1985, 08-13 Code Violation Investigation8UlLDlN' /� G/5AFE CODE VIOLATION INVESTIGATION
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DATE TYPE COMMENTS
SPOKANE COUNTY DEPARTMENT OF BUILDING AND SAFETY
North 811 Jefferson
Spokane, Washington 99260
(509) 456-3675
In order for this office to undertake an official investigation
regarding an alleged zoning violation in Spokane County, it has been
determined by our statutory legal counsel that we are required to act
only upon written complaints, unless an immediate hazard exists.
Please fill in the information requested below and return this form
to the Spokane County Department of Building and Safety. Your
complaint will be processed as quickly as possible. Unfortunately,
we cannot accept unsigned complaints.
All complainant's names are strictly confidential.
If you have any questions, please feel free to contact this office.
1. Location:
Street Address or Road Name:
(Give directions if no street address):
2.
Nature of Complaint:
1
3. Owner or Occupant of Property (If Known):
r l
4. Your Name:
Address
Phone No.: Home
(Work)
Signature: Date----------------------------------------------------------------
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FOR DEPARTMENTAL USE ONLY (�
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SPOKANE COUNTY COURT HOUSE
January 13, 1984
Iva Layton
Commissioner's Office
Interoffice Mail
PLANNING DEPARTMENT
BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET
TO: Board of Spokane County Commissioners
PHONE 456-2205
SPOKANE, WASHINGTON 99260
FROM: *K Steve P. Horobiowski, Zoning Administrator
SUBJECT: Zoning Hearing Examiner Committee Actions of January 5, 1984.
Gentlemen:
On January 5, 1984, the Zoning Hearing Examiner Committee met at 9:00 A.M., to con-
sider two new zone reclassification applications and one. change of condition applica-
tion; also, a continuation of one zone reclassification from the December 8, 1983,
hearing.
Members present: Mr. Williams, Chairman; Mrs. Carstens, and Mr. Skalstad, Mr. Skalstad
served as the Chairman for the continuation item on the agenda, with Mrs. Myers and
Mr. Williams as other members of the Committee, as they had heard the original presen-
tation of ZE-89-83.
Following are the applications in sequence and the action taken by the Committee. If
not appealed, these decisions will become final on January 23, 1984. All Findings and
nrdp r fnr this hearing were signed on January 12, 1984.
-109-83, Aqricultural Suburban to Residential Manufactured Home
-234-83, Variance Request to Allow a Manufactured Home Park on Less Than
5 Acres: Courchaine
-ation: Generally located at the southwest corner of Main Avenue and
Marguerite Road in Section 18-25-44.
)posal: 3 -Unit Manufactured Home Park
tion: Approval. (Vote: 3 - 0)
The Zoning Adjustor's decision was for Approval of the Variance
request to allow a manufactured home park to be located on
approximately 18,750 square feet, whereas the Spokane County
Zoning Ordinance requires a minimum of 5 -Acres in the Residen-
tial Manufactured Ho,,e Zone.
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'OUR REASON
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13
STAFF REPORT
DATE: January 5, 1984
TO: HEARING EXAMINER COMMITTEE
FROM: PLANNING DEPARTMENT STAFF
SUBJECT: ZONE RECLASSIFICATION NUMBER: ZE-109-83
VARIANCE REQUEST NUMBER: VE -234-83
I. GENERAL INFORMATION
APPLICANT: RANDY COURCHAINE
PROPERTY OWNER: D. M. ANDERSON
REQUESTED ZONING: Residential Manufactured Home
EXISTING ZONING: Agricultural Suburban (Established in 1956)
REQUESTED VARIANCE: To allow a manufactured home park to be
located on an approximate 18,750 square foot
lot whereas the Spokane County Zoning
Ordinance Section 4.05A.050(b)(le) requires
a minimum 5 acre site.
PROPOSED USE: Three unit Manufactured Home Park.
EXISTING USE: Vacant.
SITE SIZE: Approximately 18,750 square feet (approx.
.43 acre
COMPREHENSIVE PLAN DESIGNATION: Urban.
PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes
PROJECT LOCATION: This site is generally located at the southwest corner
of Main Avenue and Marguerite Road in Section 18-25-44.
II. BACKGROUND ANALYSIS
1) COMPREHENSIVE PLAN: Urban in this area encourages residential develop-
ment. Siting of manufactured homes is suggested as a method to
revitalize older residential areas as fill-in development. Exami-
nation of aesthetic compatibility should be based on:
1. provisions for off-street parking and storage.
2. type of skirting/foundation.
3. roof shape and composition.
3
ZONE RECLASSIFICATION NO. ZE-109-83
II. BACKGROUND ANALYSIS (continued) VE -234-83
2) ZONING: North
Agricultural Suburban, Established, 1956
East
Multi Family Suburban, Established, 1958
Commercial, Established, 1983
Agricultural, Established, 1947
West
Agricultural Suburban, Established, 1956
Residential Manufactured Home, Est. 1971
South
Agricultural Suburban, Established, 1956
Residential Manufactured Home, Est. 1970
3) LAND USE: Site
Vacant
North
Single family residential (large lot),
vacant, and Dishman School.
East
Single family residential, and vacant.
South
Single family residential, U -Haul storage,
and Aztech Electric storage.
West
Single family residential (including manu-
factured housing), and vacant.
4) HISTORY OF LAND USE ACTIONS: Most zoning occurred in 1940's and
1950's. Only few recent actions: Residential Manufactured Home Zone
1970 and 1971; and Commercial 1983.
5) NEIGHBORHOOD CONSIDERATIONS: Older single family area. Streets are
narrow with strip paving only. Some use transition occurring;
primarily to light commercial and manufactured housing.
III. SITE ANALYSIS
1) SITE CHARACTERISTICS AND CONSIDERATIONS: Relatively flat with no
significant vegetation. Some fencing exists along the west property
line. Adjoined on the west and south by conventional single family
residences. Access is to both Main Avenue and Marguerite Road.
County Engineering is recommending 5 foot dedications along Main and
Marguerite with roadway improvements. Improvements may be deferred
to an RID or CRP. To insure fire protection to the site, a fire
hydrant is recommended by Building and Safety and required in the
Spokane County Zoning Ordinance.
f
40
ft
•
0
ZONE RECLASSIFICATION NO. ZE-109-83
VE -234-83
2) AGRICULTURAL SUMMARY: Urban in the Comprehensive Plan is not
intended to protect agricultural land.
III. SITE ANALYSIS (continued)
3) SITE PLAN INFORMATION:
SITE SIZE: Approximately 18,750 square feet.
EXISTING BUILDINGS: 0
PROPOSED BUILDINGS: Three Manufactured Homes
Total Site Coverage: Approximately 17%
Proposed Density: 6.97 units per acre
Stall Sizes: 5,625 square feet, 5,625 square feet and
7,500 square feet (before road dedica-
tion).
PARKING AREA:
Parking Required: 6
Parking Provided: 6 (one 20'X20' concrete parking pad per
stall).
BUFFERING TECHNIQUES: Fencing will be provided between and around
stalls; including the western and southern interior property lines.
Each stall will be planted/maintained in lawn. Staff recommends
additional landscape treatments/plantings along the western and
southern property lines.
OTHER SITE PLAN CONSIDERATIONS: The site lacks the minimum 5 acres
OR a conventional dwelling on a smaller site as required by the
Spokane County Zoning Ordinance. A variance to the 5 acre minimum is
being requested of the Zoning Adjustor. The Comprehensive Plan
encourages fill-in development and suggests manufactured housing as a
possible means to revitalize older areas. Staff does not support the
need for a conventional dwelling, on this less than 5 acre site, in
order to establish a manufactured home park.
FA
ZONE RECLASSIFICATION NO: ZE-109-83
VE -234-83 •
IV. CONCLUSIONS
Existing uses (including manufactured housing and light commercial),
existing zoning, and the Comprehensive Plan support the proposal. If
zoning is approved, staff supports the requested variance. Any approval
should be conditioned with all recommended development standards.
V. RECOMMENDED AGENCY CONDITIONS, IF APPROVED:
a) COUNTY PLANNING DEPARTMENT
(1.\) A specific landscape plan, planting schedule and provisions for
�� maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project prior to release of building permits.
2. 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 Spokane County Zoning
Ordinance. The original intent of the development plans shall
be maintained.
3. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
4. All current standards of the Residential Manufactured Home Zone,
as amended, shall be complied with in the development of this
site.
5. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
6. The applicant shall comply with RCW 58-17 and the Spokane
County Platting Ordinances prior to issuance of building permits.
7. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTION is ft
waived in accordance with Spokane County Commissioners'
Resolution #82-0458 dated May 4, 1982.
9
ZONE RECLASSIFICATION NO: ZE-109-83
VE -234-83
I* a) COUNTY PLANNING DEPARTMENT (continued)
8. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA
Guidelines (WAC 197-10) and the Spokane County Environmental
Ordinance (SCEO), a proposed declaration of non -significance has
been issued at least fifteen (15) days prior to this date;
theofficial file, written comments and/or public testimony
contain information regarding assessment of the proposal's
adverse impacts to the physical environment; a finding is hereby
made that no potentially significant adverse impacts upon the
physical environment are anticipated as a result of the project;
and a final declaration of non -significance is hereby to be
issued.
9. That fencing as shown on the site plan, along the western and
southern site property lines be installed or maintained. The
southern fence, and the western fence if ever replaced, shall be
6 feet high and sight -obscuring.
10,,,./ Landscape treatment and plantings shall be installed and
maintained along the western and southern site property lines,
L as approved by the Zoning Administrator.
tob) COUNTY ENGINEERING DEPARTMENT -Prior To The Issuance of a Building
Permit:
1.. Applicant shall dedicate 5 feet on Main and Marguerite for
right-of-way prior to any use of the property.
2. Applicant shall dedicate a 20 foot radius on Main and
Marguerite prior to any use of the property.
3. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
4. (A)Applicant shall improve Main Avenue in a manner consistent
with Spokane County TYPICAL roadway section No. 2 minimum paving
width Access Standard. (B)Applicant shall improve Marguerite in
a manner consistent with Spokane TYPICAL roadway section No. 2
minimum paving width Access Standard.
5. Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the issuance
of a building permit on the property.
6. 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
plan for the entire project prior to the issuance of any
building permit on the property.
rI
ZONE RECLASSIFICATION NO: ZE-109-83
b) COUNTY ENGINEERING DEPARTMENT (continued) VE -234-83 •
7. 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
required for any portion of the project which is to be occupied
or traveled by vehicles.
8. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
9. To construct the road improvements stated herein, the applicant
may, with the approval of the County Engineer, join in and be a
willing participant in any petition or resolution which purpose
is the formation of a Road Improvement District (RID) for said
improvement pursuant to RCW 36.88, as amended. Spokane County
will not participate in the cost of these improvements.
10. As an alternative method of constructing the road improvement
stated herein, the applicant may, with the approval of the
County Engineer, accomplish the road improvements stated herein
by joining and participating in a County Road Project (CRP) to 40
the extent of the required road improvement. Spokane County
will not participate in the cost of these improvements.
11. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
12. 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.
13. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County
Commissioners'Resolution No. 80-1592 as amended.
1
["7
ZONE RECLASSIFICATION NO: ZE-109-83
VE -234-83
c) COUNTY 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 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 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
ho accordance with the Coordinated Water System Plan for Spokane
County, as amended.
01
4. Each dwelling unit shall be double -plumbed for connection to
future areawide collection systems. Plans and specifications
for the double plumbing are to be reviewed and approved by the
Utilities Department.
d) COUNTY HEALTH DISTRICT
1. A combined surface water and sewage disposal detailed plan
shallbe 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
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the Health Officer, the use of an individual on-site sewage
system may be authorized.
4. Water service must be coordinated through the Director of
Utilities, Spokane County.
9
ZONE RECLASSIFICATION NO: ZE-109-83
d) COUNTY HEALTH DISTRICT (continued) VE -234-83
5. Water service 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 private wells and water systems is prohibited.
7. Disposal of sewage effluent beneath paved surfaces is currently
prohibited.
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District #1.
2. A fire hydrant will be required to be installed and made
serviceable on the southwest corner of Main and Marguerite prior
to development. The required fire flow for this development is
500 g.p.m. for 30 minutes. Approved numbers or address shall be
placed on all new or existing structures in such a position as
to be plainly visible and legible from the street or road
fronting the project. A land use permit will be required for
each structure.
f) WATER PURVEYOR ,
1. Water Purveyor is Hutchinson Irrigation District #16, and they
will supply the site with adequate water for domestic, fire and
irrigation uses.
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
I. Air pollution regulations require that dust be controlled during
site preparation and construction activities. Further required
that all travelled surfaces be paved and kept clean.
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