,a�-:��.,���k�...�,��.ns��s�����x,...�O�,Yes...,..-,,,.,,- _. 7.0 KY.: r£s "I""'31n1 , esi4fi tN` 'r ;' , <�EL 1? �.ei✓ ,� 'ro e�'('{r,Jocatedr wtthtn =1000 feet, ofsaa atura) R urcer eat hn ?%'X P� �%.�; 3my Yf33'% H h �@ PiiiAL-."'k'H. a. ..4ye3c. Y'.v '.'` H i moi.. :.R . %..._ �B .yy�4 @R;ti��s E`� 'd'�: . �'f�wsx'R+xi" Spec> al In pec> ons Regtar gym. �a�;:....v�' �7 P' r.F � . +NJ -c?"n Y+a ';=.+, ,. 3 s..�£ :°�,.'"" M' ' ti"FY.�`.4 'ki `t�4`'w. �o Reside tial Enemy Cade, ...... e? Firm Name Phone Will the site be served by a septic system? ((Yes 0 No Plans Examiner Phone Inspectors: Is there evidence of fill or excavation on the property? 0 Yes )1iir No Are there slopes greater than 30% on the property? (30 ft rise in 100 ft) ( / %) 0 Yes ¥No Address NoIsrthe P YIP�$gY? is v'' ,�.�.�,����,....<�„���..z�....�. -�..��.��,.;�.,.�:�,a�-:��.,���k�...�,��.ns��s�����x,...�O�,Yes...,..-,,,.,,- _. 7.0 KY.: r£s "I""'31n1 , esi4fi tN` 'r ;' , <�EL 1? �.ei✓ ,� 'ro e�'('{r,Jocatedr wtthtn =1000 feet, ofsaa atura) R urcer eat hn ?%'X P� �%.�; 3my Yf33'% H h �@ PiiiAL-."'k'H. a. ..4ye3c. Y'.v '.'` H i moi.. :.R . .s ' Inspector Phone O Concrete 0 Welding 0 Bolting 0 Reinforcement Address ADDITIONAL SITE INFORMATION Are there structures on the property? 0 Yes Cr/go If yes, identify on site plan What is the current propen .,size? (square feet or acres) '5D22 Is any part of the property within 250 feet of a shoreline? If yes, ident f on site plan 0 Yes \lo What is the current use of this property? Go e add- — -G L 2 Is your property in a designated wildlife habitat area? 0 Don't know 0 Yes lir No Will the site be served by a septic system? ((Yes 0 No Is any part of the property within a 100 yr flood plain? If yes, identify on site plan 0 Maybe 0 Don't know 0 Yes K No Are or will there be wells located on the property? If yes, identify on the site plan 0 Yes" No Are there any wetlands, streams or ponds within 200 feet of the property? Ifyes, ident fy on site plan 0 Yes i3 No ' Is there evidence of fill or excavation on the property? 0 Yes )1iir No Are there slopes greater than 30% on the property? (30 ft rise in 100 ft) ( / %) 0 Yes ¥No Are critical or hazardous materials used or stored on site? 0 Yes 15rNo DEPARTMENT USE ONLY Date Received: METHOD OF PAYMENT • 1 Staff Repres VISA ❑ CASH ❑ CHECK ❑ z;: ❑ FAXED PERMITS WILL ONLY BE ACEPTED WITH PAYMENT OF A MAJOR CREDIT CARD DATE: EXPIRES: D1fCVER BANKCARD NUMBER: AUTHORIZED SIGNATURE: SUBTOTAL -4......., S "Y'..• ,'..:z.,. Coiixol*r �, FIs u%Jic�sewer-av ahle to th siie> "� O e © o P a e. � �„�� 1+4 p rs 4,..,.,.., • '�.'T'�#_' 3.`�T At"" c?�4`'�...... .fi Is the zo ri .a lest Hated-Stormgtae P Pe�'�,? „� �- � ,�. } Y ^•. �."`''d`'.�.- e.- '; .,., r_-z`h•- c .,ate c�aix a. ��n'�Jw�Nm�_ S. Y =a f..,\ ice[ j'1 , }-..:. � � �.cr�eS.:v... :; s` �?y's�''"`.,�'Y.t il ' ,.. ?` ,iCe•" w . -... 2 -.)...,,,,,i,,,,.. .. T ' Is rhes roe utstde A� *4 PSP nY � ....-• , 5'B�Pf,r' k ®YesE=t �Vo� �� , es ..: .s hik'3Ji .`:Y:2 %Y^ :8z; K ,: 1:;Cn'."'Yi " s':t•-3"s? §,.� ' 'F ro;P-'',' P "°'r'. ?a' :1° FIs .ubhc water;avarlxblio the:siie> z 1 5 es No: Pr "� ,mss iti , : 4^$. Is the ro�p tnstde t e P SASest P NoIsrthe P YIP�$gY? is v'' ,�.�.�,����,....<�„���..z�....�. -�..��.��,.;�.,.�:�,a�-:��.,���k�...�,��.ns��s�����x,...�O�,Yes...,..-,,,.,,- _. 7.0 KY.: r£s "I""'31n1 , esi4fi tN` 'r ;' , <�EL 1? �.ei✓ ,� 'ro e�'('{r,Jocatedr wtthtn =1000 feet, ofsaa atura) R urcer eat hn ?%'X P� �%.�; 3my Yf33'% H h �@ PiiiAL-."'k'H. a. ..4ye3c. Y'.v '.'` H i moi.. :.R . .s ' Date Received: METHOD OF PAYMENT • 1 Staff Repres VISA ❑ CASH ❑ CHECK ❑ z;: ❑ FAXED PERMITS WILL ONLY BE ACEPTED WITH PAYMENT OF A MAJOR CREDIT CARD DATE: EXPIRES: D1fCVER BANKCARD NUMBER: AUTHORIZED SIGNATURE: SUBTOTAL MThIIMUMMPERMJTEE IS$35OOPLEASE MAKR•CHFCKS.PAYABI,Ed•OSPOKANE r ; COUNTYPERMIT CENTER " y Ye * { r it Application 1.$ NOT 'A .R.Ka elleleio will be wasted work without pe :t .p.. _ ►°st"" *oakum w , - [t is Cwt (40Y'ie 4 A,:61 DOS C ". 8'®Z: SPONAM WA 99213 Phone: (899) 9154239 Group Nom, Pgoject Name ar xx s-- A, .:. sr 70f-; .. _r : + :r t� a�� s� . - ra : �:,tse.,..112:7Z1,013a .++ .'.�t•�._ r s: Mar Key: 99369 Na: ORCRARD ANIMA; 400"1.338) .1.3:District 411, El1oi V4 Lot: t%wuez; Rr' C O !INC Aaron: PO *OX ,13 l 6POICANE WA 99313 Setbacks; Front 28 Lett: 39 ,Rig* 38 fir: 17 Pared Nwai'or. 400633113 Sii eAt ees: 3420 N EL,TON 40 SFiiE WA MIS Location;: SPO i1& -3.S %lrbaa l s*. t mrtie?'3.8 W. wr s=ttt:014 OaCr "3 0 Areo; 0 Sq Ft WO* '117 D(144; 1 fu r 9f p.m0 l> ®: taiBa�t ag '.,'� :�. i�:; . " e� r. ':. ::' ;,.�c �Y� MT�i ""l. r� 'r'.�' �:`i' I le ��Ma:>� e41} Mme�' _...... ... .. . ... ... ... • ---- ....r.r........r.•_.._.•• ....e..._..�. Rig ; Of We (ft): 34 De___ autz _ BUILDING " Site Pisa Review �jsedl r 2:;...,"� y Permit Conditions: , !+ ' •, , _BUILDING . Plan Hold Reasons: Perm Conditions: • T ris .4911c SYslq Ms Pgrtnit Cc dWons: ENGINEE111 • Hold Reasons: Permit Cm:lit o s: t. 66p�ierfft-tldohfyefe p„e �fS.R 1iMrfn m rltx�,... Q+� +0.M iw' 9@rl,elr1.�.ea*R.�el� M Aw4;.YMM 16404-07,1; % 5 ► . . itOt. 6' PLANNING Landast1 Tran j .' ` %'r:' J �" ,,..,a b :�• ►: Hold Reasons: :Parrot Co®d tions • T1• WATTSUN 5.5B 1994 WA STATE ENERGY CODE COMPLIANCE REPORT 01/31/80 FILE: C:\\WATTSU-1\\PROJFI-1\\CRSBELTN.WS HOUSE ID: CROSBY Site: 3420 N. Elton Spokane ( ) - Homeowner: Builder: Wes Crosby (509) 994-3972 Analyst: TAS Jurisdiction: Utility: Avista House Type: Single Family Floor Area: 2036 ft2 Weather Data: Spokane, WA Climate Zone: 2 The PROPOSED design *COMPLIES* COMPONENT PERFORMANCE ENERGY BUDGET with 1994 WA State Energy Code. REFERENCE 427 9.47 PROPOSED 427 Btu/hr-F 9.94 kWh/ft2-yr REFERENCE DESIGN Component Reference Value X Area = UA BG Wall 7' BG Slab 7' Floor Glazing @15W Doors AG Wall Ceiling, Attic Ceiling, Vault Infiltration U-0.037 F-0.570 U-0.029 U-0.600 U-0.390 U-0.062 U-0.031 U-0.034 ACH-0.350 800 29.6 120ft 68.4 65 1.9 305.4 183.2 40.0 15.6 1619 100.4 720 22.3 175 6.0 10897ft3( 66.0) Reference UA 427 PROPOSED DESIGN COMPONENTS Component Description Value X Area = UA BG Wall BG Slab Floor Glazing @10% Doors RO Uninsulated 7' depth R30 vented Joist 16oc **2g1 Vinyl w/ Lo E **Mtl Polyurethane Panel U-0.193 F-0.460 U-0.029 U-0.390 U-0.170 800 120ft 65 212.5 21.0 4 154.4 55.2 1.9 82.9- 3.6 Items in parentheses not included in COMPONENT PERFORMANCE totals. ** Denotes non-standard values - check calculation of thermal value. Page 1 WATTSUN 5.5B 1994 WA STATE ENERGY CODE COMPLIANCE REPORT 01/31/80 FILE: C:\\WATTSU-1\\PROJFI-1\\CRSBELTN.WS HOUSE ID: CROSBY **Mtl Polyurethane Flush AG Wall **R19 INT horiz lap Ceiling **R38 11:12 Std **R21 batt vault vented Infiltration Standard Air Sealing Struc Mass Light Frame, Sheetrock walls **Slab w/no cover U-0.140 U-0.058 U-0.027 U-0.045 ACH-0.350 19.0 2.7 1712 99.3 720 19.4 175 7.9 10897ft3 ( 66.0) Proposed UA M- 3.000 1264 M-10.000 772 427 3792 7720 HEATING/COOLING/VENTILATING SYSTEMS Heating System Type: Make: Model: System Efficiency: Modified Efficiency: Design ACH: Design Load(at 66F dt): Duct Losses (% Dsn Load) : Total Load: System Size(Output): Average Annual Heat: Annual Cost: Ventilation System: Cooling System: SEER: Cooling Load(at 12F dt): System Size (%Over) : Annual Cool Requirement: Solar Access: PROPOSED Gas Furnace Unknown Unknown/ 80 % 76 % 0.60 36407 Btu/hr 0 Btu/hr( 0%) 36407 Btu/hr 54500 Btu/hr (150%) 90 MBtu $ 500 Integrated w/Forced Air Furnace NONE 0.0 (Unducted) Btu/hr tons(@125%) kWh/yr Partially Shaded PROPOSED DUCT SYSTEM SUPPLY RETURN Location Avg Rvalue Surface Area All in heated space All in heated space Page 2 J WATTSUN 5.5B 1994 WA STATE ENERGY CODE COMPLIANCE REPORT 01/31/80 FILE: C:\\WATTSU-1\\PROJFI-1\\CRSBELTN.WS HOUSE ID: CROSBY GLAZING ORIENTATION PROPOSED PROPOSED South ft2 North 45.0ft2 Southeast : Northwest : East 117.5 West 50.0 Northeast : Southwest : Eff S Glz: 2.5% Economic and energy consumption estimates are designed for comparative purposes only. Actual cost for heating will vary depending on weather conditions, occupant lifestyle and other factors. SPOKANE COUNTY HEARING EXAMINER RE: Variances in the Urban Residential -3.5 (UR -3.5) Zone; Applicant: Wes Crosby File No. VE -12-00 FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION I. SUMMARY OF PROPOSAL AND DECISION Proposal: Application for a variance from the front yard and rear yard setback requirements of the Urban Residential -3.5 (UR -3.5) zone, to allow a single-family residence to be placed 15 feet from the lot front line, and 25 feet from the lot rear line. Decision: Approval, subject to conditions. The Hearing Examiner has reviewed the application for a variance and the evidence of record, and hereby adopts the following findings of fact, conclusions of law and decision: II. BACKGROUND/FINDINGS OF FACT A. General Information: Applicant: Wes Crosby, P.O. Box 13717, Spokane, WA 99213 Owner: CHD, Inc., P.O. Box 13717, Spokane, WA 99213 Site Address: 3420 North Elton Road Location: Generally located east of and adjacent to Elton Road, between Liberty Avenue and Glass Avenue, in Section 6, Township 25 North, Range 44 EWM, Spokane County, Washington. Legal Description: Assessor's tax parcel no. 45063.3112, more particularly described as the North 120 feet of the West Half of Block 74, Orchard Avenue, Spokane County, WA Zoning: Urban Residential -3.5 (UR -3.5). The site is also located in the Aquifer Sensitive Area Overlay zone. Comprehensive Plan: Urban category. The site is also located in the Town of Millwood Influence Area, the Aquifer Sensitive Area, the Urban Impact Area and the Priority Sewer Service Area designated by the Plan. IUGA: The site lies inside the interim urban growth area boundaries designated by the County pursuant to the State Growth Management Act. HE Findings, Conclusions and Decision VE -12-00 Page 1 Environmental Review: The variance proposal is exempt from SEPA review, pursuant to WAC 197-11-800 (2)(e). Site Description: The site is approximately 8,600 square feet in size, level, and cleared of vegetation. The subject property is approximately 117 feet wide and 73 feet in depth. The property is fenced on all but the street (west) side. Surrounding Conditions: The nearest arterial to the site is Euclid Avenue, which is located at some distance south of the site and is designated as a Minor Arterial by the County Arterial Road Plan. Elton Road adjacent to the site has a right of way width of 34.5 feet. The Spokane River lies less than a half -mile to the north. The Town of Millwood lies approximately 800 feet east of the site, east of Vista Road. The land surrounding the site is designated in the Urban category of the Comprehensive Plan and is zoned UR -3.5. Surrounding properties are either vacant or improved with single-family residences. Project Description: The variance application requests a variance from the front yard setback requirement of the UR -3.5 zone, to allow a proposed residence with attached garage to be placed 25 feet from the lot front line, i.e. 42.25 feet from the centerline of Elton Road. The applicable front yard setback is 55 feet from the centerline of Elton Road. Both the dwelling portion of the residence and the attached garage would be located within the front yard setback. The variance application also requests a variance from the rear yard setback requirement of the UR -3.5 zone, to allow the attached garage portion of the residence to be located 15 feet from the lot rear line. The applicable rear yard setback is 20 feet. The dwelling portion of the residence would have a building footprint of approximately 1,064 square feet. The attached garage would have a depth of 28 feet and a width of 22 feet, and would be 5 feet closer to the lot rear line than the dwelling portion of the residence. A septic tank would be installed in the rear yard of the residence, and a drainfield would be installed in the north side yard. B. Procedural Information: Applicable Zoning Regulations: Chapters 14.404 and 14.616 Hearing Date and Location: December 20, 2000, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA. Notices: Mailed: December 1, 2000 Published: November 30, 2000 Hearing Procedure: Pursuant to County Resolution Nos. 96-0171 and 96-0294 HE Findings, Conclusions and Decision VE -12-00 Page 2 Testimony: James Richardson Division of Planning 1026 West Broadway Spokane, WA 99260 Wes Crosby P. O. Box 13717 Spokane, WA 99213 Scott Engelhard Division of Engineering 1026 West Broadway Spokane, WA 99260 Bonnie Rosenberger 7902 East Liberty Spokane, WA 99212 Items Noticed: County Comprehensive Plan, 1996 Update to the Comprehensive Wastewater Management Plan, County Zoning Code, County Code, County Guidelines for Stormwater Management, County Standards for Road and Sewer Construction, County Arterial Road Plan maps, and official County Zoning maps. County Resolution Nos. 99-0261 (revising Road Standards), 97-0864 (revising IUGA regulations), 97-0321 (establishing IUGA interim regulations), 96-0585 (adopting 1996 Update to CWMP), 96-0294 (Hearing Examiner Rules of Procedure), 96-0171 (Hearing Examiner Ordinance), and 85-900 (adopting County Zoning Code, and Program to Implement). Final land use decisions referenced in Staff Report. Procedural Matter: The notice of hearing indicated that only a rear yard setback variance was being requested, while the variance application requested both a front yard and rear yard variance. Because the notice included a copy of the site plan of record, which indicated both the front yard and the rear yard setback deviations, the Examiner finds the notice of hearing to be adequate for both requested variances. III. LAND USE ANALYSIS/ FINDINGS OF FACT & CONCLUSIONS OF LAW A. Because of special circumstances applicable to the property, including the shallow depth of the property, strict application of the front and rear yard setback requirements of the Urban Residential -3.5 (UR -3.5) zone, set forth in Zoning Code 14.616.325 (A), creates practical difficulties and deprives the property of rights and privileges enjoyed by other properties in the vicinity and zoned UR -3.5. The site is designated in the Urban category. The Urban category of the Comprehensive Plan is intended to provide the opportunity for a "citylike" environment, including a variety of land uses served by a high level of public facilities and services. It is primarily a residential category of single-family, two-family, multifamily and condominium buildings, along with neighborhood commercial, light industrial, public and recreational facilities. The Urban category recommends a residential density (net) range of 1 to 17 dwelling units per acre. A variety and mix of residential uses and densities are recommended in such category. Decision Guideline 1.1.4. Urban category uses should be served by a high level of public services, including public sewer. Decision Guideline 1.1.2. Land use proposals should be consistent with adopted County and service district utility plans, policies and regulations, and resolve adverse effects on public infrastructure. Decision Guideline 1.6.1. HE Findings, Conclusions and Decision VE -12-00 Page 3 The Urban category recommends that new residential development be buffered from existing adjacent uses where adverse effects may develop, through use of spatial separation, distance, screening, landscaping or other performance standards. Decision Guideline 1.5.1. "Buffering" is defined as a technique of separating incompatible land uses by distance, changing density, landscaping, screening and/or physical features or structures. See Comprehensive Plan, glossary. Structure height and the architectural character of new development in relation to nearby structures in the neighborhood are to be considered before approving such development. Decision Guideline 1.5.8. The site is also designated inside the Millwood Influence Area set forth in the Influence Areas of Municipal Entities section of the Comprehensive Plan. The policies of such section are intended to provide an acceptable pattern of development within and around the incorporated boundaries of the affected towns or cities. Decision Guideline 31.1.1 recommends that development proposals within all influence areas be required to arrange for service by existing public water, sewer, utilities and other capital facilities of the respective city or town. Objective 31.1 indicates that impacts resulting from new development within the influence area on the Town of Millwood be minimized. The approval of new developments within such area should consider the impact of the development on existing water quality, traffic volumes and transportation facilities. Decision Guideline 31.1.16. The zoning of the site and lots in the vicinity is Urban Residential -3.5 (UR -3.5). The purpose of the UR -3.5 zone is to implement the lower density range of the Urban category. Such zone is intended to promote areas of primarily single-family residential use in an urbanized neighborhood setting, having a high level of public services. See Zoning Code 14.616.100. The minimum lot size for a single-family residence is 10,000 square feet. The maximum residential density (net) allowed in the UR -3.5 zone is 4.35 dwelling units per acre. The front yard setback requirement in the UR -3.5 zone is 55 feet from centerline of the adjacent street, or 25 feet from the lot front line, whichever is greater. The rear yard setback requirement is 20 feet from the lot rear line. See Zoning Code 14.616.325 (A). The project is served by a high level of public services, except public sewer. The site is designated inside the interim urban growth area boundaries designated by the County pursuant to the State Growth Management Act. The subject property is located within the 15 -year sewer program area designated by the 1996 Update to the Comprehensive Wastewater Management Plan. The proposed residence on the site would be served with an on-site sewage system pending the extension of public sewer to the area. The record indicates that soils in the area are relatively poor for the installation of a conventional on-site sewage system, and that the applicant will likely need to install an alternative system to meet Spokane Regional Health District requirements. The site is located outside the Town of Millwood's water and sewer service areas. The Town of Millwood was contacted, but did not submit any comments on the project. The project will not impact the Town or its infrastructure. HE Findings, Conclusions and Decision VE -12-00 Page 4 The half right of way width of Elton Road adjacent to the site is 17.25 feet, which makes the applicable front yard setback for the property to be 55 feet from the centerline of such road, i.e. 37.75 feet from the lot front line. The applicant proposes to install the residence 25 feet from the lot front line along Elton Road, or only 42.25 feet from centerline. The applicant proposes to locate the attached garage of the proposed residence 15 feet from the lot rear line, while the rear yard setback requirement is 20 feet. Development of the site for a single-family residence is extremely disadvantaged by application of the front yard and flanking street yard setbacks to the shallow depth of the lot, i.e. 73.37 feet. The application of the two setbacks would allow a width of only 15.6 feet, from north to south, within which to build a residence and garage. A residence is the most reasonable use for the site, considering the UR -3.5 zoning and the platting of the area for single-family homes, and the predominance of existing residences in the area. A 25 -foot setback is typical in the neighborhood, based on the platting of the area before adoption of the County Zoning Code in 1986. Garages are a typical amenity in the neighborhood, including attached 2 -car garages. The need to install a septic tank and drainfield for the residence, in compliance with Health District requirements, also limits where a residence and garage can be located on the site. The proposed attached garage has a greater depth, at 28 feet, than is typically needed for a 2 -car garage. However, the applicant indicated that the proposed home would not have a basement, and that the greater depth is needed for additional storage and a patio area. The offset of the attached garage from the remainder of the residence, toward the rear yard, will allow more room for parking in the driveway for the garage. See testimony of Wes Crosby. The Staff Report points out that a detached garage can be constructed on the site within 5 feet of the rear yard lot line, under the UR -3.5 zone, as long as it's height does not exceed 15 feet. For each foot of height greater than 15 feet, the garage would have to be set back an additional foot from the rear yard lot line. However, the Examiner finds that an attached garage is a valuable amenity for a single-family residence, compared to a detached garage, and one enjoyed by other homes in the neighborhood. It appears virtually impossible to erect an attached, 2 -car garage on the site without deviation from the setback requirements of the UR -3.5 zone. The Examiner concludes that sufficient special circumstances are presented that justify both the front yard and rear yard setback variances. B. The granting of the front and rear yard setback variances, as conditioned, will not be materially detrimental to the public welfare, nor injurious to the property or improvements in the vicinity and similar zone classification. All other applicable variance criteria are met. Setback regulations are generally intended to ensure adequate light and air along public streets, improve visibility and safety for pedestrians, drivers and residents along the street, and reduce fire hazards. No opposition was expressed toward the variance by neighboring property owners. The property located east of the, site, adjacent to the rear yard of the site, is improved with a tall garage along its west property line. This provides a buffer for the location of the project 15 feet from the rear yard lot line. HE Findings, Conclusions and Decision VE -12-00 Page 5 The Examiner has considered the factors set forth in Section 14.404.082 (2)(3) of the Zoning Code. The proposal generally conforms to the Comprehensive Plan and the purpose and intent of the UR -3.5 zone. Approval of the variances will not establish a precedent that will adversely affect the zoning concept for the area or the county as a whole. Approval of the variance is not substantially based on a lack of reasonable return, or a claim that an existing structure is too small. Except with regard to the Examiner's conclusion that special circumstance do exist that make strict application of setback requirements an unreasonable burden on the property, the Examiner agrees with the analysis in the Staff Report regarding the consistency of the variances with the criteria set forth in the Zoning Code for approval of the variance, as applied to both variance requests. The conditions specified in the decision below are necessary to (a) ensure that the setback variances will not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and similar zone classification in which the property is situated, (b) ensure that the intent and purpose of the Zoning Code is maintained with regard to location, site design, appearance, landscaping and other features of the proposal, and (c) protect the environment, public interest and general welfare. IV. DECISION Based on the Findings of Fact and Conclusions of Law stated above, the application for a front yard setback variance, to allow the proposed residence with attached garage to be placed 25 feet from the west property line adjacent to Elton Road, as well as the application for a rear yard setback variance, to allow the attached garage of the proposed residence to be constructed 15 feet from the east property line, are hereby approved, subject to the conditions of approval listed below. Any conditions of public agencies that have been significantly altered or added to by the Examiner are italicized. Failure to comply with the conditions of this approval may result in revocation of the variance by the Hearing Examiner. SPOKANE COUNTY DIVISION OF PLANNING 1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which term shall include the owner (s) and developer (s) of the property, and their heirs, assigns and successors. 2. The variances apply to the following real property: County Assessor's tax parcel no. 45063.3112, as presently configured, more particularly described as the North 120 feet of the West Half of Block 74, Orchard Avenue, Spokane County, WA HE Findings, Conclusions and Decision VE -12-00 Page 6 tLis ROAD +#• E 1 ? COMMMEN" R`VIEWEl", f ND/c11% 00 +d Ute- ia„ o o RECEIVED SPOKANE COUNTY 1.2 Inn DIVISION OF PLANNING PN 1/94,3 3// Z N. 120 Ft -14 W t/L 8 71/ DRCM-AR n ve, F_ H doo