ZE-10-85
~ - ~ CLARENCE E. SIMPSON ENGINEERS, INC.
CIVIL ENGINEERS AND LAND SURVEYORS
N. 909 Ar9onne Road
I ~ Spokane, Washington 99212
Telephone: 926-1322
t) Fax:926-1323
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PLAIVIVIIVG DEPARTNIENT
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BROADWAY CENTRE BUILOING N 721 JEFFERSON STREET
PHONE 456 2205
SPOKANE WASHINGTON 99260
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SPOKANE COUNT COURT MOUSE
P L A N N I N G REPORT
Date MAY 2, 1985
TO SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
SPOKANE COUNTY ZONING ADJUSTOR
FR0M Spokane County P1 anni ng Department
SUBJECT Rezone #ZE-10-85, Agricultural to Residential Manufactured Home
Vari ance #dE-11-85, Vari ances to al 1 ow Manufactured Home Park on 1 ess
than 5 Acres and without Road Frontage
I GENERAL INFORMATI0N
Agpl i cant MIKE ZARECOR Aqent Mike Zarecor
Owners Oren and Eloise Agee
Proposal
A request to rezone an approximate 1 8 acre site from Agricultural to
Residenti al Manufactured Home for the purpose of a 12-Um t
Manufactured Home Park
A request for a Variance from Sections 4 05A 050-(b)-(le) and
4 05A 050-( b)-( 5a ) of the Spokane County Zoni ng Ordi nance to al l ow a
Manufactured Home Park to locate on a parcel smaller than the minimum
required 5-Acre lot size, and also to allow access to be provided by
a 20-foot easement, whereas a 34-foot access is required
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ZONE RECLASSIFICATION NO ZE-10-85
VAR IANCE Pl0 VE-11-85
I GENERAL INFORMATION (continued)
Location
The site is generally located north of 4th Avenue, approximately
1,400 feet east of Sullivan Road and approximately 1,000 feet west of
Conklin Road in Secti on 24-25-44
I I SITE ANALYSIS
Comprehensive Plan
SUBURBAN Category
- Inside General Sewer Service Area (GSSA) Boundary
- Inside Pri ority Sewer Servi ce Area (PSSA) 8oundary
- Inside Urban Impact Area (UTA) Boundary
The Comprehensive Plan suggests that residential densities, including
manufactured home parks, should be that of Suburban type development,
maximum of two u m ts per acre Suburban type park developments should
1) have direct access to an arterial, 2) improve neighborhood
aesthetics9 3) be compatible with nearby land uses, and 4) have access
to existing utilities and services
The si te i s adjoi ned on the north by a Major Commerci al designati on
However, the adjacent ownership in that designation is an approximate
60-foot buffer strip of County-owned land containing the sewer trunk
1 ine
Zo ni nq
Existing on SITE Agricultural (established 1942) and within
Aqui fer Sensi ti ve Area Overl ay Zone
0
y
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ZONE RECLASSIFICATION NO ZE-10-85
VARIANCE NO VE-11-85
II SITE ANALYSIS (cont>nued)
Zo ni ng. ( co ntinued )
To the NORTH Agricultural (established 1942)
Corrnnerci a1 ( establ ished 1971 and 1972)
Restri cted Iredustri al (estab 1955 and 1956)
To the SOUTH Agricultural (established 1942)
To the EAST Agricultural (established 1942)
Commercial (established 1982)
Restri cted Industrial (establ i shed 1955)
To the WEST Agricultural (established 1942)
Multiple Family Suburban (established 1979)
Areas north of sewer trunlc 1ine are zoned Commerci al South of the
trunk line the predominate zone is Agricultu ral with a few
exceptions The Gommercial Zone east of the site was a recent
approval to allow an existing industrial building to be converted ta
a ti re shop Mul tipl e Family Suburban zoned si tes near Sui 1ivan Road
and adjacent to an Urban designation, were approved prior to advption
of the Comprehensi ve P1 an Approved densi ties of 15 to 22 um ts per
acre are near maximum allowed under the zoning
La nd U se
Existing on SITE Open Area and Trees
To the NORTH Sewer Trunk Line, Open Area, Single Family
Resi denti al , and Retai 1
To the SOUTH Open Area9 Pasture, and Single Famiiy
Residenti al
To the ~AST Open Area, Tire Shap, and Pasture
To the WEST Open Area and Pasture
The immediate area is predominately low density residential with some
agricultural uses The Sprague Avenue strip, north of the sewer
trunk 1ine, i sn' t ful ly converted tv commerci al use, many residenti al
uses still exist Only one, of the several apartment complexes al,ong
Sullivan Road, have been built -
JOI,
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ZONE RECLI4SS IF ICATIOId N0 ZE-10-85
VARIANGE NO UE-11-$5
II SITE ANALYSIS (continued)
Si te Characteri_sti cs
S'te Size Approximately 1 8 Acres Exi sting Bui1 di ngs None
Topography F1 at Vegetation Pasture, Trees i n northeast corner
Agricultural Summary The Suburban categ4ry of the Comprehensive Plan is basical ly residential oriented and not intended to protect
agri cul tural i and
Adjoi m ng Streets Fourth Avenue to the south of the site is a
40-foot County ri ght of way i mproved wi th a
narrow 18 to ZO fvot paved two 1 ane roadway
The si te i s 1 andl ocked from any County road frontage Access ta the
si te i s by way of a 20-foot wi de pri vate easement north from 4th
Avenue
Proposed Si te Pl an
Use Manufactured Home Park Proposed Units 12 (8 Double Wides
and 4 Singl e W1 des
Densi ty fi 7 Uni ts per A,cre Site Caverage Approx 24 9%
Building Setbacks P_ROPOSED REQUIRED
(to Park per°i metev° )
- - - -
Front Yard 10' 10'
Side Yard (R) 10° 10'
Side Yard (L) 10' 10,
Rear Yard 10 ° 5'
Parking Not Specified 24 Spaces
Proposed Buffert ng Techni ques A l 0-foot buffer stri p, consi stent
with requi red side yard setbacks, i s proposed around entire park
perimeter There is some indication of landscaping in that buffer
strip, but nothing specific A row of landscaping is proposed along _
the west side of the private easement, howeuer, the strip appears to
be outside the project' s 24-fovt easement
G
I
ZONE RECLASSIFICATIOtd NO ZE-10-85
VARIANCE NO VE-11-85
II SITE ANALYSIS (continued)
Other Site Plan Considerations The 20-foot easement is proposed to
be completely paved roadway However, there is no indication of
plans to handle snow plowing and drainage with the entire easement
paved Once beyond the easement and into the site itself, the road
will be 30-feet i n wi dth per Ordinance requirements
Sewage disposal is proposed to be tied into the adjoining seuver trunk
1ine o n the no rth
n o t e
~ The si te plan submitted for review by the Zoning Heari ng
Examiner Committee is general in natuwe 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
Density The proposed 6 7 U m ts per Acre is over three times the
recommended two units per acre density of the Suburban category The
adjacent Major Commercial category contains the sewer trunk line land
whi ch provi des a 60-foot an de buffer to thi s Suburban area Impact of the
Major Commercial area on this property should be minimal and would not
warrant the proposed density
Desiqn Plans are not detailed enough to determine full Ordinance
compliance However, some design problems are known The site lacks tne
mim mum required 5 acres and also lacks a standard construction house
required for sites under 5 acres The si gni fi cance and i mportance of 5
acres or a standard built house are questionable The proposed access
road >s less than the 30-foot road specified by Ordinance for adequate
ci rcul ation and i s of concern 8oth issues are subject of Vari ances
before the Zoning Adjustor
Buffering. Recommend that tall growth plantings be installed and
maintained in proposed 10-foot buffer around perimeter Also, fencing to
be installed around the site Both as measures to screen from adjacent
undeveloped land and to confine Park activities on-site
Landscapin% The Spokane County Zoning Ordinance requires individual
stall landscaping and skirting withim m nety (90) days of stall _
occupancy
7
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ZONE RECLASSIFICATIOM NO ZE-10-85
dARIANCE NO VE-11-85
III SITE DEVELOPMENT RECOMMENDATIOIdS (continued)
Ci rcul ati on/Access P1ajor publ ic road access wi 11 be by mi nimal 1y
improved 4t,h Avenue Si nce thi s project wi 11 be a major user of that
road, the si te wi 11 be requi red to share i n future expenses to improved
4th Avenue as per formula by County Engineer
Stomwater Drainaqe Detailed plans for drainage will be required prior
to development Concern will be with the handling bf runoff f rom 20-foot
roadway i n a 20-foot easement
Sewage Disposal Will be required9 as proposed, to connect to public
sewer
ddater SupPly Water service can be supplied by Uera Irrigation District
Wis,
Fire Protection The pwoposed 'hammer-head' road in the Park must be
redesigned with a turm ng radius for emergency vehicles Final plans for
fire hydrants, emergency access 9 and rvater servi ce wi 11 be reviewed pri or
to development
Schools No comments receided from Central Valley School District
IV SEPA ENVIRONN9ENTAL REVIEW
An Environmental Checklist was submitted by the sponsor and was
reviewed by the County P1 anni ng Deparfi.ment The review considered
the specifics of the proposal, other available information, County
ordinances, other regulations and laws, possible standard Conditions
of Approval, the Generalized Comprehensive Plan, and other County
policies and guidelines The Zoning Administrator has detevmined
that "No probable significant adverse impacts" would result from the
proposal being developed and has issued a Detemination of
Non-Sigm ficance DNS )
The 'DtdS" was ci rcul ated to nine other agenci es of juri sdi cti on and
other agencies/departments affected by the future development for
review and comment The "DNS' comment period ends May l, 1985, and
was advertised 15 calendar day s before said date in the newspaper9 by
letter to adjacent property owners within 400 feet of the proposal,
and by notice on a sign posted on the proposal site The Hearing
Examiner Committee may consider additional environmental related
testimony and the 'DNS" at the public hearing
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ZONE RECLASSIFICATION NO ZE-10-85
VARIANCE NO VE-11-85
U PLANNING SUMMARY
The two rnajor issues rnast di ffi cul t ta resol ve are densi ty and
private easement access The proposal is over three times the
recommended density There are no apparent over-riding circumstances
that would warrant the increased density Certaln aspects of
circulation and access can be resolved Future improvements to 4th
Avenue, redesign of emergency turn-around9 and 30-fovt raads in the
Park are all mitigating measures on cjrculation However, the
easement from 4th Avenue to the site is only 20-feet wide, ands
therefore, the road can only be ZO-feet wide Adequacy of such an
access is unknown
If approved4 eonditions are recommended to deal with issues that can
be resolved
V I COND IT IONS OF APPRUYAL {Al l Conditions imposed by the Zoni ng Hearing Exami ner Commi ttee shal l be
binding on the "Applicant", which tem shall include the owner or owners
of the property, heirs, assigns, and successors )
a) COUNTY PLANNING DEPARTMENT
1 A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Administrator shal 1 be submitted with a perfarrnance bond for the
project pri or to rel ease of bui 1 di ng permi ts Landscaping shal l
be installed and maintained such that sight distance at access
points is not obscured or impaired
2 The appl i cant shal 1 devel op subject property general ly in
accordance within the cvncept presented to the Hearing Examiner
Commi ttee Vari ati ons when approved by the Zoni ng Adm1 ni strator
wi11 be permitted, i ncl udj ng, but not 1 i ma ted to the fol l owi ng
changes Building location, landscape plansA and general
allowable uses of the permitted zone All variations must
conform to regulations set forth in the Spokane County Zoning
Ordinance The original intent of the development plans shall
be mai ntained
3 Direct 1ight from any exteri or area 1 i ghting fixture shall not
extend over the property boundary
ZONE REGLASSIFICATION NO ZE-10-85
VARIANCE NO YE-11-85
a) COUNTY PLANNING DEPARTMENT {continued}
4 That priar to release of building permits, the sponsor shall
submi t a fi nal Manufactured Home Park design pl an to the
Planning Department wh'eh demonstrates compliance with the
Residential Manufactured Home Zone, Development Standards of
Section 4 05A 050-(b-1 @9), and al l Heari ng Exami ner Commi ttee
conditi ons of approval
5 A11 current standards of the Residentiai Manufactured Home Park
Zvne, as amended, shall be complied with in the developrnent of
this site
6 That the project is subject to Section 416A 050a the Aqui fer
Sensi ti ve Area Overl ay Zone of the Spakane County Zoning
Ordinance, whi ch sets forth various measures for Aqui fer
pratection, specifically, measures dealing with wastewater
di sposal , spi 11 protection measures, and stormwater runoff
7 Appl icant shal 1 comply with ' 208` recorttinendations concerning
stormwater runoff and provi de necessary 1 andscapi ng for runoff
8 Ary divisi on of 1 and for the purpose of sal e, 1 ease or transfer,
shal l comply w, th RCW 58-17 and the Spokane County P1 atti ng
Ordinances prior to issuance of bui lding permi ts
9 That the prvvisions of SEPA`s NOTICE UF ACTION pursuant to
Chapter 43 21C 080 RGW and the Board of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
appl icant udithi n thi rty (30) days of fi nal di sposi tion of thi s
appl3cation, and prior to any on-site improvernents
10 That tall growing and dense landscaping be instalied and
mai ntai ned wi thin the 10-fvot buffer stri p around the enti re
site' s peri meter
11 That a 6-foot fence be provided along all property lines of the
Manufactured Home ParkP
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit Or Use 0f Propert.y as
Proposed
1 Access pemits for approaches to the County Road Sy stem shall be _
obtai ned from the Spokane County Engi neer
2 App11 cant shal 1 submi t for approval by the Spokane County
Engineer road9 drainage, and access plans prior to the issuance
of a building permit on the property
0
ZONE RECLASSIFICATION NO ZE-10-85
YARIANCE NO VE-11-85
b) COUNTY ENGINEERING DEPARTMENT (continued)
3 The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
pl an for the entire project pri or to the i ssuance of any
building permit on the property
4 A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property The design,
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices Paving
or surfacing as approved by the County Engineer, will be
requi red for any portion of the project which i s to be occupied
or traveled by vehicles
5 The word "applicant' shall include the owner or owners of the
property9 his heirs, assigns, and successors
6 All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards and/or
adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless
otherwise approved by the County Engineer
7 Access to Mi 1 waukee Road ri ght of way shal l be prohi bited
8 Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County
Commissioners'Resolution No 80-1592 as amended and are
applicable to this proposal
9 The principal means of access to this development proposal is
via 4th Avenue Fourth Adenue is an 18 to 20-foot wide hard
surface roadway This dedelopment proposal will contribute to
increased traffic flows on 4th Avenue Should a Road
Improvement Di strict or County Road Project be created for the
purpose of improving 4th Avenue, the applicant of this proposal
will be expected to contribute his share in order to mitigate
traffic impacts Assessments for roadway improvements are
determined by the 8oard of County Commissioners Applicant must
sign Spokane County NOTICE TO THE PUBLIC #6, whereby he would
agree to join in and not oppose or protest the creation of a
Road Improvement District or County Road Project which is -
created for the purpose of improving Fourth Avenue
V
ZONE RECLASSIFICATION NO ZE-10-85
VARIANCE NO VE-11-85
c) COUNTY UTILITIES DEPARTMENT
1 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 peti ti on method pursuant to RCVd 36 94 whi ch the
petition includes the Owner(s) property and further not to
object by the signi ng of a protest peti ti on agai nst the
formation of a ULID by resolution method pursuant to RCW Chapter
36 94 which includes the Owner(s) property PROdIDED, this
condi ti on shal l not prohi bi t the Owner(s) or Successor(s) from
objection to arqr assessment(s) on the property as a result of
i mprovements cal 1 ed for i n conjuncti on wi th the formati on of a
ULID by either petition or resolution method under RCW Chapter
36 94
2 Any water service for this project shall be probided in
accordance wi th the Coor°dinated Water System Pl an for Spokane
County9 as amended
3 Connection is to be made to the Ualley sewer Plans and
specifications are to be revieaued and approved by the Utilities
Department prior to sewer construction and building permit
appl i cation Al l Uti1 i ties Department sewer connection
requirements including permitsy payment of fees and execution of
necessary agreements are to be accomplished prior to building
permit application
d) COUNTY HEALTH DISTRICT
1 A combined surface water and sewage disposal detailed plan shall
be approved by the County Engineer and the Health District prior
to the issuance of any building permit for this project
2 Sewage disposal method shall be as authorized by the Director of
Utilities9 Spokane County
3 A public sewer system will be made available for the project
Use of 'ndividual on-site sewage systems shall not be
authorized
4 Water service shall be coordinated through the Director of
Utilities, Spokane County
5 Water serdice shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of -
Social and Health Services
6 Use of pri date wel 1 s and water systems is prohibi ted
A
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ZONE RECLASSIFICATION NO ZE-10-85
VARIANCE NO VE-11-85
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1 The si te i s located in Fi re Di stri ct # 1
2 A water plan showing location, size, etc will be required for
approval The hydrants shall be installed prior to the building
permit and construction of the complex Each hydrant shall be
capable of flowing a minimum of 500 g p m at 20 p s i residual
when any two (2) hydrants are flowing simultaneously These
hydrants shall be placed so that no portion of the building is
more than 175 feet from the hydrant
3 Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly disible
and legible from the street or road f ronting the property Said
numbers shall contrast with their background
4 Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves
5 Building permits will be required for each structure
6 Each structure shall be accessible to Fire Department apparatus
by way of access roadways wi th al 1-weather dri vi ng surface
capable of supporting the imposed loads of fire apparatus The
mim mum paved roadway width9 inside curb face to inside curb
face, shall be twenty-four (24) feet with no parking Parallel
parking is permitted on one side with road widths of mim mum of
thirty (30) feet Parallel parking is permitted on both sides
with road widths a minimum of thirty -six (36) feet Signs
noting such i s required for fi re 1 ane The turni ng radius of
private roadways and drive aisles shall be a mim mum of twenty
(20) feet inside and a minimum of forty-five (45) feet outside
to curb face Cul de sacs shall have a mim mum radius of
thirty-seven (37) feet, six (6) inches (75 feet diameter)
7 A plan for emergency equipment access is required to be
submitted prior to any land development
8 Fire Hydrants which meet the fire flow are required to be
installed prior to any construction These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet bfrom the hydrant The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeti ng the requi rements i n -
Chapter 10 04 of the Un'form Fire Code i s required prior to
constructi on of the water servi ce Al l requi red fi re protecti on
facilities shall be installed and made serviceable prior to and
during the time of construction
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ZONE RECLASSIFICATION NO ZE-10-85
VARIANCE NO UE-11-85
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
9 Comments The present drawing will require some revisions to
provide adequate turning radius for fire department apparatus
The present design would requi re fire trucks to back out to
Fourth Avenue which would not be permitted for safety reasons
f) WATER PURVEYOR
1 Water Purveyor is Vera Irrigation District #15y and they will
supply the site with adequate water for domestic, fire and
irrigation uses, however, specific arrangements habe not been
made
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
1 Air pol l uti on regul ati ons require that dust emissions during
demolition, excadation and construction projects be controlled
Thi s may requi re use of water sprays9 tarps, spri nkl ers, or
suspension of activity duwing certain weather conditions Haul
roads shoul d be treated and emissi ons 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 adoid 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 tradelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean
4 It has been determined that fireplaces and wood stoves are a
significant source of suspended particulates The small
particles (C l(kmicrons) are respirable and can have an adverse
effect upon the health of the public We strongly urge that if
wood stoves/fireplaces are used, that burning be done as
efficiently as possible A11 wood should be seasoned and stored
in a dry place Ouring periods of poor ventilation or elevated
air pollution levels, we request that use of wood stoves and
fireplaces be discontinued A
5 Some objectionable odors will likely result during the
construction phase of the project and from motor vehicles using _
the site fol l owi ng compl etion of the project and from occupants
of the proposed project
6 All air pollution regulations must be met
if
.
.
1t
PLANNING DEPARTMENT
~~I~ ..r-• BROADWAY CENTRE BUILDING N 721 !=PFERcC-)N SrP FF?
-
~ • f: ~}J ~ PHONE 456-22
•
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SPOKANE; WASHINGTON 99260
SPOKANE COUNT'/ COURT HOUSC
Ma~F 1 c~QF
I
T0: Board of SPokane Count.~ ~ Coriimi ssi oners I
. I
FROM:,';9-f Steve P. Horobiowski, Zoning Administrator
SUBJECT: Zoning Hearing Examiner Committee Actions of May 2, 19a5.
Gentlemen:
On May 2, 1985, the Zoning Hearing Examiner Committee met at 9:00 A.M.; to consider
six new zone reclassification applications and two changes of conditions applications.
Members present for the May 2, 1985, hearing arere: Mrs. Carstens, Mrs. Tennican and
Mr. Odell. Mrs. Carstens served as Chairperson of the Committee for the first three
agenda items, ZE-10-85 (VE-11-85), ZE-31A-84 and ZE-12-85. Mrs, Tennican served as
Chairperson for the remainder of the hearing.
Following are the applications in sequence and the action taken by the Committee.
If not appealed, these decisions will become final on May 13, 1985, All Fir.dings
and Order for this hearing were signed on May 2, 2985.
1) ZE-10-85, A4ricultural to Residential Manufactured Home: Zarecor
and
VE-11-85, Variances to Allow Manufactured Home Park on Less than 5-Acres and
Without Road Frontage
Location: Generally located north of 4th Avenue, approximately 1,400 feet
east of Sullivan Road and approximately 1,000 feet west of
Conklin Road in Section 24-25-44.
Proposal: Manufactured Home Park - (_12-Units)
Action: Denied Without Prejudice. (Vote: 3- 0)
The Zoning Hearing Examiner Committee determined that the
recommended mitigating measures would not resolve inherent
. deficiencies of the site size, access road or help the proposed
residential manufactured home park fit into the community.
Further, that although areawide sewers are available to the site,
this proposal is not the best development alternative available
to provide a compatible usage of the property.
The Zoning Adjustor continued his decision until such time if the
denial decision is appealed to the Board of Spokane County Commis-
sioners, then the Zoning Adjustor will be heard concurrently with
the Board's public hearing.
(continued)
,
.
Zoning Hearing Examiner Committee Actions of May 2, 1985. (continued)
2) ZE-31A-84, Chanqe of Conditions in the Multiple Family Suburban Zone: Wyatt
Location: Generally located approximately 400 feet east of Pines Road and
approximately 300 feet no rth of Mansfield Avenue in Section
10-25-44.
Proposal: Increase number of Apartment Units from 70 to 150 Units.
Action: Continued to May 28, 1985, at 1:30 P.M. (Vote: 3- 0)
The continuation was prompted by a pending appeal hearing scheduled
before the Board of County Commissioners on May 7, 1985. This will
allow time for the Board to make their decision which will provide
further information to be considered by the Zoning Hearing Examiner
Committee.
3) ZE-12-85, Agricultural to Commercial: Campbell Company
Location: Generally located west of and adjacent to Sullivan Road, approxi-
mately 320 feet north of Valley Way in Section 14-25-44.
Proposal: General Commercial Uses -(No Site Plan).
Action: Approval. (Vote: 3 - 0)
4) ZE-11-85, Aqricultural Suburban to Local Business: Edwards/Guell
Location: Generally located at the northwest corner of Mullan Road and
Boone Avenue in Section 17-25-44.
Proposal: Offices and/or Retail Uses.
Action: Approval. (Vote: 3 - 0)
5) ZN-18-85, Agricultural Suburban to Multiple Family Suburban: Molander
Location: Generally located east of and adjacent to Mill Road, north of
and adjacent to Hastings Road, approximately 750 feet northeast
of the intersection of Hastings and Mill Road in Sections 6 and
7-26-43.
Proposal: 180-Unit Retirement Apartments and 168-Future Apartment Units.
Action: Approval. (Vote: 3 - 0)
6) ZS-85A-84, Chanqe of Conditions in the Commercial Zone: Case, et al
Location: Generally located at the northeast corner of 55th Avenue and
Regal Street in Section 3-24-43.
Proposal: Modify Condition of Approval Requiring Landscaping.
Action: Conti.nued to May 28, 1985, at 1:30 P.M., or as soon thereafter
as possible. (Vote: 3 - 0)
The hearing was continued to allow time for complete consideration
of the various alternative landscape proposals suggested in order
to satisfy all parties concerned.
~
- 2 _ (continued)
. . .
.
ZONE RECLASSIFICATION NO.: ZE-10-85
YARIQNCE NO.: VE-11-85
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
A. INTRODUCTION
Thi s matter havi ng come before the Zoni ng Heari ng Examiner Commi ttee on
May 2, 1985, and the members of the Comnittee present being
Kathleen M. Carstens, Chairperson, F. Ly nn Tennican and Ron Odell.
B. PROPOSAL
The sponsor, Mike Zarecor, is requesting approval of a zone
reclassification, File No. ZE-10-85, Agricultural to Residential
Manufactured Nome, for the purpose of developing a 12-Unit Manufactured
Home Park. Also, a request for Variances, VE-11-85, to allow a
Manufactured Nome Park on a parcel smaller than the 5-Ac re lot size
required by Section 4.05A.050-tb)-0e) of the Spokane County Zoning
Ordinance; and to allow access to the proposed Manufactured Home Park to
be provided by a 20-foot easement, which is less than the 34-foot access
required by Sec tion 4.05A.050-(b)-(5a).
C. FINDINGS OF FACT
1. That the exi sti ng 1 and use i n the area i s resi denti al (si ngl e fami ly,
mul ti -fami 1y ti re shop, retai 1, pasture and open area.
2. That the Comprehensive Plan designates this area as appropriate for
Suburban devel opment, wi th a densi ty gui de of a maximum of 2-uni ts
per acre. The project i s not consi stent wi th the Suburban category
of the Comprehensi ve P1 an.
3. That the existing zoning of the property described in the application
is Agricultural.
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act ) have been compl i ed wi th, and the Comni ttee concurs wi th the
Declaration of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6. That the 1 and i n thi s area i s unsui tabl e for the proposed use, or
uses wi thi n the proposed Zone Cl assi fi cati on.
0
ZONE RECLASSIFICATION NO ZE-10-85
VAR IANCE Id0 VE-11-85
C F ItdD ItdGS OF FACT ( conti nued )
7 That the applicant has demonstrated that conditions have
substantially changed, i e, Multiple Family Suburban zoning and an
i ncrease i nintensity of Commercial and Mul ti pl e Fami ly Suburban uses
since the ori gi nal zom ng of thi s area, but not di rectly adjacent to
the site whi ch remal ns Si ngl e Fami 1y Resi dential and vacant, and,
accordingly, the proposed rezone is not justified
8 That the proposed use is minimally compatible with existing uses in
the area
9 That the owners of adjacent lands expressed both approval and
disapproval of the proposed use, but generally find difficulty
concerning site access and density
10 The Hearing Examiner Committee does not find the proposed use to be
in harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare
11 The following are additional findings of fact considered by the
Hearing Examiner Committee
a) That the applicant has stated the Planners' Report is not fair
and has asked the Nearing Examiner Committee to fairly consider
this request9 also that logic should prevail The Hearing
Examiner Committee finds the Planners' Report to be fairly
a►ritten and complete, evidenced by recommendations for
mitigating measures addressing deficiencies of the site and
attempting to accommodate the project
b) The applicant indicated he optioned the property contingent upon
rezoning to Residential Manufactured Home but was not aware of
the Residential Manufactured Home Zoning and standards until
meeting with the Planning Department
c) The Hearing Exami ner Commi ttee consi ders thi s area to be
transitional in character with Majar Commercial to the north,
Urban to the westD and Suburban Residential to the south and
east, with some Commercial to the east, but that this proposal
is not compatible with either the future apartments to the west
or the future single family residential of the Suburban
category
d} That the 20-foot access strip to the site by a 320-foot long
easement is not adequate to handle vehicular traffic expected to
be generated by this projec t
e) The applicant indicated that, when contacted, the adjacent
owners would not cooperate in granting him additional right of
way for access to the site
2
.
4
ZONE RECLASSIFICATIOId NO ZE-10-85
dARIANCE NO VE-11-85
C FINDINGS OF FACT (continued)
f) That an adjacent property owner indi cated hi s ari 11 i ngness to
sel l hi s property ari th a resi dence to the appl i cant, whi ch woul d
then provide the necessary f rontage along Fourth Avenue This
option would also eliminate the site's deficiencies regarding
property si ze and the i nadequate 20-foot access easement
g) That the recommended mitigating measures would not resolve
inherent deficiencies of the site size, access road or help it
fi t i nto the congnuni ty
h) That although areawide sewers are available to the site, this
proposal is not the best development alternatide available to
provide a compatible usage of the property
1) That the Valley has many properties with vacant back yards which
create development problems, hovuever, it is not appropriate to
waive all development Ordinancesy Planning Policies and
Guidelines which may impact adjacent properties
j) That the 20-foot easement is to be completely paved and utilized
for access and arould not be able to provide sufficient width for
placement of snow removal during the winter or drainage controls
as required by the '208' regulations
E ORDER
The Hearing Examiner Committee, pursuant to the aforementioned, finds that
the application of Mike Zarecor, for a zone reclassification as described
in the application should be DENIED WITHOUT PREJUDICE
Motion by Tennican Seconded by Odell
Vote Tenni can - Aye
Odell - Aye
Carstens - Aye
Unanimous to DEtdY WITHOUT PREJUDICE 3- 0)
3
ZOfdE RECLASSIFICATIOtd NO ZE-10-85
UAR IAtdCE NO VE-11-85
E ORDER (conti nued)
HEARIIdG EXANIINER COMMITTEE
HEREBY ATTEST TO THE ABOVE
FINDINGS, ORDER, APID VOTE
~
J
ai rperson
ATTEST
For WALLIS D HU68ARD
P1 anni ng Di rector
J
P
sy s R 6 ows
Zoni ng Admi m strator
Date
d
4
0
BEFORE THE SPOKANE COUNTY ZONING ADJUSTOR
SPO KANE COUNTY, WASHINGTON
IN THE MATTER OF VARIANCES TO ALLOW A) NOTICE OF
RESIDENTIAL MOBILE HOME PARK ON LESS ) CONTINUATION
THAN 5 ACRES AND WITHOUT ROAD FRONTAGE )
VE-11-85, ZARECOR )
The above enti tled matter, considered during a Zorting Adjustor special
hearing with the Spokane County Zonirig Hearing Examirier Corrmittee at 9 00 a m
on May 2, 1985, in whi ch heari ng the Commi ttee denied the requested zoni ng to
Resi denti al Manufactured Home, is hereby contlriued IF THE DENIAL DECISION IS
APPEALED to the Board of Spokane County Commissioriers If appealed, the Zoning
Adj ustor he reby continues the special heari ng to be coi nci dent wi th the appeal
hearing at the time, date and location to be set forth by the Board of Spokane
Courity Commssioners
DATED THIS 2nd DAY OF May , 1985
olml4e
THOMAS G MOS , AICP, ZONING ADJUSTOR
SPOKANE COUNT , WASHINGTON
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App1 tcanNamP ZqQE~I~ _
tiert 1mn Zq_ Tow►islii p 2-6--N, Kange L/4yEWM
l'he fr,llnwi(ig, "con tiltl0 nS 0 t a pprc.,val" t() r tlie a bo ve -refc r e nced zi) ile clia nke a re submie.ted C(I
ChP Spok;ine C',ot►nty Fiei+rtng Fx.uminer C,~)mmittee tor incltision in [he titaf farialysis and
"f tndinKs and order" of the fiearing :;r.heduled 19E5-
i
Ptior To T'he Iseuance Of A Building Pervit ou- "5~ bS~ Qr~ ~ttr_Ty C-\~_ ~roCa ~E.~ 1. Applicant shall cit-di.-a[r feet on
for right-of-way prior to any use of Lhe pr~~perty.
2. Applicant shall cfedicate feet oji
for right-of-way and slope easements as neces5ary prior to any use oE the property.
j. Applican[ shall dedicate A foot radius oil
and pr ior to any use u f t he proper [ y.
4. Applicant shall dedicate feet on and a foot radiua on
end for right-of-way prior to any uae of the property.
~ Access permits for approaches to the ('.ounty Road Sys[ecn shall he obtained from the
Spokane County Engineer.
6. Access permits and improvemen[s to must be approved
by [he Waehington Department of 'IYanspurtation.
7. AccesR permi ts and improvemen t s to must he approved
by the Ci ty o f .
H. (a) Applicant hf,all Improve in a manner consi-scenc with SFxokane
County TYNTCAL r,>adway sect iun Nc>. minimum paving wiclth .
(b) Applicant shall Improve in e rnanntr conhisten[ with SpokaTie
County TYPICAL rc,adway section No. miRimum paving width .
(c) Appllcant shall Improve ' in a maiiner co~nsistent with Spokane
County TYP[CAL roadway Rection No. mitiimitm pevtng wicith .
(d) Applicant shall improve in a manner consistenC with Spokane
County TYN[f:AL coadwey St-ct lc~n No. _ rninimlim pavinK Wid ch .
(e) OChe[ sperifir impr4)vement.s:-- -
~ A1,10 1vant sli:i l l ,ithmi r Io,r :tppr„v,I 1 hv t Ii.- tilu'{e:111c. (i►Iint y Vny; fne,•t t,).id,dr,i 1
:iCroyti pl.int: pr l.)r t t~i:~:~~,iii~•t~► f•~ hii i .11 iiK per►ni tfin l hI• I,i poi t
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.ie ri I e 11 , t,)k•.Iti4-i1, .111,1 .+<<.,~►;;~•ni.i~t o [ p,iI kll►g sCallti stja ll Fe ill ,,~•~•,►r~~~~t~~~wi[fi st.tiicidrd
trdtf iC t-rihi~~~-Vr tiif; prtik•t iCk"i . ('.►vi~le, ,,i •,ur faclng as aPpruvrd I,y t lir G,un[y h:nglneer,
wl l 1 be ~-e ytiir<<I 10 1 dI I y J I t I 1 ut t Iit• pr juc[ whici► 1s Co h~~ c~ ie <1 o r [ravel le ci by
ve hiclet~,.
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J The wr)rJ "aP{)11~~,m[" Sha! I f►ic, ll+klc• tiit- ~,wl,cr r uwiiri 5Cht• p>~,pt-r ly, h1b he I rs,
a baiiatI Zi i i,',.'L* :3 :,t 5.
13. Tu c ui«[rt i (t [II L' tI Itci 1111E) tk ,vcint- i I c,, S c.i [t,1 II CI t' lii, [V►e c+4) 1) 1 1 Caiil ui,iy, wltli CI►e appruvdi ut
the Cuuuty Enginec:r, join in anci be d willing pdr[icipan[ in any petition or resolutior►
which purpose is the formatiun or a kc,dJ l,opruvement Diatrict (ItIU) fur said improvement
pursuant Co kCW 30.88, a;; :illlt'llded. G>iiIlCy wi I1 ~)ot p»r-C1cIpaLe iil ttle Cost of
Cftt'st' IIIIpCoVe(lltllts.
14. As c111 d1tCC11dLi V< [Uc Chk.►d UI l:Ul15C['l1LCiIlg ItIC Cc)d(i iLUpIUVt'.tIIt'l1C SCaIt'd t1t:CCiI1, LfIE' clppll^
cant may, with the approval uf the County Engineer, accomplish the road improvements
a[ated herein by ,juining itud participating in a County Road Project (CRP) to the extrnc
of the required road improvement. Spokane Gouiity wi 11 not participate in the cost uf
these improvemen[s.
15. The conetruc[ion of the road iinpruveinency 5tated herein shdll be accc>mplished a8 aP-
proved by the Spokane County Engineer.
All required impruvements shall conform co the current State Of Wi3tit1i11gCUIl Standard
Specifications for Roed and Bridge Construction, and other applicable county atandards
and or adopted resolutionB pertaining ti) Road StandardB and Stormwater Management in
effect at the date of construction, unleas otherwiee approved by the County Engineer.
' 7 Applicant sh811 file e petition for [he vacation of prior to
any use of the property.
18. Applicatit bhall curi8truct a paved and dctineated acces8 approach(s) [o meet the existiiib
paveuen[ un .
19. Aceess to ~~,~iciaci sha 1 1 t~e prohi bi ted4~i-1 o~t~ t~ as:-~ s 1 y
- -~u ~ -
IU~ Koadwdy sCdtldiiCdti, typical roaciway SUCc ions aiid drainage E}Ian reyLlireme-nCs are fouiid ifi
Spokene Board of County Cummissionrrb Rtbt)lutiun No. 80-1592 as dincndedA,+td 42E
qPP~~usb~e Vo t101-NsRrop o tsa L
21. I'his plat or develupmen[ prujx)bal is located within a drainage basiii wltich f►as te-en
identlfied by the Spokene Cuunty Enditircr-'e Uffice as having sturmwater runoff problem5.
Since [hie plbt or deve2opment pruposal iti affected by ur is a contributor to etarmwatei
flows, pcoperty owners should participate in the planiiing and impteiaentatiun of a futuri-
haeinwide s[ormwa[er manaAement sybtem. '1'he followinK "Conditiuii of Appruval" shall tk
required: Ttiat the uvnec(s) or succebbuc (s) in in[eres[ agree to juin in any County
approved Stormwater Management I'rogram ~~~id to~ pay such rates and charges as may be fi
through public liearings fur srrvicr ur heiirf i[ obtainrd by the planaing, detiiKn, cow-
bt ( . , t t t i ;r ! •t t ! , rf , '.r } ~ , 1 f -~i l ~ t
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tiPUKANH: CUUNTY, {,IASHINGTON
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f~i' ti~,~,k,t~i.1.~~iit l'I t~i~~ln~; I)c•~,;ii t ~n~iil
NKt)m: iinf v F:iip.iiic•i-i 'ti IR-p.irtinun!
.S IJR.Ih'l:'l': (;Ondtt iii+iti +lf ~1~~~~rc►val-~unt~ (;hange--Numhwr . z.E _
A~~p licant 's Namc~ Zq~(ZLI,I~, _
tiNC-r ic)n 2q Townsh! p 2-5 N, Range L,4,y_EWM
7'fie to~llOwinK "condit-I011:: c,t dj)Nio►v,11" fur tl~e abc,ve-referenced zune chanke are submitted Cc~
the Spokane ('.c)unty He.tring Examiner G)mmittee for incltision in [he staff analysis and
"fitidingy and order" uf tht- fiearing scheduled V.t'qtj Z. , 19435.
i
Pcior To The Iseuance Of A Building Pernit o~ %Ix5 s 04
1. Appl icant shell ciecii<ate feet on
Eor right-of-way pri()r tc~ any use of the proyerty.
2. ApplicanC shall cleciic.3te feet on
for riKht-of-way and slope easemen[s as necessary prior to any t,se of the property.
3. ANplicant shall dedica[e a foot radius on
and pr ior to any use oti t he prope r t y.
4. Applicant shall dedicate feet on grid a foot radius on
and for right-of-way prior to any tise of the propv-rty.
5O Access permits for approaches to the County Road Sye[em ehall be obtained from the
Spokane County Engineer.
6. Accees permi[g and improvements to must be approved
by the Washington Department of TYansporta(ion.
7. Access permits and improvements to muet be approved
by the City of .
8. (a) Applicant shall improve in a manner consistent witti Spokane
County TYPICAL roadway section No. minimum paving width .
(b) Applicant shail improve in A manner COtl6isCerlt with Spuka>>e
County TYPICAL roadway section No. mtnimiim pa ving wict[h .
(c) Applicant shall improve ' in ~3 mdiiner c_~~n~ir;rtnc with S}okane
County TYPICAL ruadway sec[ion No. miiiimum paving width .
(d) Applicant shall improve in a manner rnnsistent with Six-)k.Me
('.oun[y TYPtCAL roadway Section Nc,. mlIiimiim paving wi(lcl► .
(e) o[her specific impr4-)vemNnts:
App1 icant slial l tiiihmir fc►r :tppr4►val hv tl~~ ~jmkaiie Ul,iin[y F'ngtiieer ruaci.
-~~•c~~~ti pI.+ns pr1tir oo tht. ()f hiitldink; prrm1[ mn the pro,lwitv.
~ lf~~~ ~~pp1 1c'nt1C hh., 1 I ~Ilhrnt l t,'r .111p[i►va1 hV t I~~~ Spo►k,ine (:►iiIlt v N;ny! liievi md I I~~:~~~~►.+►~,
(~,Illlr. y lit"i1 t h Il1 sr t tct ,1 i~t .►i lo•d c('rnh( li'•d „n-si Ce st-w,ik;e tiytil l-m 111,111 iiiti -:Ii► I.Ict. w,;t 1'1
R~)1~~.~ ~ I'i ~ , I., i, ~ ( i; i. t r, { I, Ilif i , „.1 rTl!
~
~;4
Ll~t:7ko kci41t' {aiiirtily L<<g 1n4er pt i-,t Lti L4ie tOT' a biif 1d3frg pt•r nak[. ~,ii ttae ~~~11pri'ty. 4
de-s 1A;i , 1oca tft)ri, .]rIc1 arrals~;emeiYt uf pat kJiig y'tdli~ sh31 I he fsi ~~~,r-ci~st<~• witt, st.ii<<idrr#
[rdific eng1nt2crlng pr,iLtSc•es. I'iivi tsg ~,r ,urfdci«g a~ appt'owed by I lir (i)u11[y EnginQer,
►r111 be x'~.~qtil rec! cor ait y Ik,rticsn cat clie 1)rujec[ whir.h fs tr, be f,ct ,I,ieef vr travelleci by
veFrie~et~. .
12 Tire +rA'r.! -aPP1ic<iiiL" 5l5al l fitcttide the ~,wner .ar owiier5 ut tfYe E)ropt-CLy, iiir; Fieirs,
asdlgtis, and succed6orr;,
13. To cutiatruct C1te road frnprowe`neti[h, sta[EJ(j Itereiii, the applica«t n►dy, wit1i ttae- appruvai ut
the +Caucity Engtneer, jUin in and be a wi 1 1 ing par[icf pant 1n any petitfon or resolutiocy
which purpose i$ t#ie farma[ion of a R.►aci iiapruvement Disrrict (itID) fQr said improWernent
pursuant tu ktCW 36.88, as arnended. 5tac)kjoe Wuxtty wi 11 liot partiripate in the cast of
fihese iinprvvements.
14. As an alternative method uf uc►ttistructiiag ttie rvad improvernent stated herein, the appli-
ean[ may, with the approyal of the County Engineer, ec+compiish the road imprnvements
s[eted herein by juining and participating in a Gounty Raad Project (CKY) to the extent
vf the xequired road imptcivement. S~okane +County will not participate 1n the eost vf
these improvements,
.
15. The cnnstruetion vf the road improve~ieiiCs 6ta[eri herein shall be ac:cuwplistled aa ap-
proved by the Spokane County Engineet'.
b~ Al1 required impruvementt; e-t-iall c-Dnform Lo Ci}e eLirreiit State [)t Wdstiing€.ull Standard
Specificatlans for Roed and Bridge Conal.ruction, and other applicable county etandards
and 4r advpted reeolutions per[aining to R+oad Stendarde and 5tormwater MAnagement In
effect at the date of +cc►n8truction, unless otherwiee appraved by the County Engineer.
17. Applicant shali file a petition €ar t1te vacetivn of prior to
any use o f the proper t y.
18. Applicant sFrall cane[ruc[ a peved atici dclirreiited accetis apPraach(s) ta mee[ the existS.itg
pavesent on .
'Ac c esa to 64 lkxz, a d e h aI 1 te p ro ti i b i t ed4 o%44-1 tizra a s p a - i r ig; 1? i y
~ N,.oadway atdndatds, typlcal roadway sec[ ion$ and draieiage plan requirements are fuunci irl
Spokane Board of ~'vunty Wmmissianera Retiolution No. 80-1592 as ainended4ocd 4R-4-=
NF N>\:c.c.Np1ft Vo ~..i s~ r o~ o~ a► L,
21. Thfs pIa[ Ur develUpment pfopotial is l+rac•ited wi[hin a drainage basiil which hes 60-en
identiEied by ttke Spcakane C.uunty Engineer's Uff ice aa having eturwwa[er runoff probietus.
Since [hie plat ar develupmen[ prupveal ibi affected by ur is a eontributor to stormwater
flowe, prnper[y owtterg shauld particfpate lct the plani'ing and impleruenta[iun of a flltt,t-k:
basinwfde atorm+water management system. `1'he follawirig "Cvnditiuri of Approval" shall hE,
required: Ti'jat the cjwiter(s) Ur succeb6ur (s) in in[eres[ agree Co join in any Coun[y
approved S[ormwater Managemen tPrugram -irrd ti, pay stich rates and charges as may be f i)-Le4f
[hraugh pUb11c ljear1«gs fUr servlce or ttetiefft obtalnecl by ttie plannfng, clesign, c,,i7-
skructing, uaaiiitafnfng, or upczt[ 1ix11 onwaGLr- Cs)IlCrK~I fac°i lf ties.
t-- t] L3 V-F~ e ^4 7
Q
1 'S 0 1 C.+..~ ~ `►i,~ 1 C ~ t,l~.'~ . ~C] C X 'C~C N1r'o e ~ ~1t.~. +1 ~j Q► ~ 1 C~ o z+0 vCS o-t
'4z ct dL `:>,A.~r AC4E 'Ro A&.L....3. SLt'ts dlek)e~, o~,c~►~+~.+.'~"t Vro Vo S a.1 u.~ i 11 ~ K'fir► ~ u~"
.
~`4 G i'~ A S ~ ~ T'r tA ~ tC o r.~ ~ ~ +~J ~ ~ • ~a..1 . ~j 1n. e u4 ~ d. c~-. ~ e~ ~n wau E
l Atst 1' ec-t A l-'rv,', e-L c. r-~ ~ L~rc. ~ c.t 1r e~$S t
10 CrR -e C~
VV►Yt a-v1►n L~ J ~ rN a.c-. ~ -t p tti t. Q~ n-t d " ra t~ SaL~ t,~
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A'G> 'Co ~,NA'r'.`oC- ~Y v ~z~~ rt! nt~cl~G2 7-0
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;2 ~l I+~'7'►I~~4 t , , v~+ ~e + IC ~ ~rs ~r.z ~
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t.c-> CIL "__CAta Ga o a.~
~a.c.~r~.~.~ ~,p ~ ~ , . ~ . , ~ Y~~. ~ r2 _
♦_.1'~ `("r'i~''A ` {T'p~.. ,~A .1~' t~~ j ~ l'~ . ti ~._~~"i ~ r1Y'Lf e~~ `1!\ ILC-~ C f
r•/ - , yr ~'y..`{ _
013
~ ~ r~ {i ~'~''1.•. i r T
OF F1 c;r. uh (;O►UN'l'Y FN(;1 Nh:r.rtiPOKANh: Ct)UNTY,WASH I N(:1 ( I S - I y_~-~~,
NI)„k.tIt 4,tiiit t- I~iitli1~; I)~•~~.ir1 1 1 t
;
,
; ;1 , i : . . ~ . , ; , ~ ~i.,~, ~ ;.~~i;~l. ~ : / •
ApplicancNamP ZqJZ6<Zg1<
tif, rt in 2c4 To wriship 2_5 N, Range c,1,y EWM
I`he rI to wi~ig "t-c>i1~itc iun;; t,t ate,val" [~►r Clit: .ib() ve-rete rt- it ced zuiie cha nge are sti bmit trkl C~the Spwkane Cbunty Neitring Fxaminer G)mmi[tee foc incltision in the r:1 ff -arialvsis an(i
"fitidinKs an(i ()rder" tJ [he t)varin)*, tic,f,ed>>>eaMA~~ Z ~ lg~c
E'rior To The Ieauance Ur A Building i'ernit 04 Qroyew-9 aS ~1caV
1. Applicant shall dedtcate feet on
fur right-of-way priur tu any t,se of the property.
2. Applicant shall cledicate feet on
for right-of-way and slope easements as necessary prior to any «se of the property.
3. Applicant ehall dedicate a foot radius on
and pr ior to any use o f t he pro per ty.
4. Applicant shall dedicate feet on and a foot radiua on
and for right-of-way prior to any tise of the property.
5O Access permits for approaches to the County Road Syatem ehall he obtained from the
Spokane County Engineer.
6. AcCees petmlts and improvemerits [c~ must be approved
by [ he Washington Depar tment o f 'IYanapor ta t ion.
7. Access permita and improvements to must be approved
by the City of .
H. (a) Applicant shall improve in a manner consistent with Spokane
County TYPICAL roadway section No. minimtun paving width .
(b) Applicant shell improve in a menner coneistent with Spokane
County TYPICAL roadway sertion No. minimum paving width .
(c) Applican( shall improve ' in a manner consistenc with Spokane
f:c)(in[y TYPICAI, ruiidway sert ton ftic). minimt,m paving wiclth .
(d) Applicant ~it,aJ l imprt)ve in a manner con~i stent wf t h SIx)k~1nt1
County TYY[CAI, roadway Sect lon No. minimlim pavi►ig wid [ .
(e) t)t her spec 1 t i c i wpri► vemen t.-; :
A E,1, l i c a n[ s Ii.i l l ~i hmi r ft ►r a ppro~vri l hv t lit► 5p) ka ne ('.c) tint y F;n g tnei•r t.) a<1 ,~1r I 1 ~1a~,v , 4!
;11 rC(?SS p la n t; prr th,• i -:.i ia iice „f :i hiii 1d tnk pe rm1t uii th~- pr() p~' I tv,
~ 7►it~~~) p 1 1~•.~ttf s ti., I I ihini I f., i ir.►va I hy l lit. tip() kanc 0►1 mt. v F,ngiiivvi iiiii ( Iw ('>iiiity f1O•.11f 11 111s r I I't 4-timh1Ii.-,l ~►ii-tiltt' tivw.igt' tiyslem 1) I.111 iiici ~4111 I.ice w:It~-r
d i.~'1f3f1 ~iIlll ~ 1 f~. i~ ~ ~•ie( ~'ii J•~•:Illlli' f 1~'' ~t;'~~~Il,r illll~ I' •
. r ,
'CAt;~ -
L:D. 4par k1<<f: j) l.it i iii.l [i.i 1 f 1,~ i•ul.i( 1'4,11 11I.111 :,lidl I bc :;iiljintt t, 11,I,t,,vc•J by Clir
S I ►uka it, - (ieiiii l y N iih f►tee [ I,t 1„c Co ttie fu r a bij1 1di iiq Ipc•r nii tAl► t lir }Kl,prrty.
deslKit, locat1mi, xid .trtaii,,vinellt oE p<.it kli►g stallb Shal l te i+t <~~•~•,~ic~tiic~t• wi[h 5t.iiicldrd
C rdt f t~ t!nglnt•ert tig prac•t i c•e5. l'avl iir; ,r aur Facinb a5 a~)provetl (,y t lir G,unty Engincer,
,
wI ) 1 be rm(Itilr c_d tor auy {~)r t f(,ii of t li.. I.r,,jrc [ whi ch Iti to, hc.• ()c•~ ~,p1t-(1 or travel le(1 t)y
vrfllCleS.
12 Thr 1,A)cd "dppll.:dti[" sii.il 1 ii►('1kidt• chc )w„cr .>r UWileis t)t t1it- heir5,
8lib i gll:i , c![1(j blli'i L'.`.i:it) t b.
13. To ivi!:itI I ►k:t tlIL! r+'.A c1 (inE,t,,vc.int-iI tti il.l liC I t! lI i, Ci►e ►pp licaiil rii.iy, wiCli Clie appruvd, >>t
the Cuutity Engineer, join in and be a wi lling participant in any petition ur reaolutioll
wh1ch purpose is ttte forinatlon ot a Ruad linpruvemrii[ DiBcricc (RID) for said imptovemelic
pursuent tu kCW 36.88, as dinen.led. SpoI.ane (_~)uiity wi11 iivt participate in Ct►e Cost of
t hebe i mpro> vemeii [s.
14. As aii dltcriiativc iiictt►~~d ut co,)I►SCt-ucc ii►g tfic roHd impruvemertt 5tatk:~d herein, ttie aNpli-
cent may, with the approval of the Courity Engineer, accompliati the road improvements
stated herein by juining arid participating in a County Road Project (CRP) to [he excetit
of the required road improvement. Spokane County will not perticipate in [he cost uf
[heee improvemerits.
15. The canetruction of the rtidd 1i►ipruveHuL•►i[s 5tated herein bhalt be .iccomplistied as ap-
proved by the Spokane County Engineer.
All required improveuente shall oonform to the curren[ State Of Wasiiingtun Standard
SpQCiEications for Road and Bcidge Construction, and other applicable county etandardb
and oc ado pted re so 1 ut iona per [ain itig tn Road S tandarde and Stormwa [er Managemen t in
effect at the date of construction, unlees otherWiee approved by the County Engineer.
17. Applicant shall file a petition for [ite vacation of prior to
_ - _ __.t► ~r.:~
;
~U tZoadway stdnderdd, typleal eoedway sect tuns and drainage plan rey<<iremecits are fat,ltld in
5pokene Board of County Commiseionrre Resolution No. 80-1592 as amc:ndedA4d azei
qQP~zc.o.b~e Vo t"to-.i s RrOp psq L
2l. This plat or develupment prupoual is loc•d[ed within e drainage basin which has beeii
identified by t}ie Spokene County Engii»er's uffice ae having sturmwater runoff proble►vs.
Since ttiie plat or developmen[ propoeal is affected by or ie a contributor to etormwatel
flows, property owners shnuld par[icipate in the planning and impteroentatiun of a futuri-
hasinWide etorinwater mdnaqeroen[ Kybtem. 7'he following "Condition of Appruval" shall tk,
required: T'tiat [he uwiirr(s) ur succebbur (s) in in[erest agcee [o juin in any County
approved S[ormwater Managemi:nt NroXrdm .{iiJ (o► pay such rates and t•harges as may be
through public liearings fur service un ceiiefi[ ob[ained by the pldnning, design, k,,,i;-
tS~[-ti; ~ t ~~~Rl:~ {+?t { i!t ~ittP )f )(`('►-:!Z trm ('ti(ltf-<) } filt' l )1 !l1'r_ ,
r
911"
2 ~ ~ i, ~ T ` • , < < 4 ~ ~P`~ -p ~1 1,~.~::. ! ~ Q
de.ve\o ~r~n I~l /~rG~> 5 N L
A r/ 1 e }a Zo ;7-00't' wi ckE
hr_►c-id. ~~,v~..r~c~c-E G'Co EacQ~.~ . T~:s d~e.~~e~►o ~ r,e..~~ VroPoscx1 w'tk\
YD ~w~C.i~-~4SE ~ ~`r'A~tCC~,G (~;S O U C.~•"~.•. Qv,) C. ~'jkou.~~. 0. 20A~► IM r'oV E'_r~~ t'~~~
o~ ~w% Pto-vt v-1 LA t1^ ~v-E:vN ..l.0. ~-t V--,Z. l% Cc.1 r1T 64-
te S rn ~Su~G wIs
b~ _-~"V e(:~v A- o Cr, 1oe. ,~o C~~nAtz_i:.. IA! oI'~dC-2 7'0 /ylif/9A7'G
J.
t2 /q iQ c 4Q:c>chAeA.>411 -rr
, h ~:)rv-v-e .~,e.A.,r7~c
rle~e~t~~,~r~~ tti~f. L~~►~ab o~ ~o.A_.orS • a~:~: !4r,
m "A /e f r. ~f'lC'-- f 'cl6~' G
ll~ ~~,`r4
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Ga . 1 y. 1YZ0 f~'-"1/V\ e t1 ~ ,
} • - , ~ ` ' , ti :J ► ~YZ ~ C ~ O <<-_
_n~a. ~ - Zr ~ t. ~ !t' 1 ~ 1`. ' t, ~~~E' ~ ~tt~ ~t~F' ~ 1' {lC">SF
~ h ,
~ r , j r • , ~~-r- f~ ; i , ~r = • " _
Uh'h' 1 Ct•. t►~ (;+MN'I'Y h:Nl, l Nh:h:kt
ti F'UKANh: t:UUN'fY , WASH 1 N(:TON
[~i; i~~~l,iiiil ~I I iii ►lii~; f►~•~~.~i t"nti~t
~
61~iiit yF•:it?liiv.-i 'ti I►, p,I1- 1 111e,111 ~~;f~.~f.(~[; l<)Ili~l~ 1i~~~ti ~'~~~1 ~V~~-,~~ifil' ~~~li~ll~;~--Numt,~•t . -/4- ~ C -
- - ~
Appl icanr'-, Name ZqTLE~j~
tiert ion Z.q_'Townslilr 2-5 N, KaiigF L,4,tZ_EWM
I'tie followink "r_on.iitions ot aj,F,t-t►val" toc tlic abIl)ve-referene.ed zo►ne cti:inge are sijbmitted t,,
Lhe Spoka►ie ('.utin[y fle:iring Examtner (a)mmit[ee toc inctiislon in the st:-iff analysis and
"f indingy and urder "of c ht, hear I ng schedii led MqN Z , 19 8 S•
i
Frior To The Iesuance Of A Building Peruit ou- uS c, ~C ov 0
1. Applicant shal l dedicate feet on
for right-of-wav prior to any use of che pr,)perty.
2. Applicant shall dedicate feet on
for rightrof-way and slope easemeiits as necessary prior to any tise of ttle property.
3. Applican[ ehall dedicate a foot radius on
and pr ior to any use o E t he pro per t y.
4. Applicant shall dedicate feet on and a foot radiiis on
end for right-of-way prior to any use of the proE>crty.
Q Access permits foc approaches to the County Roed Syatem shall he oh[,iined from the
Spokane County Engineer.
6. Accese permits and improvements to must be approved
by [he Washington Department of TYansportation.
1. Access permits and improvemen[s to must he approved
by t he Ci t y o f ,
8. (a) Applicant shall improve in a manner consisten[ with Spokane
County TYPICAL roadway section No. rninimum paving width .
(b) Applicant shall improve in a manner consistent with Spokaiw
County TYYIGAL roadway section No. minimum paving width .
(c) Applican[ shell improve ' in a manner consistent with Spc,kane
('.ounty TYPICAL roadway section No. minimum paving width .
(d) Applican[ shal 1 improve in a manner miisi stent wi t h Spukaiic-
Cnunty TYYI(:AL roa(iway Sect ton W). minimtim paving wiclt h .
(e) O[her spec i r tc impr,) vemeii[ ti:
~ App 1 i r,,4nt titi.i 1 I ~tihmf t f rt i •tppr v;I I hv t li~ Spok;ine (i>>int y Fng iilet•i r.,;ic1 ,(1t .11 ~~Iwv, +II,1
~i'('t~•fl~ (Il`f'f 1 < ( i ► ,`;~I.Illl f' i~ -1 flll) ~~~il~: por Illi~ im t 1)l' 111- I-1
, , I I , . ~
-I
',~Y~ I i 1[ it ~ i f• t t ~ ~ f.' I l)()k.iiit i, iin t ti' IiW.lii( 41l tuJ f l~t ~
'~tilliif y Hl•.] I t h 11l 1 1,'1 .i .I"r .I i l.• 1~+lml>f i~~.J )l1-til li' st-w,l);t' tiYtil i-ITI 1) 1 .til 1lfij sIl1 l,i~'e• w.~f ;
~~1tifl(1'i i~ I~~ 111 ~ I ~'II f' ~~,i ~t' ( I! lil (~11• J.'.~I11111' ~ ill. ~~ll ~~!1?f! t'fiTll~ t. r.
,~r„',~~ r
d t', ;
~
.q ~~.~I i i~~.', ~ ~ ii~ . , i t ~f f 1 1! ~ til,~f I~~ii :.~i.i1 ~ f~i• ,,if~,~ii( .iii l i~-`~(~,.~ I C~i~
~~wk~~ii~~ li~ii~~lv F►~~;t,i~~cc I~,t lt~C i~,~u.~ii~•~ ~~f ~t bu11~11~il; ~~c~tuil( ~~~i lti~ 4~r~~~~CcCy. "I'li~•
.~~~~i~n, 1~~~•3[ i~~~~ ,.iii.i ~irt a~~~,e~n~nt uf ~,dt~ktti}; ~Cdl ls ~ti.~l l h~ 1n ,~~•~•,~i ~1.~~i~~~• w1[h St.;~«iard
c rat f i.• ~~nhtn~•~•~ 1 ~~r~i.~t i~•~5. t'av1~~b ,,r ~~ir facin~ ~s ap~~r~~v~,J t,y i hr (:~unty ~n~in~~r,
vil l br r~~yu~rr~l ~c~r d~iy ~~►r[ t~~~~ ot cl►~, ~~ru jeet which ir~ t~~ t~e u~~c:~~~~i~c1 ur [ravelle~i by
v~hlcle~.
IZ 1'he ~,~t~i~) "~~E~l(~~ii~[" sliall 1i~t~lu~lr [lic~ ~~wiic•r Jr uwtier5 ~~t tht F►r~~~~~~c ty~ tiib heir5,
sebi~;ue, ~nd au~~~t~burs.
13. To cuiibtrucC ttir r~~ad iin~~ruvc:in~,~ts 5t.~t~•c1 Ilri~~~tl~ the aN}~lica~~[ rudy, wicli th~ appruvbi c~t
th~ Cvu~ity E:ngine~r, ~oin in and b~~ a wi 11 in~ participant in any prtition or resolution
which p«rp~se is tl~~ formation of a Ruad impruvem~n[ Distric[ (RID) for said improvement
pursu~nt tu kCW 36.HH~ as a~u~nded. SE.u~k~~r~e U~unty wi ll ~»t pr~r[ic~it~ate in the cost ~f
these i~nNr~vements.
14. As an alternative meth~d uf wn~[ru~tinb th~ road imNrove~n[ ~tated herein, [he appli-
can[ may, with th` approval of [he Cout~ty Engineer~ accomplis~~ the road impre~vem~nts
atated herein by ,juining ~nd participating in a County Road Pro ject (CR~') to the exte~~t
of the required road imprc~v~ment. SFwk3ne County will not partici~~ite in th~ cost ~f
these improvem~►its.
1S. The wi~r~truction of the r~a~i i~ripr~ven~t~,~t:~ bt~ted her~in badll bt ai~cc~~nYliSt~ed ae ap-
proved by the Spc~kane County Engir~err.
~ All required impruvemente shall conform c~, the ~~rr~nt Stat~ Ot W~bi~iu~~un Standard
Specifications for [ioad and Bridge Con~truction~ and other applicable county etandard~
snd oc adopted resolu[iono per[aining tn Roed Standarde and Stormwater Management i►1
effect at the date of ~onetruction~ unlese otherwiee approved by the County Engineer .
Applicant z~hall file a petition for ti~e vacation of prior to
~y u~e of the property.
i~. Hppliean( shall conetruct a p~eved r~nd d~l ineated acced~ approach(5) t~ meet the existin~;
pave~ent on .
19 . Ac ce s B to ,/~u a d e h a 1 I be p r ~ h i b i t e d~~-1 ~tre~t ~~i~a s~a.cit_ic.i-1. 1 y
~ 1.u.~~.
[~nddway 5tdr~d~c ~n, typlcal r„adway 5~~~t 1~a►~s a~~~~ dr~~i~~~i~e ~>la~~ r~y<<irem~nt~ are f~,und ii~
5pok~ne 8oetd of County Gom~ulss ionet5 RcSC~ l ~~t it~►i f+k> . 80-159 a~r,~~~~dc~dA~d' R2~
qpP~~c.sb~e ~o t'~n.i s~ rop o s p► l-
l i. I'h16 plat c~[ develupment prupc~bel iy l~►<~dc~d witt~in a drai~~dbe t~.~~;>i~i wf~i~il 1►aa tk~~i
id~ntif ied by [he Spc~kene Cvunty En~ic►r~r'e Uf fice ae having et~rmwater runoff probl~~+,:~ .
Since tt~is plbt or d~velopmen[ ~roposal is affected by uc ie a cu~itributor to stormwatP►
flows, property ~v~~ers ehould Nerticipate in the plenning and im~~l~~nentatiun of a fu[~~r~-
hasinwide etormwater tnanaq~m~~~[ Hyr~tr.m. The f~lloainK "Condi t ic~n ~f Appr~val" shal 1 tk~
required: T1~at [he ~w~irr(t~) ur succer~b~r(~) in interrst ~~ree to join in any Cou~i(y
.~pproved 5tocmwater Mana~em~nt l'ruKrdrn ~~~d pay ~uch rate~ an~i .•h~r~~s as may b~ f i;~~.~
thraugh public I~exri~igs fur r~ecvice ur h~~~~El[ obtain~d by the ~~l~+n~iin~, de5i~;n, c~~~;--
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NAME OF PROPOSAL :
Locat i on : S_ 2%4 T 25 N. R_ qq_ RoadZ
Appl icant: /lII)&C-- z~41zEGQ'JZ _
Type of Deve 1 opment : / Z 4~~'r Ai,di/~ 4do-re 7.4--e,~ • E~4',~' QY _
.5-,41(;vi-w` No ~Z3h o-~ Wn-~z /4 vE Sou117 e ~
Traffic Counts
4 * -l- SuW,/4...1
Anticipated A.W.V.T.E. from I.T.E. Manual /hg~[ 40& 7,4, ~W/N -Z•g
4•a x ~z-= 57.~ ~4~vvTG
Existing R.O.W.
1. St reet 1. 4 r" p.YL
2. St reet 2.
3. St reet 3.
4. St reet 4. Existing Improvements
1. St reet 1. L~v c-- _ l S~ to ~G 2. Street 2.
3. St reet 3.
4. Street 4.
Right of Way Required
1. St reet o.~/ L,l~
~
2. Street 2.
3. St reet 3.
4. Street 4.
Improvements Needed to Mitiqate Traffic Impacts of this Development
1. Street 1. 7~, ~2. (-1 ~ • - Sf5 ~G~stv
,
2. St reet 2.
3. St reet 3.
4. Street 4.
Comme n t s:-~ ~ ~nt- c~ --~-t 0 ~r ~ i ll 5 E rz~ ~
-p2 n~+2"f► 4t S ,~p 1l.~ o C,,''~~t/~►~l~~~ ~ ,~i`%~T d~~~~ •
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u-11 ~~-t,, o I ~ F-~ • C ~ rv;c 'Fro A Iv vT~~ A T o 17" 104e
c.0.t,`A T~ '(.t~ ~ d o 2-
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a °~j • iv-~e.~ ~-o
o3z9~s
AGENDA, MAY 2, 1985 TELEPHONE NO.: 456-2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane, WA 99260
ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE ZONING NEARING EXAMINER
COMMITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE TO BE ANNOUNCED.
ITEMS NOT HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT, WILL BE CONTINUED TO THE NEXT AVAIL-
ABLE DATE AS ANNOUNCED BY THE CHAIRMAN OF THE ZONING HEARING EXAMINER COMMITTEE.
LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR TNESE PROJECTS ARE ON FILE AND AVAILABLE IN
THE PLANNING DEPARTMENT'S OFFICE.
9: 00 A.M.
ZONE RECLASSIFICATIONS
1. ZE- 10-85 AGRICULTURAL TO RESIDENTIAL MANUFACTURED HOME
VE- 11-85 VARIANCES TO ALLOW MANUFACTURED HOME PARK ON LESS THAN 5 ACRES
AND WITHOUT ROAD FRONTAGE
(Generally located north of 4th Avenue, approximately 1,400
feet east of Sullivan Road and approximately 1,000 feet west
of Conklin Road in Section 24-25-44.)
Comprehensive Plan: Suburban
Proposed Use: Manufactured Home Park -(12 Unitc)
Variance Request: To allow a Manufactured Nome Park
to locate on a parcel smaller than
the 5-Acre lot size re uired by
Section 4.05A.050-(b)-~le) of the
Spokane County Zoning Ordinance;
and to allow access to the proposed
Manufactured Home Park to be pre-
vided by a 20-foot easement, which
is less than the 34-foot access
required by Section 4.05A.050-(b)-(5a).
Site Size: Approximately 1.8 Acres
Applicant: MIKE ZARECOR
South 1704 Progress Road
Verada l e, WA 99037
n o t e: This application is a request for two separate actiorls.
The First, a zone change, will be heard by the Zoning Hearing
Examine r Committee. The second, two Variances, will be heard
by the Zoning Adjustor. The two items will be heard concurrently
by both Boards.
I
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