ZE-6-89
d
, . P
i
SPOKANiE COUNTY 1989 ~
,I ~
HEARING E MINER COMMITTEE ~
FINDINGS AND ORDER
- - -
A. INTRODUCTION
This matter having come before the Zoning Hearing Examiner Committee
on April 6, 1989, and the members of the Committee present being John
Skadan, Chairman, Jane Myers and Phillip D. Hams.
B. PROPOSAL
The sponsor, TIM STROMBERGER, is requesting approval of a zone
reclassification, File No. ZE-6-89, AGRIC[JLTURAL to URBAN RESIDENTIAL-
3.5 (UR-3.5) Zone, for the purpose of residential use. Also, for File No. CUE-
2-89, CONDITIONAL USE PERMIT FOR A HOME INDUSTRY, for the purpose of
developing an antique auto restoration in conjunction with residential use.
C. EINDINGS OF FACT
1. That the eaisting land use in the area is large lot single family
residential, residential manufactured home parks, Spokane River, open
area and vacant.
2. That the Comprebensive Plan designates this area as appropriate for
URBAN development.
3. That the existing zoning of the property described in the application is
- Agricultural.
4. That the provisions of RCW 43.21 C(The State Environmental Policy Act)
have been complied with, and the Committee concurs with the
Determination of Non-Significance.
5. That the proper legal requirements for advertisement of ihe Agenda
Item have been fulfilled.
6. That the land use in this area is suitable for the proposed use, or uses
within the proposed Zone Classification.
7. That the applicant has demonstrated that conditions have substantially
changed since the onginal zoning of this area and accordingly, the
proposed rezone is justified.
8 That the proposed use is compatible with existing uses in the area
9 That the owners of adjacent lands expressed disapproval of the proposed
use
10. The Hearing Examiner Committce finds the proposed use to be in
harmony with the general purpose and will not be otherwise
detnmental to the public health, safety, and welfare.
.
C. FINDINGS OF FACT ZE-6-89/CUE-2-89
11. The following are additional findings of fact considered by the Hearing
Exantiner Committee:
a. It is consistent wiih, and implements. the Comprehensive Plan;
and
b. The area is scheduled to cross-over to Urban Residential-3.5
(UR-3.5) Zone in 1991.
The requested Conditional Use Permit for the home industry is the
principal issue of the two land usc actions. Minimum performance
standards in thc Zoning Code are intended to protect adjacent residential
uses, if the Conditional Use Permit is approved. Addiuonal conditions
may be imposed to mitigate identified impacts. The Conditional Use
Permit request should be approved, with all recommended conditions
for the following reasons:
c. The Comprehensive Plan supports approval of home professions
and industries, provided that the adjoining residential areas will
be adequately protected; and
d. The minimum Conditional Use Pernnit standards and other
recommended coaditions serve to meet the three guideline
criteria of the Comprehensive Plan and protect adjacent uses; and
e. The site plan and application indicate an intent to develop and
operate the home industry with minimal impacts to adjacent
~ residential uses by retaining as much as possible a residential
character; and
f. An auto restoration business (as proposed) is a low intensity land
use that should not generate excessive traffic or activity that
would be disruptive to the area; and
g. Approval will maintain residential character while allowing the
proposed use to locate adjoining a principal arterial with its
associated traffic volume.
D. CONDITIONS QR CONTINCENCIES APPT•IED TQ THIS APPRQVAL
(All Conditions imposed by the Zoning Hearing Examiner Committee shall
be binding on the "Applicant", which term shall include the owner or
owners of the property, heirs, assigns, and successors.)
e) HEARINC EXAMINER COMMITTEE
1. Add the following condition:
That the proposed home industry shall not be operated until a final
Certificate of Occupancy is issued for the proposed single family
dwelling and all landscaping, including sight-obscurnng fencing,
must be installed pnor to use of the home industry.
2 Delete Planning Department Condition #15.
2
D. CONDM@NS OR CQNTINGRNCIES ZE-6-89/CUE-2-89
b) COC1NTY PLANNING DEPAR'FMENT
S° e'
1. The Spokane County Planning Department shall prepare and record
with the Spokane County Auditor a"Title Notice" noting that the
property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This "Title
Notice" shall serve as official public notice regarding conditions of
approval affecting the property in question. The "Title Notice" shall
be recorded within fifteen (15) days of final disposition of the
approved land use action and shall only be extinquished by the
Spokane County Planning Department. The "Title Notice" shall
generally provide as follows:
The parcel of property legally described as (1 e g a t
description and tax parcel number) is the subject of a land
use action, imposing a variety of speciat development
conditions, by a Spokane County Hearing Body or
Administrative Official on (date). File No. (Planning
Department File Number) is available for inspection and
copying in the Spokane County Planning Department.
Rezone:
2. All current standards of the Urban Residential-3.5 (UR-3.5) Zone, as
j amended, shall be complied with in the development of this site.
3. Any division of land for the purpose of sale, lease or transfer, shall
comply with RCVV 58-17 and the Spokane County Platting Ordinances
prior to issnance of building permits.
Conditional UU Permit:
4. The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing Examiner
Committee. Variations when approved by the Zoning Administrator
will be permitted, including, but not limited to the following
changes: Building location, landscape plans, and general allowable
uses of the permitted zone. All variations must conform to
regulations set forth in the ZONING CODE FOR SPOKANE COUNTY The
original intent of the development plans shall be maintained
5. That the project is subject to Section 14.706, the Aquifer Sensitive
Area Overlay Zone of the ZONING CODE FOR SPOKANE COUNTY, which
sets forth various measures for Aquifer proteciion, specifically,
measures dealing with wastewater disposal, spill protection
measures, and stormwater runoff.
6 Applicant shall comply with '208' recommendations conceming
stormwater runoff and provide necessary landscaping for runoff.
3
D. (_ONDITIONS OR CONTINGENCIES ZE-6-891C`TtlfE-2-89
b) COLINTY PLANNING DEPARTMENT
7. That the applicant comply with all standards for a home industry in
the Urban Residential-3.5 (UR-3.5) Zone as detailed in Section
14.616.240(4)(a-i) with the exception of sub items "e" and "h" which
are discussed below.
8. Pursuant to Section 14.616.240(4)(e), window or outside display areas
are prohibited.
9. Pursuant to Section 14.616.240(4)(h), parking, traffic, and storage
plans shall be developed as shown oa the proposed site plan.
Driveway and off-street parking areas shall conform to design
standards of Section 14.802.080 (parking lot design, surfacing and
marking requirements) of the Spokane County Zoning Code.
10. That all storage (i.e., vehicles, parts) shall be withia the shop
building.
11. All work shall be performed within the shop building.
12. That the home industry Conditional Use Permit is for an antique auto
restoration business only and does not include, for example, auto
body repair or painting, wrecking yard, retail/wholesale auto parts
sales, or towing services.
13. That hours of operation shall be limited to 8:00 a.m. to 5:00 p.m.
Monday through Friday.
14. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
15. A 6-foot sight-obscuring fence shall be provided along the west
property line of this proposal to provide a buffer for the existing
residential use located immediately west of the shop building/area.
A comparable substitute to the fencing may be approved by the
Zoning Administrator.
4
D. CONDITIONS OR CONTINCENCIES Z,E-6-89/CUE-2-89
c) C-OLINTY ENCINEERINC DEPARTMENT
Prior To The Issuance Of A Building Permit Or Use Of The PrQnerty As
Proposed:
Special:
1. The County Engineer bas reviewed the application. The concerns
rclative to road right of way and roadway improvements are
addressed in the Findings and Order of Short Plat 89-567. Those
conditions of approval are adequate and no new conditions are
necessary.
d ) rOL1NTY UTILITIES DEPARTMENT
1. Pursuant to Board of County Commissioners Resolution No. 80-0418,
- the use of on-site sewer disposal systems is hereby authorized. This
authorization is conditioned on compliance with all rules and
regulations of the Spokane County Health Disuict and is further
conditioned and subjeci to specific application approval and issuance
of permits by the Heahh District.
2. The Owner(s) or Succxssor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of a
ULID by petition method pursuant to RCW 36.94 which the petition
includes the Owner(s) property and further not to object by the
signing of a protest petition against the formatioa of a ULID by
resolution method pursnant to RCW Chapter 36.94 which includes the
Owner(s) property. PROVIDED, this condition shall not prohibit the
Owner(s) or Successor(s) from objection to any assessment(s) on the
property as a result of improvements called for in conjunction with
, the formation of a ULID by either petition or resolution method
under RCW Chapter 36.94.
3. Any water service for this project shall be provided in accordance
with the Coordinated Water System Plan for Spokane County, as
amended.
e ) COLINTY HEALTH DISTRICT
Special:
1. Please reference the Health District's findings and conditions
submitted to the Subdivision Administrator on February 8, 1989, for
Short Plat SP-89-567. The same conditions apply to this zone change
and conditional use permit application.
5
D. CONDITIONS OR CONTIINCENCIES ZE-6-89/CUE-2-89
f)COIJNTY BEJILDING AND SAFETY DEPARTMEN'F
Standard:
1. The site is located in Fire District #1.
Special:
2. The applicant shall contact the Department of Building and Safety at
the earliest possible stage of design/development in order to be
informed of code requirements administered/enforced by the
department; c.g., State Building Code Act regulations such as
requirements for fire hydrant/flow, fire apparatus access roads,
private road designation/naming, stret address assignment, building
demolition permits and general coordination with other aspects of
project implementation.
g)WATER PURVEYOR
1. Water Purveyor is Consolidated Irrigation District #19 and they will
supply the site with adequate water for domestic, fire and imgation
uses.
h) SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY
.
All air nollution regulations must be met. This includes but is not
~ limitqd_jo Lhe fQllowing;
Standard:
1. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled. This
may require use of water sprays, tarps, sprinklers, or suspension of
activity during certain weather conditions. Haul roads should be
treated and emissions from the transfer of earthen material must be
controlled as well as emissions from all other construction related
activities.
2. Measures must be taken to avoid the deposition of dirt and mud from
unpaved surfaces onto paved surfaces. If tracking or spills occur on
paved surfaces, measures must be taken immediately to clean these
surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access roads)
must be paved and kept clean.
4 Some objectionable odors will likely result during the construction
phase of the project and from motor vehicles using the slte
following completion of the project and from occupants of the
proposed project.
6
D. CONDITIONS OR CONTINGENCM ZE-6-89/CUE-2-89
h) SPOKANE COCINTY AIR PQLLUTION CQNTROL AUTHnRITY
Special:
5. SCAPCA Regulation I, Article V requires that a Notice of Construction
and Application for Approval be submitted to and approved by our
Agency prior to the constrnctioo, installation or establishment of an
air pollution source (i.e., grinding, sandblasting, paints booth, etc.).
6. SCAPCA Regulation I, Article VI and SCAPCA Regulation II, Article IV
addresses emission standards. All emission standards must be met.
7. Open burning is prohibited.
.
~r
7
.
ORDEg ZE-6-89/CUE-2-89
The Zoning Hearing Examiner Committee, pursuant to the aforementioned.
finds that the application of TIM STROMBERGER for a zone reclassification and
conditional use permit as described in the applications shouid be APPROVED to
the URBAN RESIDENTIAL-3.5 (UR-3.5) Zone.
Motioo by: Jane Myers Seconded by: Phillip D. Harris
Vote: (3-0) LINANIMOUS TO APPROVE TO THE URBAN
RESIDENTIAL-3.5 (UR-3.5) ZONE AND TO APPROVE THE
CONDITIONAL USE PERNIIT
HEREBY ATIEST'PO THE ABOVE
, , VOrI'E
7INGS, ORDER
L
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~h rm
,
ATIEST:
For WALLIS D. HUBBARD
Planning Director
~
°S TtVE HOROBIOWSKI
Zoning Administrator
4- 7- g
Date
8
4 ~
f2 ~ ~7 ! ti f I
~
SPOKANE COUNTY 1969
HEARING EXgMINER COMMITTEE '
FINDIN GS AND ORDER
A. INTRODUCTION
This maiter having come before the Zoning Hearing Examiner Committee
on April 6, 1989, and the members of the Committee present being John
Skadan, Chairnnan, Jane Myers and Phillip D. Harris.
B. PROPOSAL
The sponsor, TIM STROMBERGER, is requesting approval of a zone
reclassification, File No. ZE-6-89, AGRICULTURAL to URBAN RESIDENTIAL-
3.5 (UR-3.5) Zone, for the purpose of residential use. Also, for File No. CUE-
2-89, CONDITIONAL USE PERNIIT FOR A HOME INDUSTRY, for the purpose of
developing an antique auto restoration in conjunction with residential use.
C. FINDINGS OF FACT
1. That the existing land use in the area is large lot single family
residential, residential manufactured home parks, Spokane River, open
area and vacant.
2. That the Comprehensive Plan designates this area as appropriate for
URBAN development.
3. That the existing zoning of the property described in the application is
~ Agricultural.
4. That the provisions of RCW 43.21 C(The State Environmental Policy Act)
- have been complied with, and the Committee concurs with the
Determination of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6. That the land use in this area is suitable for the proposed use, or uses
within the proposed Zone Classification.
7. That thc applicant has demonstrated that conditions have substantially
changed since the original zoning of this area and accordingly, the
proposed rezone is justified
8. That the proposed use is compatible with existing uses in the area
9. That the owners of adjaceat lands expressed disapproval of the proposed
use
10 The Heanng Examiner Committee finds the proposed use to be in
harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare.
'
C. FINDINGS OF FACT ZE-6-891CUE-2-89
11. Thc following are additional findings of fact considered by the Hearing
Examiner Committee:
a. It is consistent with, and implements, the Comprehensive Plan;
and
b. The area is scheduled to cross-over to Urban Residential-3.5
(UR-3.5) Zone in 1991.
1'he requested Conditional Use Permit for the home industry is the
principal issue of the two land use actions. Minimum performance
standards in the Zoning Code are intended to protect adjacent residential
uses, if the Conditional Use Permit is approved. Additional conditions
may be imposed to mitigate identified impacts. The Conditional Use
Permit request should be approved, with all recommended conditions
for the following reasons:
c. The Comprehensive Plan supports approval of home professions
and industries, provided that the adjoining residential areas will
be adequately protected: and
d. The minimum Conditional Use Permit standards and other
recommended conditions serve to meet the three guideline
criteria of the Comprehensive Plan and protect adjacent uses; and
e. The site plan and application indicate an intent to develop and
operate the home industry with minimal impacts to adjacent
residential uses by retaining as much as possible a residential
Y•
character; and
f. An auto restoration business (as proposed) is a low intensity land
use that should not generate excessive traffic or activity that
would be disruptive to the area; and
g. Approval will maintain residential character while allowing the
proposed use to locate adjoining a principal arterial with its
associated traffic volume.
D. rnNniTTnxS OR CQNTIN *EENCIES APPLIED TO THIS APPRQVAL
(All Conditions imposed by the Zoning Hearing Examiner Committee shall
be binding on the "Applicant", which term shall include the owner or
owners of the property, heirs, assigns, and successors.)
a) HEARIN . EXAMINER COMMITTEE
1. Add the following condition: '
That the proposed home industry shall not be operated until afinal
Certificate of Occupancy is issued for the proposed single family
dwelling and all landscaping, including sight-obscurring fencing,
must be installed pnor to use of the home industry.
2. Delete Planning Department Condition #15.
2
D. CONDITIONS OR CONTINGENCIFS ZE-6-89/CUE-2-89
b) CQCINTY PLANNING DEPAR'F1VENT
S!p.ec1al.'
1. The Spokane County Planning Department shall prepare and record
with the Spokane County Auditor a"Title Notice" noting that the
property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This "Title
Notice" shall serve as official public notice regarding conditions of
approval affecting the property in question. The "Title Notice" shall
be recorded within fifteen (15) days of final disposition of the
approved land use action and shall only be extinquished by the
Spokane County Planning Department. The "Title Notice" shall
generally provide as follows:
The parcel of property legally described as (1 e ga 1
description and tax parcel number) is the subject of a land
use action, imposing a variety of special development
conditions, by a Spokane County Heariog Body or
Administrative Official on (date). File No. (Planning
Department File Nurnber) is available for inspection and
copying in the Spokane County Planning Department.
Rezone_:
2. All current standards of the Urban Residential-3.5 (UR-3.5) Zone, as
~ amended, shall be complied with in the development of this site.
3. Any division of land for the purpose of sale, lease or transfer, shall
comply with RCW 58-17 and the Spokane County Platting Ordinances
prior to issuance of building permits.
Conditional Use Permit:
4. The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing Examiner
Committee. Variations when approved by the Zoning Administrator
will be permitted, including, but not limited to the following
changes: Building location, landscape plans, and general allowable
uses of the permitted zone. All variations must conform to
regulations set forth in the ZONING CODE FOR SPOKANE COUNTY. The
original intent of the development plans shall be maintained.
5. That the project is subject to Section 14.706, the Aquifer Sensitive
Area Overlay Zone of the ZOr1ING CODE FOR SPOKANE COUNTY, which
sets forth various measures for Aquifer protection; specifically,
measures dealing with wastewater disposal, spill protection
measures, and stormwater runoff.
6 Applicant shall comply with '208' recommendations conceming
stormwater runoff and provide necessary landscaping for runoff.
3
D. (_'-ONDITIONS OR CnNTINEENCIES ZE-6-89/CIT E-2-89
b) CO INTY PLANNINC DEPAR'FNiENT
7. That the applicant comply with all standards for a home industry in
the Urban Residential-3.5 (UR-3.5) Zone as detailed in Section
14.616.240(4)(a-i) with the exception of sub items "e" and "h" which
are discussed below.
8. Pursuant to Section 14.616.240(4)(e), window or outside display areas
are prohibited.
9. Pursuant to Section 14.616.240(4)(h), parking, traffic, and storage
plans shall be developed as shown on the proposed site plan.
Driveway and off-street parking areas shall conform to design
standards of Section 14.802.080 (parking lot design, surfacing and
marking requirements) of the Spokane County Zoning Code.
10. That all storage (i.e., vehicles, parts) shall be within the shop
building.
11. All work sball be performed within the shop building.
12. That the home industry Conditional Use Permit is for an antique auto
restoration business only and does not include, for example, auto
body repair or painting, wrecking yard, retail/wholesale auto parts
sales, or towing services.
- 13. That hours of operation shall be limite,d to 8:00 a.m. to 5:00 p.m.
Monday through Friday.
14. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
15. A 6-foot sight-obscuring fence shall be provided along the west
property line of this proposal to provide a buffer for the existing
residential use located immediately west of the shop building/area.
A comparable substitute to the fencing may be approved by the
Zoning Administrator.
4
, •
D. (_=ONDITIONS OR CONTINCENCIES ZE-6-89/CUE•2-89
c) C'OLINTY ENGINEERINC DEPART1yIENT
Prior To The Issuance Of A Buildine Pe it Or UsC Of The ProFertY--&
Proposed:
Special:
1. The County Engineer has reviewed the application. The concerns
relative to road right of way and roadway improvements are
addressed in the Findings and Order of Short Plat 89-567. Those
conditions of approval are adequate and no new conditions are
necessary.
d ) (=0C1NTY UTILITIES DEPARTMENT
1. Pursuant to Board of County Commissioners Resolution No. 80-0418,
the use of on-site sewer disposal systems is hereby authorized. This
authorization is conditioned on compliance with all rules and
regulations of the Spokane County Health District and is further
conditioned and subject to specific application approval and issuance
of permits by the Health District.
2. The Owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of a
LJI,ID by petition method pursuant to RCW 36.94 which the petition
includes the Owner(s) property and further not to object by the
signing of a protest petition against the formation of a ULID by
resolution method pursuant to RCW Chapter 36.94 which includes the
Owner(s) property. PROVIDED, this condition shall not prohibit the
Owner(s) or Successor(s) from objection to any assessment(s) on the
property as a result of improvements called for in conjunction with
the formation of a ULID by either petition or resolution method
' under RCW Chapter 36.94.
3. Any water service for this project shall be provided in accordance
with the Coordinated Water System Plan for Spokane County, as
amended.
e ) ('OLINTY HEALTH DISTRICT
Special:
1. Please reference the Health District's findings aad conditions
submitted to the Subdivision Administrator on February 8, 1989, for
Short Plat SP-89-567. The same conditions apply to this zone change
and conditional use permit application.
5
0
D. CONDITI0NS OR CONTINCENCiM ZE-6-89/CUE-2-89
f) COUAITY BUILDING AND SAFETY DEPARTMENT
Standard:
1. The site is located in Fire Distnct #1.
Special:
2. The applicant shall contact the Department of Building and Safety at
the earliest possible stage of design/development in order to be
informed of code requirements administered/enforced by the
department; e.g., State Building Code Act regulations such as
requirements for fire hydrant/flow, fire apparatus access roads,
private road designation/naming, stret address assignmont, building
demolition permits and general coordination with other aspects of
project implementation.
g)WATER PURVEYOR
l. Water Purveyor is Consolidated Irrigation District #19 and they will
supply the site with adequate water for domestic, fire and imgation
uses.
h) SPQKANE COUNTY AIR POLLUTION CONTROL AUTHORITY
All air pollution reeulations must be met. This includes but is not
-
' limite h fgllpwing;,
Standard:
1. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled. This
may require use of water sprays, tarps, sprinklers, or suspension of
activity during certain weather conditions. Haul roads should be
treated and emissions from the transfer of eartben material must be
controlled as well as e,missions from all other construction related
activities.
2. Measures must be taken to avoid the deposition of dirt and mud from
unpaved surfaces onto paved surfaces. If tracking or spills occur on
paved surfaces, measures must be taken immediately to clean these
surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access roads)
must be paved and kept clean.
4. Some objectionable odoFS will likely result during the construction
phase of the project and from motor vehicles using the site
following completion of the project and from occupants of the
proposed project
6
D. CnNDITInNS OR CONTINGENCIFS ZE-6-89/CUE-2-89
h) SPOKANE COCINTY AIR POLLUTION (:QNTROL AUTHORITY
Special:
5. SCAPCA Regulation I, Article V requires that a Notice of Construction
and Application for Approval be submiited to and approved by our
Agency prior to the construction, installation or establishment of an
air pollution source (i.e., grinding, sandblasting, paints booth, etc.).
6. SCAPCA Regulation I, Article VI and SCAPCA Regulation II, Article IV
addresses emission standards. All emission standards must be met.
7. Open burning is probibited.
;
~
7
QgDEg ZE-6-891CUE-2-89
The Zoning Hearing Examiner Committee, pursuant to the aforementioned,
finds that the application of TIM STROMBERGER for a zone reclassification and
conditional use permit as described in the applications should be APPROVED to
the URBAN RESIDENTIAL-3.5 (UR-3 5) Zone.
Motion by: Jane Myers Seconded by: Phillip D. Harris
Vote: (3-0) UNANIMOUS TO APPROVETO THE URBAN
RESIDE;NTIAL-3.5 (UR-3.5) ZONE AND TO APPROVE T'HE
CONDTfIONAL USE PERNIIT
HEREBY ATIEST TO THE ABOVE
FDPING ORDER, A#D VOTE
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~
.
A'I'IE.ST:
For WALLIS D. HUBBARD
Planning Director
&-w,VE HOROBIOWSKI
Zoning Administrator
4- 7-
Date
.
8
OFF T CE OF `f HF COUNT Y ENC:, I NFL h
SPOk ANF COlJhiTY, WASH T NG-fQlx4
i'1 ar- cr, 14, 1'D89
TO: SI'0 k ANE COlJNTY ZON I NC ADM T N TSTRATQ R
FRL7Mo SfaOk AhIE CCIUNfTY LNG I NFFR
S1JBJe ZE G-89/ CUE 2-8'D
We have reviewed tfie above referenced app] ieat-Lon. Trie
ccincerns we i-iave r-elatzve to rc-ad riani or w,--iy and rcladway
' 1mprc-vements are addressed x.n the Findznc~s and Urcier of
Shc-rt I'lat 89-567. 1"hunse cc.nditicnn~ ----f tia.pr?roval are
ct dE? ql_t ate -af7 d fl C- I'1 e1rJ Cofl CI 1{: 1-Dft s ca Ye neCessa1' y o
OFF S GE QF rHF CQUN T Y LNGI h1EER
SF'Ok AI'JE CaUNTY y WArW I N~ D"f C71ti1
M---Arc h 14p 11981-9
TQ o SPO k ANE CO1JI\11"Y : QN? lUG ADM INTS"f RATO Rk'
FROM: SPOk ANE CO1.1NTY EhlG I NEER
SURJ: ZE 6-8S:/ CIJE -£3'D
We have revieweci tF~e ahove referenced applicatxone rhe
CoflCel''f15 we haV[a lreZat1Ve to Yclad r 1.Ur~t of Way afld Y~ :-adWay
imprcivements are ~.aiiciressed xn the Findinc~s and Orcier of
Shor t P 1 a t £39-567. Thoae cond x t i Lir~s .--.f app~-Dva 1 are
adeql_late and 17c- fleW CoI°idxtlof1S a1''e nPr'PsSal''y.
RECEIVED
A
~ MAR ' y 1989
~
Couaty Engineeriag
SPOKANE COUNTY PLANNING DEPARTMENT
QpPL-ICATtONS BEPORF THE ZOIVINC AD1L1STOR/BQARD OF ADJL1STMENT
Certiticate of Exemption No.: Application No.: C'CJc "a" S?~
Nama of Applicant:~Sl ro►~ Agcnt: Y N T; m St-~ Q►n h~r~~ ~
Strcct Address.. E,1.201 - ~ s} n o mb F^~~, s pcx~ eS~ R~1 ~t~ `a-tr o r~ b.~'r ~P r
Zip Phone - Homc: y~ ` 7s'7-3
City: Lgto State: Coda: Wock: - 2 j
Ageats No._22~pL - 75- Z.&j
Nama of Property Ownar(s):~
Strcct Address:,.S c'~~ a"~~-"
Zip Phone • Home:"-'ZZ~ - y~y 3
City: P- Statc: Code: ~~3Z~q Work:
REQUESTED ACTION(S) (Circle appropriate action):
Variance(s) na se Permit > Nonconforming Lot/Use
Waivcr of Violatioa , cmporary Usc/Slructura Other:
- .
FOR AFF USE ONLY CODE:-/- ORDINANCE
Cite Regulations Section(s): 1`4, &1b, a~~) W&2XA Z"'+C0u.dtL1
Propert ~ 'Violation/
Scction: 7 Township: Rangc: aS Sizc: d-~°Enforccmcnt: Y N
Exiscing Zoniag: omp. Plan Designation: ~b5l~-
LEGAL
PSSA: ON UTA: ASA: YQN FIRE DIST.; ~I CHECKED BY:
Hearing Date: Parsonnel Taking in Application:
Ex►sting Usc of Propcrty:
Dcscnbe lntended Proposal in Tcnns of REQLlES'I`ED ACTIONS above. ~
< < .
C~~ • • v-'~-~ ° _c•~ 1~ 1 IC.eh K~,
Strcet Address of PropaRy:~~?t wt_zl '
Lcgal Dcscription of Property (inciude eascmcnt, if applicablc):"^'ract
o'r' ..t AIQ~. ~oc ae d 1n Sook, E.Kc e('t'
,
Am C3ook 4y5 ~ D~o~. .r► ~r,e
-69 anc@ PxcPnt~ ~ ~ons co~e~ -Fospok~A~ C'n„ „i, ~c, R.Vko,. ,t?,4: ProePtfift.1416vdeeAs
('e-C~['__~ Q i11 I.rnv aa ~473 S bocx im Nn.8~7 1 .35$, Gut~U~~~~llri .P~l SnS,~a..~.Mo~,t~'Np.b'.~733fj
wnd e xc,ept-~h,e 1~`S '1-~.e w eA.t' / l0 0.~#- *t,e,& .
Parce! No(s): Sourca of Lc~al: rllfll
~
Total amount of adjoining land controlled by this owner/sponsor: n a=
What inccrest do you hold in thc proPcrty?.~~ ~ v,` ~ -
QL <:-'QC2V Ct~ la ft- ~ s a__o r vv fd rpe n`~-~ ~ vic ~ mnnN_kr ev)
Plcasc list prcvious Planning Departmcnt actions involving this property:sIt
LGs.-~~-ezxo ~ Aor D.no,, ,V n~ _
t SwEAR, UNDER PENALTY OF PERJURY, THAT: i) I AM T~ OWNER OF RECORD OR
AUTHORIZED AGENT FOR THE PROPOSED STT'E; (2 IF NOT THE OVVNER, wRITI'EN
PERMISSION FROM SAID OWNER AUTHORIZING ACTIONS ON HIS/HER BEHALF IS
A'I'ACIMa: AND (3) ALL OF THE ABOVE RESPONSFS AND THOSE ON SUPPORTING
DOCLNiENTS ARE MADE'I'R Y AND TO B ~OF MY WLE E.
~ ~
~~~OS`'! Signcd: ~ .
'~b~' A d d re s s:..,C
Phonc No.: 64 S 7 _ ~
~ • ~ • Date:
0~ % Notary:
Datc:
P
~Ql,•S'APL~;
P3g (Over) Revised 3•4-88
p 5
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✓
C f 6
• r' OOF
~f r
.is`t stktss~ p'~or the applicant or his/her representativc to cstablish the reasons
~ w.hy ~ 'KFQJJES'TED AC'TION should be approvcd and to litcrally put forth the basic
~ ca~c. ~cordingl,,7. you should have been given a form for your raquested action
;(variatocc,' conditio0al usc, ctc.) dcsigncd to hclp you prescnt your casc in a way
` wtii.ch~addresses Oe criteria which the Zoning Adjustor must consider. Please fill
the'Iorm outt an~, return it with your application. If you did not get a form, ask the
Plann~ng D~p~tment pcrsonnel for advicc on how to procaed.
. f
.
8, -IGN-OFF BY COUNTY DEPARTMENTS AND OTHER ACENCIES
1. COUNTY HEALTH DISTRICT ~
a) ProPoscd mcthod of watcr suPP1Y:
b) Proposed mcthod of scwagc disposal:'s~~„"~
A prclimina consultation has bccn held to discuss the proposal. Thc applicant
has b yn nfo c ~ rcquircmcnts and standards.
(S ignaturc) (Datc) (Sign-off Waivcd)
2. COCINTY ENCINEERIN G D .PARTMENT
A prcliminary consultation has bccn hcld to discuss the proposal. Thc applicant
has be inform d o r uirements and standards.
, ~
.
(Si aturc) (Data) (Sign-off Waived)
3. COUNTY UTILITIES_ DEPARTMENT (Waivc if outsidc WMAB)
(W A prcliminary consultation has been held to discuss the proposal. The
a bce for ed of requiraments and standards.
°
nature) (Date) (Sign•off Waived)
The applicant is required to discuss the proposal with 0
&*t4o~
to becomc informed of water system
requirements and standards.
Thc applicant is required to discuss the proposal with ~
to bccomc informed of sewag disposal
rcquircmcnts and standards.
4.tiVATFR P 1RVFYnRT (Waive if outside CWSSA)
a) Tha proposal locatcd within the boundary of our futurc
scrvicc arca.
b) The proposal located within the boundary of our current
district.
c) W arel.~re noc able to serve this sitc with adequate watcr.
d) Satisfactory arrangements h~, e/have nai. been made to serve this
p opos
c''/ c,,. / 2111 3/~3' ~l
(Signaturc") /1" (Datc) (Sign•off Waivcd)
S. SEWERAGF P 1RYFY()Rr
(If other than Spokanc County)
A prcliminary consultation has bean hcld to discuss the proposal.
The applicant has baen informcd of rcquiremen d standards.
(Signature) (Date) (Si -o f Waived)
~
Pagc 2 of 4 ~
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SPOKANE COUNTY PLANNING DEPARTMENI'
APPLICATIONS BF.FORE THE ZOIVING ADNSTOR/BOARD OF ADNS'IMENT
FII.E NO.:_2-9q PLAN. DEPT. CONTACT HEARING DATE;
NOTE TO APPLICAIVT: Additioaal infoccnation may be rcquircd by the Planning
Department aftcr the application is submitted if it is found
that such information is nceded to clarify the file documcnts
A. Addittonaf Egg Requtrements
In order to assist you with your financial planniag regarding this application,
PLEASE BE ADVISED THAT OrI'HER DEPARTMEN'I'S AND AGENCIES WITH VVFIICH YOU ARE
REQUIRED TO CONSULT MAY CHARGE YOU AN ADDITIONAL FEE. Thc fccs chargcd by
the Planning Department only partially defer our administrative costs and arc not
sharcd with othcr dcpanmcnts or agencies.
8. Prelimfnarv Submlttal
Prior to filiag an application, the project sponsor shall bccome fauniliar witb the
current procedures and fornis. Plaaning Department personncl are available for
advice on current procaduras. Past actions whicb nnay affect the proposal and the
Zoning Ordinance or Code requircments.
C. SchedullnQ aD Ap atloe Car Publi He2ring
C_21cte applications received by the Planning Department will be sctieduled for
public haaring on the earliest possible data. Department personncl will contact the
applicant approximately 21 days prior to the public bearing, and providc the
information nccded to fulfill the notification requiremcnts outlined in "E" balow
Occasionally, excessive and unpredictable workloads in the Department may cause
scheduling at a later date.
D. Submittal Reguirements
Department policy requires that the following infotmation be submitted, at a
minimum.
NOTE: WE HAVE A FREE NOTARY SERVICE AT OUR OFFICE.
l. ComQlet~ed a1221ication form (green).
2. Com2lcted Certificate of Eacemntion fQrm (yellow) (if requirtd).
3. Comeleted Environmentai Checklist (if required).
4. Assessor's section map for subject parcel and property within 300 feet
(obtained at the County Assessors OfFcc). If cequired by the Dcpartment, obtain
one (1) copy, including adjacent maps, if required. The maps are to be submitted
with the application form and other requirad information to the Department.
Outlinc the subject parcel in peacil. Adjoiaing Assassor's maps that are nceded:
5. Statement of Attending _vsician fo„r_Denendent Relative (if applicable).
6. gffidavit of Deoendent Relative Circumcrgncec (if applicablo).
7. Fee,g • Most frcquently encountcred fees, at the time this application was
distributcd, arc itcmizad as follows:
Depcndcnt Rclativc Conditional Usc Pcrmit $ 50.00
All other Conditional Use Permits $ 275.00
Variance $ 175.00
Waiver of Violation (sliding•scale value)
Environmental Checklist $ 75.00
$25.00 wiil be collected at the time of annlication conference and anolied toward
the total fee when the aDulication is submitted
Page 3 of 4
~ La
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8. Sice Plan - Submit six (6) copies of the proposal drawn to scale and indicating
the following information: a. scalc of drawing i parking arcas/spaccs/drivcways
b. north arrow j. landscaping
c. vicinity map k. fcncing
d. sitc arca showing propcrty 1. topography of the sitc
boundarics and dimcnsions m. cascmcnt(s) affccting the usa
(if a yard variancc application. of the propcrty
obtain "dimensioning" n. scptic tank, drainficld and wcll
handout) o. dimensions from proposad
e. width and names of streets structures to the ordinary high-
adjacent to the site. water mark of all water bodies
f. cxisting buildings within 200 fcct
g. proposed buildings (including
extcrior decks/balconies)
showing dimensions and distanco
to propcrty boundaries
h, haight of all structures.
E. Notification Reauirementc
The applicant is to provide notification as follows. More detailed instructions are
provided when notification packet is picked up at the Department.
Please notc thcre is a.25 cent/per parcel (plus tax) charge for the list of property
owners w,thin 300 feet of your proposal. This fee will be collected when you pick
up your agcnda packct.
Stcp 1: All property owners and taxpaycrs within threa hundred (300) feet of the
propcrty, including all additional contiguous owncrship and any casemcnt(s)
providing access across other propartias shall be notified by the proponent.
Util,zing a list of property owners and taxpayers obtainad from the Depanment or a
L,tle company and copies of the Agenda Notircatioa prepared by the Department,
the applicant shall accomplish notification by mailing the agenda notification by
Firsc Clatc Mail as dirccted by the Dcpanmcnt personnel.
SIcp 2: Ilu annl~icant sh2l ar,ide tU qri,gjna comn^er malliag L=,
Affidavit of Mailing and all rcturncd maitings (addresscc unknown, ctc.) to the
Dcpanment at least two (2) days prior to the public hearing for inclusion in the
filc.
F Public Hear
The applicant or representativa must be present at the public hearing. If the
owncrs is not at the mecting, the "represcntativc" must havc writtcn authorization
from all affected owncr(s) to act on his/her/their behalf.
Page 4 of 4
A 6u; t um ,
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CONDITIONAL USE PERMIT APPLICATION
NAME: ~YYLLi-tD vak P e4"
FILE: C JC -a -Yr
V. CONDITIONAL USES Stato Law, Saction 36.70.020(7), clarifies that the County
Ordinanccs must spacify the standards and critcria that shall
be applicd in the review by the Zoning Adjustor.
A. Assuming the proposal is listcd as a"pormitted" conditional use, do you believe
the proposal meats all of the required established and applicable criteria?
V"c , 1 b^ `
..&Im a14 I I ~4-~,L.4 s . '~LT -'eY(•C '~-A i
B What have you, done o ould you do to:
1. Makc the use compatible with othcr permitted activities ia the same
vicinity or zone?
~ ' - • 1,0244
no-r'n h n M,4~ k 41A.'te - Pam rl" /14n AJ& -4-fw, / SIl(i
2. Ensure against imposing excessive demands upon public utilities?
a,f wi
~orwhiy G Expl in h w the proposal will not bc dotrimantal to:
1. The Comprehensive Plan: '
rA tc.P Q•,~,~ ~ ~(w q4u`~n Q nA~ and
2. Surrounding propcrty: ~
~ ~ '
~ ~ ` ~ '
D. What r Ekotn-
able restrictions, nditio s or s eguar wiTl upbold the. spirit
and intent (health, safety and general welfara) of the Zoning Ordinance A N D
mitigate any adverse effect upon the neighboring properties including but
not limited to: 1) time limits; 2) froni, side or rear yard greater than
minimum stated; 3) suitable landscaping; 4) signing; S) off-street parking;
and 6) others?
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To Whom it may concern:
RE: Larson to Stromberger - Rezone
Dear Sirs:
The undersigned is personal representative of the F.state of
Albert L. Larson, deceased, Spokanbe County Superior Court cavse
No. 82401201-9, and the Estate is the owner of the following real
property:
Tract "C" of Plat "A" GREENACRES IRRIGATION DISTRICT,
according tv plat recorded in Volume "E" of Plats, page
21, in Spokane County, Washington; FXCEPT that portion
conveyed to the Inland Empire Paper Company by deed
recorded in Book 445 of Deeds, page 599; AND EXCEPT
those portions conveyed to Spokane County for Barker
Road Pro3ect No. 141 by deeds recorded in Volume 622
page 473 as Document No. 83733B and in Voltime 622 page
475 as Document No. 837335B; AND EXCFPT the South 175
feet of the West 160 feet thereof.
I have contracted to sell the real property to Timothy D.
and Arlene D. Stromberger who are now reauesting a re-zone of the
property.
I hereby authorize Mr. and Mrs. Strombezger to make
appllcation for re-zone from Agricultural to Urban Residential
3.5 and give my consent to such a re-zone. I further authorize
Mr. and Mrs. Stromberger to act in my behalf, as property owner,
in all matterG relating to the re-zone.
Delbert E. Larson
~
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SPOKANE COUNTY PLANNING DEPARTM.ENT
APPLICATION FOR ZONE RECLASSIFICATION
~
Date: Fe- V Application No:
Name of Applicant: -71~ -Simw~l ~ r
S treet Addres s of Applicant: I, Q~ -
City: LOoha 11 e, S tate: Zip Code: Tele. No. qAa `?573
Name of Property Owner(s): L4m,~,Qn
Authorized Agent representing Owner
(if other than owner): -i ; m,Strc.-~~n ~P ryr
Existing Zoning Classification: 1'~ % ~
Date Existing Zone Classification Established: I9S7 ✓
Existing Use of Property: . -~~L
Proposed Zone Classification: ,
Proposed Use of Property: -
Legal Description of Property.-Fpax~-*(,';`,64pV
~1.,~ C~L.~, wAJ
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N •
D r sDt 2~lYA.. U jA D I- a-In ~n Q 4/3 i d twnD_
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/1loA--9-3-'11R ~ ' v---a, S, t75~-a~ ij~e W, i(o0 rIt.
Section: r'/ Township: __=25 Range: U)-/yl.
S ource of Legal: ~ wa IcQo, a ~d Sim050~2 ~ncqI
Asses sor' s Parcel No: (see tax statement): S 07SS 7
~
Property Size: c2-05 ~eres Frontage: Feet On: nrker, cx3LGQ
Total amount of adjoining land controlled by this owner or sponsor:, AdG=4,
S treet Addres s of the Property: -pc.~reP't- 0,`4- `f-i-, l* s'f-; me-
If you do not hold title to the property affected by this application, what is
your interest in it? ~Urren~u tiQ~~e PQc'nes~ ~Y1onF ~ O ~I
~ - A,
6!' c ' C e ,
Please list previous Planning Department actions involving this property:
►s
ALL OF THE FOLLOWING QUESTIONS MUST BE ANS W RED:
1. What are the changed conditions of the site area, which ou feel ma
this proposal warianted? '
.
r
• ~P Ll r~J .'I3d
~ , .
2. What effe ~t will the proposed zone reclassification have,on the adjacent
properties . _
.
Ar4,r a"~ J
This section of the application will provide the Planning Department's staff
with written verification that the applicant has had preliminary consultation
with the agencies identified. Results of the preliminary consultation should
be incorporated in the proposal before final submittal to the Planning
Department.
Z E 6
~
E 2.
US
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APPLICATION FOR ZONE RECLASSIFICATION PAGE TWO
COUNTY ENGINEER'S OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been
s a t is i e d. S. d'- 9--5 IW-4 ~ `i 3
(S ignature) (Date)
~ 2. COI,JNTY UTILITIES OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone hav een ~
satisf . The designa w r purveyor for this site is
2:- i
(Sig tu ) (Date)
,
03 WATER PLTRVEYOR (NAME)
a) The proposa (is (is not) located within the boundary of our service
area.
b) Satisfactory arrangements (have) Kave no been made to serve this
proposal
c) e ar (are not) able to serve this site with adequate water.
(Signature) 1 (Date) "
,
.11 4. BIJTLDING AND SAFETY DEPARTMENT
A p liminary consultation has been held to discuss the proposal. Our
/rc re uirement for submittal of this proposal for rezone have been
s tisfied. hi proposal is located in Fire District #
2 J •
A ti1E7v-) F-1
(S,/gnature) ~ (Date) ' L
. COVNTY HE ~LTH DIS'I=
A preli inar consultation has been held to discuss the proposal. The
appl' nt een informed of our requirements and standards.
A'Z 7
I(Signature) (Date)
I, THE UNDERSIGNED, SWEAR UNDER THE PENALTY OF PERJURY
THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO
THE BEST OF MY KNOWLEDGE.
I FURTHER S WEAR THAT I AM THE OWNER OF RECORD OF THE S ITE
PROPOSED FOR ZONE RECLASSIFICATION, OR, IF NOT THE
OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM
OWNER AUT ORIZING MY A,CTIONS ON HIS OR HER BEHALF
~ • ~i1►s• E'y ~.•oti igned). -,Date:
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o~A~ress): Phone: " ~'.S7'`3
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IV A Zip:
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*a.9•~~G~jT
RY p
y~ ARY: l ' Date:
-0AR Y S EAL:
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S IG N ATU RE OF APPLICANT OR AG ENT
~
Date: ,1~a 1K1.19"P9
.
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To Whom it may concern:
RE: Larson to Stromberger - Rezone
Dear Sirs:
The undersigned is personal representative of the Fstate of
Albert L. Larson, deceased, Spokanbe County Superior Court cavse
No. 82401201-9, and the Estate is the owner of the following real
property:
Tract "C" of Plat "A" GREENACRES IRRIGATION DISTRICT,
according to plat recorded in Volume "E" of Plats, page
21, in Spokane County, Washington; FXCEPT that portion
conveyed to the Inland Empire Paper Company by deed
recorded in Book 445 of Deeds, page 599; AND EXCEPT
those portions conveyed to Spokane County for Barker
Road Project No. 141 by deeds recorded in Volume 622
page 473 as Document No. 83733B and in Voltime 622 page
475 as Document IVo. 837335B; AND EXCFPT the South 175
feet of the West 160 feet thereof.
I have contracted to sell the real property to Timothy D.
and Arlene D. Stromberger who are now reoruesting a re-zone of the
property.
I hereby authorize Mr. and Mrs. Stromberger to make
application for re-zone from Agricultural to Urban ReGidential
3.5 and give my consent to such a re-zone. I further authorize
Mr. and Mrs. Stromberger to act in my behalf, as property owner,
in all matters relating to the re-zone.
Delbert E. Larson
C
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~,Z E-(c. - s h ort kat 89 • S~ T
C, u c - a ~9 RECEIVED
O yea ~ Orl l ~
Kg R 3.s MAR 9 1989
~•.lId, nsCovecage - owrac. (p9'0 ~ ~4T
~pen s e- Q pprox 94 % Cour~y Engineeri~ o
~of I~ouse - ~ 7 {t ai h 1 362t poi nT
~1~VII~I~ ~T~ ~O~ ~ ~1 ~ I ` I n1~OM ~Vfi
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VICINITY MAP
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ZOTTING BEARING FJGAMINER AGENDA ~ APRII. 6, 1989
PAGE TWO . • 2. Z E- 6- 8~~ A=RI .LILT 1RAL. TO U BAN RESIDENTIAL-3.5
- CUE-2-891 ~,Y~ ( - , , A , ,
j~~~%
HOME INDUSTRY
Generally located at the northwest corner of Riverway and
Barker Road and south of the Spokane River in Section 7-
25-45.
TAX PARCEL NUMBER: 07554-0175
COMPP.EHENSIVE PLAN: URBAN
PROPOSED USMEQLJEST: Residence with antique auto
restoration as a home
. industry
SITE SIZE: Approx. 2.05 acres
APPLICANT: Tim Stromberger .
12016 E. 26th Avenue
Spokane, WA 99206
3. ZE-51-88 RESIDENTIAL OFFICE TO REGIONAL BUSINESS fB-31
ZONE Generally located east of and adjacent to Pines Road,
approzimately 550 feet south of Fourth Avenue in Section
22-25-44.
TAX PARCII, NUMBERS: 22542-1737 and 1738
COMPREHENSIVE PLAN: MAJOR CONIlViERCIAL
. PROFOSED USE: Retail and optical shop
STTE SIZE: Approx. 40,000 square
feet
APPLICANT: Frame Factory'
c/o Del Mindenmann
' S. 523 Pines Road
Spokane, WA 9921-6
4. ZE-1-89 AGRICULTURAL TO URBAN RFSIDENTIAL-22
(UR-22) ZONE
Generally located on the northwest corner of Sullivan
Road and Second Avenue in Section 23-25-44.
TAX PARCII. NUMBERS: 23541-0908 and 0909
COMPREHENSIVE PLAN: URBAN
PROPOSED USE: O f f i c es
STI`E SIZE: Approx. 23,250 square
fect
APPLICANT: Dwight J. Hume S. 107 Howard, Suitc 500
Spokanc, WA 99204 -
~ Kt~~vtu
~ - - MAR 9 1989
~.:~~f~s~=~~n.:~ . ~ ~ • -
; CoO Enoaeeri -
~~.ti ~ 5~~. _ • , ~ ng
:..','~-t''~.•r y r~l.'.:.. YqFi~'°f~~, I . .
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.
PIANNING DEPARTMENT ~
, BROAOWAY CENTRE BUIl01NG N. 721 JEFFERSON STfiEET
,
~ PHONE 456-2205
~
• , _.u , +l ~ • SPOKANE, WASHINGTON 99260
. . ~
SPOKANC COUNTr GOURT MOUSC .
AGENDA
~ 7,OMN t HEARINC EXAMINER COMMITTEE
DATE: APRIL 6, 1989 TIME: 9:00 A.M. ~
PLACE: Broadway Centre Building TELUHONE: 456-2205
Second Floor Hearing Room
. North 721 Jefferson, Spokane, WA 99260
ZONING AP'P`I.ICATIONS WII.L BE JIEARD IN THE FOLLOWING ORDER BEGINNING .
~ AT 9:00 A.M. OR AS SOON IIHREAFTER AS POSSIBLE. T'HE ZONING HEARIING
EXA►MINER COM[MITTEE WII.L NORMAI.LY RECESS FROM 12:00 NOON TO 1:30 P.M.
FOR LUNCH, OR AS OTBERRWISE ANNOUNCED BY T'HE CILAHZMAN. TI'EMS NOT
HEARD PRIOR TO 5:00 P.M. MAY BE CONTINUED AS ANNOUNCED BY THE
CHAMMAN OF THE ZONING HMARWG EXAMQNER CO .
9:00 A.M. HEARING BF;GM .
.
1. Z S- 2• 8 9 AC=RICLTi_.TLIRAL. SLIBLIRBAN AND RESIDENTIAL
QFFICE TO COMMUNITY BUSINESS fB-21 AND URBAN
RESIDENTIAL-22 (UR-22) ZONES ~ -
Gencrally located at the southeast corner of 57th Avenue
and Mt. Vernon Road in Section 4-24-43.
TAX PARCEL NUMBERS: . A portion of 04434-0112
COMPREHENSIVE PLAN: URBAN
PROFOSED USE: Office and retail
SITE SIZE: Approx. 1.24 acres
APPLICANT: Empire Investments
~ c/o Glen Cloninger
~ S. 104 Freya, Suite 103A
Spokane, WA 99202
ZONING HEARiNG EXAIVQNER AGENDA APRIL 6, 1989
PAG E THREE
5. Z E- S 3- 8 8/ ACRICLII.TL)RAL SCIBLIRBAN TO CIRBAN
CUE•34-88 RESIDENTIAL.-3.5 (C1R-3.5) ZONE AND CONDITIONAL
IISE PERMIT FOR HOME INDUSTRY
Generally located north of and adjacent to Broadway
Avenue, approximately 1.000 feet west of Pines Road in
Section 16-25-44
TAX PARCEL NUMBERS: 16541-1153 and 1154
COMPREHENSIVE PLAN: URBAN
PROPOSED USFr,/REQUEST: Residential with herb
. farm/chefs cooking class as
a homc industry
SI'TE SIZE: Approx. 4.5 acres
APPLICANT: M. Elaine and David Welk
, Rt. 1, Box 26
Garfield, WA 99130
5;00 P.M. TENTATIVE HEARINCt ADJOVRNMENT
NOTES :
HEARINCY EXAN4INER CQMIIvtITTEE SITE TC?URS:
The Zoning Hearing Examiner Committee may tour all sites advertised for this
hearing by County car and accompanied by a Spokane County Planner on or
about Tuesday, April 4, 1989, at 9:00 a.m. For details, contact the Spokane
County Planning Department. -
STAT'E FNVMQMMENTAL POLICY AGT (SEPAI:
A Determination of Non-Significance (DNS) has been issued for each proposal
above. Most "change of conditions" are exempt from the provisions of SEPA. A
DNS is a decision, based upon information available at the time the DNS was
issucd, that no EIS has been ordered to be prepared. Comments regarding a
DNS: (1) are due by the close of business hours, Wednesday, April S, 1989; (2)
should reference the specific file number; and (3) should be addressed to the
Spokane County Planning Department, North 721 Jcffcrson, Spokanc, WA
99260. Additionally, comments on the DNS and any other environmental
documents may be made at the public hearing, the time and place of which is sct forth abovc. Contact the Planning Department for more information.
rADDITIONAI, INFnR~ATION:
Project details, Iegal descriptions, and other information for thesc applications
are on file and available for public inspcction in thc Planning Dcpartmcnt's
officc.
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PLANNING REPORT .
DATE: APRIL 6, 1989
TO: SFOKANE COUNTY ZONING HEARING EXANiINER COMMITTEE
FROM: Spokane County Planning Department •
SUBJECT: Rezone ZE-6-89; Agricultural to Urban Residential-3.5 (UR-3.5)
Zone
Conditional Use Permit CUE-2-89; for a Home Industry
' I. GENERAL INFORMATION
Applicant: TIM STROMBERGER
" O w n e r: Estate of Albert Laison
Proposal:
A request to rezone an approximate 2.05 acre site from Agricultural to
Urban Residential-3.5 (UR-3.5) Zone for the purpose of residential use.
A request for a Conditional Use Permit pursuant to Section 14.616.240(4)
of the Spokane County Zoning Code for antique auto restoration as a
home industry.
Location: .
The site is generally located at the northwest corner of Riverway Road
and Barker Road abutting the Spokane River in Section 7-25-45. Tax
Parcel Number: 07554-0175.
II.SITE ANALYSIS
Comprehensive Plan: URBAN Category
~Inside Gcneral Sewer Service Area (GSSA) Boundary
~ Inside Priority Sewer Service Area (PSSA) Boundary
- Inside Urban Impact Area (UTA) Boundary
.
25 '
II.SITE ANALYSIS ZE-6-89/C[3E-2-89
Comprehensive Plan: •
The Ur6an Category provides the opportunity foa development of a
- „city-like" environment which includes vativus land uscs. Residential
densitics will range from I unit per acre to 17 units per acnc. Many use's
_ may require screening on performance standards to rnake them
cornpatible with one another. Horne occupations rnay be allowcd
provided they are nondistruptive of neighborhood amenities and it is
deterrnincd prior to approval that the ogCratian 'of a home vccupatian
within an existing residential area will nat:
l. Disrupt residential amenities concerning sight, sound, smell
and similar faCtors; or
2. Create traf#"YC vvhich exceeds road design or which devesaps
traffic hazards within the neighborhood; or
3. Negatively affect the intended uses within the category.
Arterial Rnad 1'lan: -
Barker Road, wYtich adjoins the site to the east, is designated a Principal "
Arxerial hy the Cvmgrehensive Flan's Arterial Road P1an. To implement
the Arteriai Road Plan polieies, fifteen (I5) feet of future acquisition
area for road right of way and utiliti~s would be necessaryr adjvining -
Barker Road. Note: Fu#ure right of way acquisitian conditions
imposed vn Short Plat SP=89-567}.
Zvning:
Exislirn : AGRICULTURAIf (established 1,957)
and within:
Aquifer Sensitive Area Overlay Zor~~ )[Q._.thg NOR'TH: Residential Manufactured Fiome (established 1970)
Sgokane River
- To t e ~.~OLJTi3: Agricultural _ (established 1957)
To Lhe EAU: Agricultural (estabtished 1957)
. To the WEST: Agricultural (established 1957)
Areas to the south, east and west of the site were rezoned in large bl~cks
to Rgricultural in the Iate 1950's. Suhsequently, Iittle iand use activity
has accurred in #he area, excepting .development of two large
manexfactured home parks located narth of the Spokane River in thc
early 1970"s. In 1982, ihe Spokane Gounty Hearing E,xaminer Comrnitzee
granted preliminary plat approva] for develapmertt of 300
manufactured horne lats and one commercial lot on approximately 118
acreS located souxh and east of the subject property.
Accarding to the Program ta ImplemenY the new Zoning Code of Spokane County, all existing zones in thc County are scheduled zn
automatically crvss-aver to new zanes in 1991. The crass-ovcr is bascd
upon a best-fit criteria relative tn ex"rsting 7ones, Gamprehensive P1am
'
26
II.,SITE ANALYSIS ZE-6-89/CUE-2-89
Zoning: designation, and other land use policies. For this general area, the
cross-over will occur as follows:
- Agricultural Zone becomes Urban Residcntial-3.5 (UR-3.5) Zone
- Residential Manufactured Home becomes Urban Residential-7
(UR Zone .
The proposed zone change implements the scheduled cross-over to the
Urban Residential-3.5 (UR-3.5) Zone.
The Urban Residential-3.5 (UR-3.5) Zone will differ from existing
Agricultural Zone standards in that minimum lot size for new '
residential development will be 10,000 square feet, which provides
slightlyhigher residential density than the existing Agricultural Zone.
The ezisting Agricultural Zone currently permits home occupations
without~ special review or public hearing. However, eight criteria,
related 'ito retainin-g residential character and appearance, must be .
followed in operation of the activity. Of those home occupation
standards in the existing Agricultural Zone, three could not be met by
. ihe proposal and therefore the need for the more flexible home
industry. Conditional Use Permit: (1) The use is in a building exceeding
by more than one-half the proposed dwelling's floor area, (2) proposed
- signage- exceeds that allowed; and (3) the use requires and off-street
- parking area.
Land Use:
- Existing^o. n SITE: Open area and vacant
To the NORTH: Spokane River and residential manufactured home
i. parks
To the SOLJ'TH: Large lot single family residential
To the EAIU: Large lot single family residential and open area
Ta the VVEST: Large lot single family residential and open area
The subject area is cbaracterized by large lot residential uses and
associated animal keeping interspersed with undeveloped parcels. The
area north of the Spokane River consists of high density manufactured
home parks.
Site Characteristics:
Site Size: Approx. 2.05 acres
i in B iu idinQS: None
a Topographx: Relatively flat with steep bank adjoining Spokane River
<
~ Vegctation: Natural
Agricultural ~,immqU: The Urban Category of the Comprehensive Plan
is not intended for agricultural protection.
,
27 '
II.SITE ANAL.YSIS ZE-6-89/CUE-2-89
Site Characteristics:
AdjoininQ Streets: Barker Road to the east of the site is a tapering 60 to
80 foot County right of way improved with two paved
lanes.
Riverway Road to the south of the site is a 60 foot
County right of way improved with two paved lanes.
Proposed Site Plan:
Use: Single family residence with home industry
Pronosed Buildines: Two
Building(s) Footprint Area: residence - 1,824 square feet
auto restoration shop - 2,400 square feet
LiLe Coverne: Approx. S%
Maximum Structure HeiT: 27 feet (house) 20 feet (shop & outbuilding)
. Building Setbacks: (residence) PROFOSID REOUII2ED
Front Yard (Riverway Rd.) 285' 25'
Flanking Yard_ (Barker Rd.) 165' 25'
Side Yard (L) 30' 10' •
Rear Yard 60' 50' to ord.inary
high water mark
of Spokane River -
Par: 2 2
- Building Setbacks: (home ind.) g$QIOED REQVRED
Front Yard (Riverway Rd.) 61' 25'
Flanking Yard (Barker Rd.) 114' 25'
Side Yard (L) 20' S' per story
R e a r 230' 20'
E.&Lk i ng.: 9 to be approved by the Hearing
Body - however 12 spaces
- required if it was a
commercial auto repair garagc
Site Plan Considerations:
The applicant's site plan indicates that the home industry will be located
at the southeast portion of the subject property. Access to the bome
industry and residence will be provided by a 30 foot wide gravel private
driveway extending northerly from Riverway Road. Landscaping will
bc provided to the cast, south and west property lines generally adjacent
to the shop area. Fencing is also proposed along the west property line.
28 "
II.SITE ANALYSIS ZE-6-89/CUE•2-89
Site Ptan Considerations:
In addition to ihe site plan, the applicant indicates that:
1. Hours of operation will be limited to 8 a.m. to 5 p.m. Monday
through Friday.
2. The building will be fully insulated, soundproofed, be of
woodframe construction, and painted to matcb the proposed
resid"ence.
3. Storage areas will be enclosed within the building.
4. Sigriage will be limited to four (4) square feet.
5. No 'employees outside the home will be permitted.
The subject property is within Short Plat SP-89-567, which received
preliminary approval on February 17, 1989, to divide 2.7 acres into two
(2) lots. Preliminary -approval is subject to Conditions of Approval
which must be accomplished prior to final plat approv-al. Conditions of
Approval and dedication language for SP-89-567 specifically address
dedication of fifteen (15) feet for future acquisition area on Barker Road
for right of way and utilities to implement the Arterial Road Plan,
prohibiting direct access to Barker Road, compliance with National -
' Flood Insurance Program, improvements to Barker Road (including
curbing and sidewalk) and agreement to participate in Road
Improvement District (RID) and Utility Local Improvement District.
.
In addition, a portion of the subject property is within 200 feet of the
ordinary high water mark of the Spokane River and is subject to
jurisdiction of the Washington State Shorelines Management Act.
_ Therefoie, no structure shall be located within 50 feet of the ordinary
high water mark of the Spokane River. The "Centennial Trail" is
proposed to traverse property lying between the Spokane River and the
subject - property.
n o te: .
- The site plan submitted for review by the Zoning Hearing Examiner
Committee is general in nature. Detailed review to determine
compliance with all Ordinance regulations and conditions of approval
is recommended to be administrative and to occur at the Building •
Permit stage.
III.SITE DEVELOPMENT RECOMMENDATIONS
The applicant has demonstrated that he is willing to meet the minimum
'standards for a-home industry as follows:
1. Retention of residential character and appearance.
~ 2. Use confined to within the dwelling Q.r within a detached structure
not more than twice the floor area of the dwelling.
. .
29
III.SITE DEVEL.OPMENT RECOMMENDATIONS ZE-6-89/CUE-2-89
3. Only family members living on site and up to two (2) outside
employees may be engaged in the activity.
4. An unlighted sign, attached or detached, up to four (4) square feet on
a face may bc allowed.
5. Outside displays may be allowed by the Hearing Body.
6. Material stored must be directly related to the business activity.
7. WashingLon State noise standards must be met.
8. Parking, traffic, and storage plans to be approved by the Hearing
Body.
9. All storage must be screened from view and meet accessory use
setbacks.
Other conditions, as necessary, to mitigate identified impacts associated
with the use, may be imposed by the Hearing Body. .
D e s i g n: Review of the proposed building for a home industry to be
administrative to insure maintenance of residential appearance and
character. No window or outside display/storage areas are proposed.
B u f f e r i n g: Recommended install ation of a six (6) foot sight-obscuring
fence along the west property line (between the proposed shop building '
area and the adjoining single family residence) as a buffer.
L a n d s c a p i n g/ S i g n a g e: Review of a specific landscaping and signage '
plan to be administrative to insure compliance with home industry
standards and proposed site plan.
Critical Materials/Use Activity: Use and handling of critical materials
for auto restoration must. be in conformance with Aquifer Sensitive Area
Overlay Zone (ASAO) and will be reviewed at the building permit stage.
IV.SEPA ENVIRONMENTAL REVIEW
An Environmental Checklist was submitted by the sponsor and was
reviewed by the County Planning Depart.ment. The review considered the
specifics of the proposal, other available information, County ordinances,
other regulations and laws, possiblc standard Conditions of Approval, the
Generalized Comprehensive Plan, and other County policies and guidelines.
The Zoning Administrator has determined that "No probable significant
- adverse impacts" would result from the proposal being developed and has
issued a Determination pf Non-Significance ("DNS").
The "DNS" was circulated to nine other agencies of jurisdiction and other
agencies/depariments affected by the future development for review and `
comment. The "DNS" comment period ends April 5, 1989, and was advertised `
30
IV.SEPA ENVIRONMENTAL REVIEW ZE-6-89/CUE-2-89 15 calendar days before said date in the newspaper, by letter to adjacent
property owners within 400 feet of the proposal, and by notice on a sign
posted on tbe proposal site. The Hearing Examiner may consider additional
environmental related testimony and the "DIVS" at the public hearing.
V. PLANNING SUMMARY
The requested zone change to Urban Residential-3.5 (UR-3.5) Zone should
be approved for the following reasons:
1. It is consistent with, and implements, the Comprehensive Plan; and
2. The area is scheduled to cross-over to Urban Residential-3.5 (UR-3.5)
Zone in 1991.
The requested Conditional Use Permit for the home industry is the
principal issue of the two land use actions. Minimum performance
standards in the Zoning Code are intended to protect adjacent residential
uses, if the Conditional Use Permit is approved. Additional conditions may be imposed to mitigate identified impacts. The Conditional Use Permit
request should be approved, with all recommended conditions for the
following reasons:
- 1. The Comprehensive Plan supports approval of hocne professions and
industries, provided that the adjoining residential areas will be
adequately protected; and
-2. The minimum Conditional Use Permit standards and other
recoinmended conditions serve to meet the three guideline criteria
of the Comprehensive Plan and protect adjacent uses; and
3. The site plan and application indicate an intent to develop and
operate the home industry with minimal impacts to adjacent
residential uses by retaining as much as possible a residential
character; and
4. An auto restoration business (as proposed) is a low intensity land use •
that should not generate excessive traffic or activity that would be.
disruptive to the area; and
5. Approval will maintain residential character while allowing the
proposed use to locate adjoining a principal arterial with its
associated traffic volume.
~
.
31 "
VI.CONDITIONS OF APPROVAL ZE-6-89/CUE-2-89
(All Conditions imposed by the Zoning Hearing Examiner
Committee shall be binding on the "Applicant", which term
shall include the owner or owners of the property, heirs,
assigns, and successors.)
a) C'ni1NTY PL NNING DEPARTMENT
S:.u.gclal-
1. The Spokane County Planning Department shall prepare and record
with the Spokane County Auditor a"Title Notice" noting that the
property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This "Title
Notice" shall serve as off-icial public notice regarding conditions of
approval affecting the property in question. The "Title Notice" shall
be recorded within fifteen (15) days of final disposition of the
approved land use action and shall only be extinquished by the Spokane Couaty Planning Department. The "Title Notice" shall
generally provide as follows: The parcel of property lega Ily described as (1 e g a 1
description and tax parcel number) is the subject of a land
use action, imposing a variety of speciat development
conditions, by a Spokane County Hearing Body or "
Administrative Official on (date). File No. (Planning
Departmeat File Number) is avaitable for inspection and
copying in the Spokane County Planning Department. Rezone:
2. All current standards of the Urban Residential-3.5 (UR-3.5) Zone, as .
amended, shall be complied with in the development of this site.
3. Any division of land for the purpose of sale, lease or transfer, shall
comply with RCW 58-17 and the Spokane County Platting Ordinances
prior to issuance of building permits.
Conditional UU Permit:
4. The applicant shall develop subject property generally in
accordance within the concepi presented to the Hearing Examiner
Committee. Variations when approved b}+ the Zoning Administrator
will be permitted, including, but not limited to the following
changes: Building location, landscape plans, and general allowable
uses of the permitted zone. All variations must conform to
regulations set forth in the ZONING CODE FOR SPOKANE COUNTY. The
original intent of the development plans shall be maintained.
.
32 '
VI.CONDITIONS OF APPROYAL ZE-6-89/CUE-2-89
. a ) COUNTY PLANNING DEPARTMENT 5. That the project is subject to Section 14.706, the Aquifer Scnsitive
Area Overlay Zone of the ZONING CODE FOR SPOKANE COUNTY, which
sets forth various measures for Aquifer protection; specifically,
measures dealing with wastewater disposal, spill protection
measures, and stormwater runoff.
6. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
7. That the applicant comply with all standards for a home industry in
the Urban Residential-3.5 (UR-3.5) Zone as detailed in Section
14.616.240(4)(a-i) with the exception of sub items "e" and "h" which
are discussed below. -
8. Fursuant to Section 14.616.240(4)(e), window or outside display areas
are pro6ibited.
9. Pursuant to Section 14.616.240(4)(h), parking, traffic, and storage
plans shall be developed as shown on the proposed site plan.
Driveway and off-street parking areas shall conform to design
standards of Section 14.802.080 (parking lot design, surfacing and
' marking requirements) of the Spokane County Zoning Code.
10. That all storage (i.e., vehicles, parts) shall be within the shop
' building.
11. All work shall be performed within the shop building.
12. That the home industry Conditional Use Permit is for an antique auto
restoration business only and does not include, for example, auto
body repair or painting, wrecking yard, retail/wholesale auto parts '
sales, or towing services.
13. That hours of operation shall be limited to 8:00 a.m. to 5:00 p.m.
Monday through Friday.
14. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
15. Only family members living on the site may be engaged in the
occupation. 16. A 6-foot sight-obscuring fence shall be provided along the west
property line of this proposal to provide a buffer for the existing -
residential use located immediately west of the shop building/area.
A comparable substitute to the fencing may be approved by thc
Zoning Administrator.
33 '
VI.CONDITIONS OF APPROVAL ZE-6-89/CUE-2-89
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit Or Use Of The Pr
gronosed:
Special:
1. The County Engineer has reviewed the application. The concerns
relati-ve to road right of way and roadway improvements are
addressed in the Findings and Order of Short Plat 89-567. Those
conditions of approval are adequate and no new conditions are
necessary.
c ) COUNTY UTILITIES DEPARTMENT
1. Pursuani to Board of County Commissioners Resolution No. 80-0418,
the use of on-site sewer disposal systems is hereby authorized. This
authorization is conditioned on compliance with all rules and
regulations of the Spokane County Health District ' and is further
conditioned and subject to specific application approval and issuance
of permits by the Health District.
2. The Owner(s) or Successor(s)- in interest agree to authorize the _
County to place their name(s) on a petition for the formation of a
:.ULID by petition method pursuant to RCW 36.94 which the petition
includes the Owner(s) property and further not to object by the .
signing of a protest petition against the formation of a ULID by
° resolution method pursuant to RCW Chapter 36.94 wbich includes the
Owner(s) property. PROVIDED, this condition shall not prohibit the
Owner(s) or Successor(s) from objection to any assessment(s) on the
property as a result of improvements called for in conjunction with
the formation of a ULID by either petition or resolution method
under RCW Chapter 36.94.
3. Any water service for this project shall be provided in accordance
with the Coordinated Water System Plan for Spokane County, as
amended.
d ) COUNTY HEALTH DISTRICT
Speciai:
1. Please reference the Health District's findings and conditions
submitted to the Subdivision Administrator on February 8, 1989, for
Short Plat SP-89-567. The same conditions apply to this zone change
and conditional use permit application.
34
VI.CONDITIONS OF APPROYAL ZE-6-89/CUE-2-89
,
e) COt1NTY BCIILDING AND SAFETY DEPARTMENT
Standard:
1. The site is located in Fire District # 1. _
Speciat:
2. The -applicant shall contact the Department of Building and Safety at
the earliest possible stage of design/development in order to be
informed of code requirements administered/enforced by the
department; e.g., State Building Code Act regulations such as
requirements for fire bydrant/flow, fire apparatus access roads,
private road designation/naming, stret address assignment, building
demolition permits and general coordination with other aspects of
project implementation.
f ) WATER PURVEYOR
1. Water Purveyor is Consolidated Irrigation District #19 and they will
supply the site with adequate water for domestic, fire and inigation
uses.
g) SPQKANE _OCINTY AIR POLLUTION CONTROL AUTHORITY
. All air pollution reeul__ ations must be met. ' ii includes but is nol
limited to the followine:
Standard:
1. Air pollution regulatioos require that dust emissions during
demolition, excavation and construction projects be controlled. This
may require use of water sprays, tarps, sprinklers, or suspension of
activity during certain weather conditions. Haul roads should be
treated and emissions from the transfer of earthen material must be
controlled as well as emissions from all other construction related
activities.
2. Measures must be taken to avoid the deposition of dirt and mud from
unpaved surfaces onto paved surfaces. If tracking or spills occur on
paved surfaces, measures must be taken immediately to clean these
surfaces.
3. All travelled surfaces (tngress, egress, parking areas, access roads) must be paved and kept clean.
4. Some objectionable odors will likely result during the construction
phase of the project and from motor vehicles using the sitc
following completion of the project and from occupants of the
proposed project.
.
35 '
VI.CONDITIONS OF APPROVAL ZE-6-8,9/CUE-2-89
g) SPOKANE COUNTY AIR POLLLITION CONTROL. AUTHORITY
Special:
5. SCAPCA Regulation I, Article V requires that a Notice of Construction
and Application for Approval be submitted to and approved by our
Agency prior to the construction, installation or establishment of an
air pollution source (i.e., grinding, sandblasting, paints booth, etc.).
6. SCAPCA Regulation I, Article VI and SCAPCA Regulation II, Article IV
addresses emission standards. All emission standards must be met.
7. Open burning is prohibited.
.
.
36 "
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