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. SPOKANE COUNTY HEARING EXAMINER _ RECEVED
. = AU G 1-7 2000 .
RE: Appeal of an Administrative Determination, ) SpOKANECOUNTYENGIN€ER
regarding dual primary uses on one site in ) FINDINGS OF FACT, the Regional Business (B-3) Zone; ) CONCLUSIONS OF LA`V,
Appellant: Marco Barbanti ) A.ND DECISION
FiIE No. AIE-1-00 )
1. SUiVIV1ARY OF APPEA.L AND DECISION
Appeal: Appeal of an administrative interpretation/determination issued by the County
Division of Planning, finding the establishment of both a residential use and commercial use on
the site to be unlawful under the Regional Business (B-3) zone.
Decision : Deny appeal, and approve administrative interpretation/decision.
The Hearing Examiner has reviewed the administrative appeal and the evidence of record,
and hereby adopts the following Findings of Fact, Conclusions of Laxv and Decision:
IY. BACKGROUND/FI\jD1NGS OF FACT
A. GeneralInformation:
Appellant/Owner: Marco Barbanti, 2027 West Carlisle Avenue, Spokane, WA 99205
Legal Description of Site: Portions of Lots 12 and 13, Block 2, Vera McCabe Home
Tracts, recorded with Spokane County Auditor
Parcel \umber: County Assessor's tax parcel no. 45154.2613
Site Address: 7iNorth McCabe Road, Spokane, WA
Site Location: Generally located at the northtvest conler of the intersection of T tIcCabE Road
and Sprague Avenue, in the SE 1/4 of Section 15, Township 25 North, Ran~e 44 E~V1~1, Spolcane
County, WA
7oning: Regional Business (B-3) zone. The site is also locatEd inside the Aquifer Sensitive
Aica (AS a) Overlay zone and the Public Transit BeileFt Ai-ea designated by the Zoniny Code.
Comprehensive Plan: Nrajor Commercial category. The sitc is also located inside the AS A,
the Priority Sewer Service Area and the Urban Impact ArEa designated by tlle Plan.
IUGA: The site is located inside the intei-im urban growth area boundal-ies desicrnated by the
County pursuant to the State Growth N'Ianagement Act.
HE Findinas, Conclusions and Decision AIE-1-00 PaUe 1
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Environmental Review: The administrative interpretation and the appeal are considered .
exempt from environmental review under the County's Local Environmerital Ordinance and the
State Environmental Policy Act. , - . . . .
Site Description: The site is approaimately 11,470 square feet in size, generally rectangular .
in shape and flat in topography. A.n $64-square foot, single-story house on the site is currently
being used by the applicant's tenant for a commercial sign painting business, located in the
attached garage of the residence, and for a dwelling, located in the remainder of the residence.
The house tivas constructed in 1954, and remodeled in 1960. A billboard was erected in the rear
(west) yard of the lot in approximately December, 1995. The dual business and residential use of
the site is currently being investigated as a zoning violation by the County Division of Planning.
Zoning History of Site: On iV1ay 17, 1984, the Spokane County Hearing Examiner
Committee, now defunct, rezoned the site from the Agricultural Suburban (AS) zone to the
Commercial (C) zone, for the purpose of developing retail uses, under the now expired County
Zoning Ordinance. County Plaruzing condition #4 attached to the rezone required that the site be
developed ;enerally in accordance with the concept presented to the Hearing Examiner
Committee in a letter dated 2-6-84 from Dwicrht Hume, the land use consultant for the rezone
applicant.
County Planning condition #6 of the 1984 rezone deeision required that a specific
development plan be submitted for review by the County Planning Department prior to issuance
of a bLlildiner permit. The County Planning conditions also restricted access from the site to
McCabe Road, prohibited vehicular access behveen the building and the north property line, and
required special screening and feilcine, along the north property line. Other conditions of
approval were also imposed by the decision. See HEC decision in File No. ZE-7-84.
The letter dated 5-17-84 from Dwight Hume, referenced in the rezone decision, indicated
that no specific site plan was beincl; submitted for the rezone. The letter stated that when the
single-family residence on the site was removed, the optimum use of the site would include a
strip commercial building oriented east and west toward Sprague Avenue, alonc, tlle north
boundary similar to improvements on adjacent property. The remainder of the letter proposed
bufferincr, access and other conditions of approval, some of which `vere adopted in the HEC's
decision, and some of which were rejected.
Effective 7anuary l, 1.991, tlle zoning of the site was re-designated to the Regional Business
(B-3) zonE of the County Zoning Code, pursuant to the Program to Implement tlie County
Zoning Code. The Program to Implement converted the old zones of the Zoning Ordinance to
the new zones of the County Zoning Code, for land in the un-incorporated area of the county,
relyincr on certain Comprchensive Plan desitrnations of each pi-opei-ty, 1nd similarifiies benveen
the old zone of the property and the new zoncs of the Zoning Code as a juide.
The Program to Implement specifically preserved any conditions of approval arjd site
planning, imposed through a rezone of a particular property approved prior to January 1, 1991, as
a condition of the new zoning under the County Zoning Code, to the extent that such conditions
`vere more specific or stricter than the development standards of the new zone. The old rezone
- file number and a symbol ("C") were appended next to the new zone designation on the official
zonina map, for each site affected by such conditions. See County IZesolution No. 55-0900,
HE Findin~s, Conclusions and Decision AIE-1-00 Pa~e 2
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Program to Implement, p. 3"Contractual Conditions", p. 9"Cross-over Schedule II", and p. 1-0
. footnote #3; and Donwood, Inc. *v. Spokane County, 90 Wn. App. 389, 957 P.2d 775 (1998).
The official county "zoning maps list the zoning of the site as "B-3 7-84C". This designation provides public notice that the B-3 zoning of the site is subject to the conditions imposed by the 1984 rezoning of the site, in- File No. ZE-7-84, which are more restrictive or
specific that the development standards of the B-3 zone.
Surrounding Conditions: Sprague Avenue adjacent to the site is designated as a Principal
flrterial by tlle County Arterial Road Plan, and comprises a major commercial and traffic
corridor through the Spokane Valley area of the county. McDonald Road, located several
hundred feet west of the site, is designated as a Minor Arterial.
The Major Commercial category extends alon-a both sides of Sprague Avenue in the area,
extending north as far as Main Avenue in the vicinity of the site. The land lying directly west,
directly east and northeast of the site across McCabe Road, and the land lying directly south of
the site across Sprague Avenue, is zoned B-3 and developed for commercial purposes. The land
h and
lying filrther to the north, along the east side of McCabe Road, and the land lying nort
northwest of the site, are zoned Urban Residential-3.5 (UR-3.5) and developed with sinclyle-
family homes at urban densities.
Administrative Determination/Interpretation: The appellant requested an administrative
interpretation from the County Division of Plan.ning, pursuant to a letter dated 9-3-99 from the
appellant's attorney, F. J. Dullanty, Jr., which letter was received by the Division on 9-9-99. The
letter requested that the Division of Planning interpret the B-3 zone to include the dual operation
of the business and residential use in the single-story residence. A letter dated 2-16-00 from the
Division of Plaiuling to vlr. Dullanty, responding to the appellant's letter, in the forni of an
administrative interpretationldeternlination, was mailed to the appellant and adjacent property
oNvnErs on 2-17-00.
Appeal: On February 29, 2000, the appellant timely appealed the administrative
interpretatioiildetermination to the Heanng Examiner.
B. ProceduralInformation:
Applicable 7oning Regulations: Chapters 14.300 (definitions), 14.412 (appeals), 14.416
(number of uses per lot), 14.504 (administrative interpretation), 14.512 (application procedures),
14.514 (noti .fication), 14.623 (Business Zone Matrix), and 14.628 (B-3 zone); of the Spokane
County Zoning Cocie.
Hearing, Date and Location: July 7, 2000, Spokane County Public Worl:s Buildina, Lower
Levcl, Commissioners Assembly Room, 1026 West Broadway, Spokane, tiVA.
Site Visit: 7uly 6, 2000
ivotices: vlailed: June 20, 2000
Published: Jttne 16; 2000
"rlle leQal requirements for public iZOtice have been met.
HE Findincys, Conclusions and Decision AlE-1-00 PaQe 3
Hearing Procedure: Pursuant to Resolution No..96-4171 and 96-0294- .
- Testimony: ,
Deanna Walter Stanley M. Schwartz Division of Planning Witherspoon, Kelley, Davenport etal
1026 West Broadway 1100 US Bank Building
Spokane, WA 99260 Spokane, WA 99201
Items Noticed: Spokane County Generalized Comprehensive Land Use Plan, County
Zoning Code, Program to Ymplement County Zoning Code, County Zoning Ordinance (now
expired), County Code, and County Arterial Road Plan maps. County Resolution Nos. 96-0294
(Hearing Examiner Rules of Procedure), 96-0293 (ESHB 1724 procedures), 96-4171 (Hearing
Examiner Ordinance), 91-1268 (amending Zoning Code, to permit expansion of single-family
dwellings and accessory structures in the B-3 zone and certain other zones), and 85-0900
(adopting Zoning Code, and Program to Implement Zoning Code).
Procedural IVlatters: (1) Certain items were included in the record by the Examiner at the
public hearing-, as described in the Examiner's letter to the appellant's attorney dated 7-6-00.
Item #2 in such letter erroneously refers to a letter dated 5-17-94 from Dwight Hume; the correct
date of tlze letter is 5-17-54.
(2) The record was left open after the public hearing until 7-12-00 to allow the appellant
an opportunity to comment on the items included in the record by the Examiner at the public
hearing. A letter was timely submitted by the appellant's attorney on 7-12-00.
(3) The record was also left open after the public hearing to give the Exanliner an
opportunity to review the applicable zoning and building permits issued for t~vo other properties
located along Spracrue Avenue, upon which properties the appellant contended the County had
permitted dual residential and business uses, in the B-3 or B-2 zone. The Examiner includes the
following documents from the building pernlit files for such sites:
(a) building perniit, application, site plan, zone map and environmental checklist for
permit #95011471 (off-premise sign) at 13519 East Spra~l~e; and
(b) building pennit D-4070 (1959), buildin~ pei-mit G-0140 (1966), building permit
and application K-1997 (1973), building permit and application 81A-1061 (1981), building
pernzitiapplicationlplans for permit 9, 95004436, building pernlit/applicatioii/plans for permit
995007759, at 9300/9302 East Spraguc.
(4) The Examiner also includes in the record the environmental checklist submitted for
the 1988 off-premise sign perniii issued for the cunent site, located at 7\iorth McCabe Road,
which checklist was referenced in the appellant's brief.
Items in Record: The record includes the documents in project file AIE-1-00 at the time of
the close of the public hearing, the letter dated 7-12-00 from Stanley Schwartz, tlle items taken
notice of by the Eaaminer, and the additional documents listed under "Proccdural tilatter" above.
HE Findings, Conclusions and Decision AIE-1-00 Pacie 4
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. III.. LAND USE A.NALYSIS/ .
- FINDINGS OF FACT & CONCLUSIONS OF LAW -
- A. ' Approval criteri a . . .
The Couilty Hearing Examiner Ordinance requires the Hearing Examiner to hear and
decide administrative appeals from decisions of the County Division of Plaruiing. The
Examiner's decision on an administrative appeal can be appealed only to superior court, by land
use petition. See County Resolution \~o. 96-0171, Attachment A, Section 7(a), 13 and 16. The
Examiner's review authority in an administrative appeal is de novo.
The Hearing Examiner Ordinancc generally authorizes the Examiner to grant, deny or ~rant
with such conditions, modifications and restnctions as the Examiner finds necessary to make a
land use application compatible with the Spokane County Generalized Comprehensive Plan and
applicable development regulations. See County Resolution No. 96-0171, Attachment "A",
paragraphs 7(d) and section 11; and RCW 36.70.970.
Zoning Code 14.504.000 authorizes tlle County Plan.ning agency to make administrative
determinations regarding application of the County Zoning Code to a particular property.
Zoning Code Chapter 14.412 authorizes appeal of such determinations to the appropriate hearing
body for public hearing and decision, and provides for further appeal to tlle board of county
cominissioners. These appeal procedures have been superseded to some extent by the County
Hearing Exasniner Ordinance and chapter 36.70B RCW, which allow only one open record
hearing on land use actions. See County Resolution No. 96-0171, Section 16 of ordinance.
A coinprehensive plan is considered as a ceneral blueprint for land use regulation by local
goveminents. See Citizeris for• lVfoirjrt vernoil v. City of lllfoz.cnt Verfion, 133 Wn.2d 861, 873, 947 P.2d 1208 (1997); Cathcart v. Snohomish County, 96 tiVn.2d 201, 211-12, 634 P.2d 853 (198 1);
and RCtiV 36.70.340 and RCtiV 36.70.020 (11). Where a comprehensive plan conflicts with
zoning regulations, the zoning regulations will usually be construed to prevail. See
6Veyerhaerrser v. Pierce Cozcnty, 124 `Vn.2d 26, 43 (1994); 873 P.2d 498 (1994).
County Zoning Code 14.100.104 provides that the Code shall be intetpreted to carry out
and implement the purpose and intent of the Comprehensive Plan, and the general plans for
physical development adopted by the Board of County Commissioners. Zoning Code
14.100.106 states that when the provisions of the Zoning Code conflict with the Comprehensive
P1111, or other adopted plans and developmcnt regulations, the more restrictive provisions shall
govern to the extent legally permissible and the Zonincr Code provisions will be met as a
minimum. The Comprehensive Plan indicates that it should be used as a reference source and
guide for makin~ land use decisions. Sce Comprehensive Plan, p. 2 and 71.
The purpose and intent of the Zoning Code are, in relevant part, to encourage orderly
growth of the county area; promote compatible uses of land, conserve and stabilize individual
property values, provide desired levels of popLiiation density and intensity of land tise, facilitafie
adequate levels of commtmity services and utilities, conserve and protect amenities; and kecp
pollution at or below acceptable levels. ZonincT Code 14.100.104.
HE Findin~s, Conclusions and Decision AIE-1-00 Page 5
, B. The administrative interaretation is not erroneous . . 1. Comvrehensive Plan .
The site and adjacent land, south of Main Avenue, is designated in the Major Commercial .
category of the Comprehensive Plan. The land lying north of Main Avenue is designated in the
Urban category. The Urban category is primarily a residential category of single-family, ttivo-
family, and multifamily uses, along with some neighborhood commercial, light industrial, and
public and recreational facilities. The more intensive uses in fihe Urban category, sucll as light
industrial and neighborhood commercial, are typically located along heavily traveled streets,
with multi-family uses typically being a transitional use located between single-family residential
and the more intensive areas. Comprehensive Plan, Section l.
The Major Comrnercial category of the Comprehensive Plan is intended to provide the
opportunity for development of commercial uses, specifically community and regional shopping
centers and commercial uses, directly related to major thxoughways." Comprehensive Plan,
Section 6, "Purpose" and "Detailed Definition". The Major Commercial category includes the
following relevant descriptions, characteristics and policies:
Residejitial use in 1Vlajor Commercial areas is not interrdecl to be a higli
pYZOYTIy 1y1 tI1lS CC1t2g0Yy Cl'Y1CI 1nQy b8 I1m11Ed lOpl-eexisting uses. Certccin
resiclefitial uses, pterticulcrrly nzultifc~mily developments, may be
conzpatible through the use of pYOper screejrifig and performance
stccndar-ds. The Major Commercial Category will be corriposed of three clifferent types
of coniinercial development: shopping centers, ~1lohway and ai-terial
comnTercial strips, and freetivcry commerciul. Tlre shoppiizg centers are ficrther broken doivn ijzto tltree sicbccctegoi-ies
(tieigjiborhoocl, eonimuniry and regioiial) tivhieh relcrte to size of site, tj-ctde
ai-ea to be served and type of teriujits withitz the shoppirrg center. The
tenunts range frorn sacpermaj-kets, clf•t~g stores afld Laicndronlats to ficll-
lijze clepczrtmerit stores, highly specinlized shops ajidprofessionnl offices.
The cojisicmer goods offererl in strip developnient f-eqrrently differ f"OIl7
those foinnd in sliopping cejiters. Typicul btrsijTesses fourrd aloiig a strip
often iticltcde netiv and used car sales, fast food establishrneiits, bccrs aficl
fi•irit/pr-ocluce stancls.
Fr-eewnv cornmer-ciccl are(rs are arsirally macle trp of rnoi-e snecicclized
C0171i7-rerClCll iISL'S. Fl'eewcry ijiterchange tcreas crre arsrrrelly or-iejrted to
siltgle stops «loiig tlie fr-eel~tlct~~ fot- foo~l, ~tts cu~icl lo~fgiflg.
1LIc jor Commercial rcr-eccs feccttn-e hig11-intensity irses. T11e heaiy
Clll101710b1IL' II'Clff C CIIlCI Ille j'elCIICCI COiJ~eSllOil i11C[~I CYC'CIIG' pOllilfl011
p1"OI7IC'1J1S, especially alorio, the coinnzercial strip developrnerrts.
The shoppirtg cefiter is a commercial rlevelopirierit wI71CI1 IS ~211Erally
clesigned, developed, operuted aiicl eolitrolled by a sirigle owrre`-ship, with
HE Findings, Conclusions and Decision AIE-1-00 Page 6
off-street parking facilities placed on the site to serve all of the ' establishments in the center. The.centers 'rrtay range in size from 4 acres with 30, 000 square feet of leasable floor space to over SO acres with
1, 000, 000 square feet of leasable f loor space. .
Highway and arterial strip commercial areas will usually be made up of
businesses on individual parcels clacstered along cc heavily traveled street
or highway, each providing off-street parkifjg. Shopping is not clone by
walking front one store to aszotltej•, bict rather is of cc sirigle pufpose
riatcrr-e.
,A1I6st comnzercial development 1vi11 be on relatively flat land and buildifigs
tivill be of a low profile. Puved parkino sti-eets ayid majz-macle strticticr-es
will dominCCte the site, with few nattcral featLCres to be fozrnd.
Lalzdscaping, screening, lighting, signage and other architectccral
treatment will provide for aesthetically pleasing clevelopment.
Pleasing aesthetic uncl architectural treatment of frew developnient whicli
elimincctes or is gefzer-ally not characterized by signage clutter, provides
maintainetl landscaping, screens e_xter-ior storage, provicles sufftcient
setbacks and screens par~,~ing czreas, shozclcl foster improved lajid use
co»ipatibility with adjacent non-commercial uses and should szcpport
existing artd attract new viable cofrimercial developmefit.
1tilajor Commercial areas requir•e a ficll line of services and utilities.
These include service by, or commitment to, sanitary and storm sewers,
pLCblic waier systems and iuzdergrozcnd zctilities sicch as telephone, gas and
electr-icit}%. Also available will be paved and lighted streets, par•kiiig lots,
street muijitenarzce, garb~cge collection urtd police c'rj~l~l fif-e protectiori.
Iil m0St CClS2S 11'1fE11SZV2jC1YmTjlo C1ClIVlt12S, 1711I111Tg C11Td I12C1Vy IliCIllStYlCII
zcses would be incompatible with ttilajor• Commercial uses. Likewise, most
single family residefztial arecrs und schools woirlcl not be conzpatible
tivithin the jilIajor- Cotytmercicrl Cutegory tcnless proper screeniflg and
performatice stafidards aYe establislietl.
Goa16.1: Promote developinent of cojnmei'CIC[I ICl1lCI l!Z CI iy1C1i1yteY' 1-vllicli is
complementayy aiid compatible ivitlr recljacetit lancl ccses «iICI the
sacrr-otcncling environmejzt.
Objective 6. I.a: Con-tntej-cial cleveloprnents sjioaclcl be buffered to pr*otect
au jcrcerit areas.
Objective 6. 1.17: Pj-ovide fof• uestlretics of developijteiit aloilg COiliilV
Arter-iccls crjid Sttite Higliivays or Freev>>«ys.
DecisionGi.cideline 6.1.1: Tlie best »teans of encoirr'C1a111g C0131pQlIblIlI1I
betiveen comnief-cial irses nnd acfj'crceirt luncl acse categories will be
CICCOmnlISI1eC1 I7y C011S1C1G'1"lilg:
CZ) Or"12111C1t1011 Of tI1G' Sfi'1lCllli'2S ClllCllOi' fClC1lltlG'S Of th8 JJI^OpOSCII t0
I7lCi111tC11j1 O]' 1T72pj'OVG' l1p0i1 tllG CleSLhG'I1CS ClI1C1 C'71L'1 gy C'f~Cl2YlCy Of all
HE. Findin~s, Conclusions and Decision AIE-1-00 PaVe 7
areas affected by the proposal; and
. , b) provision of buffering needs; and ' . . .
c) provision of lanclscupirig neecls. Decision Guideline 6.1.2: Buffering or spatial separation between "
' pj-oposed and existing uses should be required of a developer if detej•minecl that the proposetl development's physical character-istics may
be objectionable to ficture developinent on neccrby lancls.
Decisioii Gccicleline 6.1.3: Pj-ovicle for aesthetic qucclity of physical
developnient arzd lund use along rights-of-wtcy for Artej'ICiIS, State
Hightivays nnd Freeways within the UYbcm Imp(ict Area (UTA) of Spokcuze
Cotcnty as follotivs:
a) The rights-of-way cts described above wo1cld be intejicled to hczve an
nestlzetically pleasirtg view as seen by the truvelirrg public ujTd
adjacent property owners whefT they are cleveloped with
commercial acses.
b) Standarcls regarding luridscaping, siogna,;e, storage and
arcliitectttrctl treatrrrent sliould be developetl for uses loccrted cclorig
these r-ights-o, f-wa_y.
Objective 6.1. c: Reqzrire rleveloPers to pr•ovide sc.cfficiej? t land for off-
street parkin~ at commercial sites.
Objective 6.I.c1: .Encotcrcl~e cide~licate circulation pcztterns and
conzrnej-ciccl areas crt-icl provicle plccrznecl access to picblic trnnsit.
Decisroji Girideline 6.1.5: Before comrnercial proposals crre approved
they »izrst:
cc) cojt, forifr to plulzs, policies criid regulatioris of Coittzty wcctey, sewer,
stor»1 sewer,
irtili(y ancl speclul service districts; and
b) idefztify aird take steps to f•esolve aclverse i»rpacts arpon existing
tivatef•, sevvej°, stor-,n seiver, attility, civailable aricl fLitllYe ener•gy
j-esotcj-ces, C111CI SIJ2CIClI SG'j"VICe C1lSl1"lCl SVSZ211'1S.
Decision G1cideline 6.1.6: Befot^e crpl)YOVinapt-oposedcoiruitei-cial
clevelop»Ietits, it shotcld be determirzed that:
a) tlre proposal has arlequ(ite ori-site areas for etisting Qi1CI pOIL'IItICII
IJC!)'k111g Cli1Cl
stoj-nt dir«iii(cge contro1: unrl
h) lli2 J7)'ppOSClI COltS1CIG'rS lhe !lllpttCl ltp0i1 e.\lSllilgorpltcjrfied
IYCIP1Sp01'tC1110/1 fflClllflC'S C111C1 COIifOi'171.S tO COlllll}1 tYCU1SpOi''lCll1011
pI Cll'1 S Cl /'1 CI IJOII C1 GS;
ajld
c.) tlre pr-oposcc! cojrsirlers (rccess to e.ristirrg rclidplunirecl pachll*c ti'C1f1Sll
ruicl roLrtes.
Objective 6.1.f.' Encot{rcr;e tilttltiple-irse center-s.
HE Findin~s, Conclusions and DECision AIE-1-00 Paae 8
. . . . . . . .
08jective 6. I.g: Encourage the clustering of conzmercial uses that are .
' . oriented toward the urban or regional market. . " ,
Decision Guideline 61.1. 7: Multiple-use clustering proposals "
' complementary to existing and/or proposed commercial developrnent will be positively considered when such proposals accomplish *the intent of established Courtty policies, standctrds and criteria. Sorne examples
include:
a) shczring physical facilities such crs ingYess and egress, pQYI(l11o
faciliries, sidetivalks, sigzs, buffering af7d Iccndscaping fcccilities; or
b) PYOVICIlj1~ COOp2YC1llV2 QYY12J1111BS 112 IQ3ICISCCIIJIYIo Q31CIlOY 112120VCItlVG
clesign feutLCres.
Decision Gzcidelirae 6 1.8: Appropr-iately buffered mi.cltifamily resiclerttial
development compatible i-vith existiiig uficl potential cojnmerciul activities
inay he perrnitted as transitioir between high-interisity trses (for e.xajnple,
conrrnercial irses) and low-intefzsity zeses (for example, single family trses),
especially wherl the commercial activities can provicle of- shar•e wcrste
energy.
Decision Gtricleline 61.9: Clustering of icses, tivherr it ifrcreases cost
effectiveness of ictilities and/or trcrnspor-tation wilt he the preferred
co»tmercial developirierrt pattern.
Objective 6.1 j: Corisidey small-scale convenierice stores urid cornmer•cial
enterprises acljncent to residerrtial neighbor-hoods.
Decisiorl Giticleline 6 1.11: Residential commuriity shopping center-s
slioteld be basecl to serve beriveen 5 and 10 residej7tial neighborhoods or
Z5, 000 uncl 50, 000 people.
Decision Gicideline 6.1.12: Regioiial shoppitzg ceiiters shoLrld be located
to serve betweerc 4 und 8 j-esidential cornmr.uiities, or 100, 000 to 200, 000
people.
Decisiorz Gzcideliire 6.1.13: Stores crjid conzmeYCial services established
t0 Se]"V2 i"eS1del'll'S 1•VI1I111'1 C! feti-v blocks 'i"C1CjlIfS IY1C1y IJe CO/1SICI2i-ed
C0111pC11lble, C111CI IhC'1"EfOrB Clpf>l"O1Jl"1CltL', tVI?G'IZ th2y Clj'e ClCJC1Ce11t l0
resideirtial land-ccse categories.
Deeisioiz Gzcrdeline 6.1.14: Muintenajiee of cuiy snicell-toi-tm t«.r bccse and
ecofioniic vrtalit}) sJrorrld be a hig{i priority tivhen makifrg, a la,rd irse
decisiol7.
"Buffering" is defined by the Comprehensive Plan glossary as a"...tec}ulique of sepai-ating
incompati b le lan d uses by distance, c hanging density, lan dscapinc,, screening and/or physical
features or structures". "Compatibility" means [when] two different land uses exist adjacent
to one another in such proximity to one another that adverse impacts are insignificant".
Plan.
HE Findinas, Conclusions and Decision ~1IE-1-00 Page 9
2. Currenfi zoniniz
The site, the land lying directly to,the west and east, the land lying directly to the northeast
across McCabe Road, and the land lying directly south of the site across Sprague Avenue, is
zoned B-3 and being used for commercial purposes. The land lying further to the riorth, -along .
the east side of McCabe Road, and the land lying north and northwest of the site, are zoned Urban Residential-3.5 (UR-3.5) and developed with single-family homes at urban densities. The
UR-3.5 zone is intended to implement the Urban category of the Comprehensive Plan. Zoning
Code 14.616.100.
The site is already zoned Regional Business (B-3). As discussed above, such zoning is
subject to the conditions of the 1984 rezone of the site that are more resfirictive or specific than
the development standards of the B-3 zone applicable to the site. The purpose and intent of the
B-3 zone are stated in Zoning Code 14.628.100, as follows:
The picrpose of the B-3 zone is to provide for the location of a wicle r•ange
of retail aricl seYVice uctivities. Tliis zone will implerrtent tl7e tlllajor
Cojnmer•cial category of the Conzpre%ensive Plajz. The irses tivithin t12is
zone ntay ofteiz require large ar-eas for customer parking, r-etuil service,
soine ocrtside activities, clisplcry uncl otfier cotniriercial activities. Tjte
btfS114eSS8S IOCC1tiPlgWlthtl"1 th8S2 QYGCIS Ofl2jZ CI1jui-v customeYS from the
COZ[11I)j Cll ICIY'b2 C1iZCj OlI1eY OZ[1Iy111g Clf'2ClS f"C1thG'7' thQ11 fY0m Cl 17101-e limited
trade area. Ftcrther, it is the intent of this section to implement
conzprellensive plan policies whieh encourage corrtmercial cleveloprrtent
CtI011a PYincipctl Arterials oy- hrghways uncl establish regional-servina
cofnnrercial ccj-eas. Geiieral churacter-istics of these ccr-eas incliccle paved
roacls aflrl sidewalks, piihlic sewer a,id ti-vuter, and afirll lijte of prrblic
ser-vice inclitdiiig mafuierl fcre protection an~l pirblic t1Y1J1Slt ClCC2SSlIJ1IltV.
The B-3 zone is the most intensive commercial zone provided for in the Coulity Zonincr
Code, and authorizes awide array of intensive commercial uses. The developmcnt standards of
the B-3 zone are generally more relaxed t11an those of the less intense business zones. A sign
painling shop is pennitted outright in the B-3 zone, subject to compliance with the general
development standards of the B-3 zone. Zoning Code 14.623.020.
A"dwelling unit" is permitted in the .B-3 zone, subject to compliance with thhe special
standards for such use set forth in Zoning Code 14.625.210 (1). SeE Zoning Code 14.623.020.
This includes compliance with the general development standards of the B-3 zone (elcept those
relating to maximum building height and public transit); a reyuirement that the dwellin~ unit(s)
be located in a builciino or structure having a commercial or business Lise on the cntire ~round
floor; a i-equirement that the dxve11i1ic, LiI111(S) I10t CO111pI'1Se 11701"e fh1I1 JO% oEtlle total gross flour
arEa of aiZy buildin~, a requirement that thc builciing height for a building ~vith mixed residelltial
and business use not exceed 60 feet; and a requiremcnt that 800 square fcet of common open
space be dedicated for the use ofthc: dwelling unit(s) residents for the frst 12 Umits; With an
additional 100 square feet per unit dedicated For 13 or more units, up to a maximum of 15,000
squarE feet.
HE Findings, Conclusions and Decision ATE-1-00 PaUe 10
The Zoning Code also permits a" single-family dwelling, expansion or accessory .
structure" use in the B-3 zone, subject to the development standards of the B-3 zone. Zoning -
Code 14.623.020. . .
"Accessory" is defined by Zoning Code 14.300.100, in pertinent part, as a"... building, structure or use which is subordinafie to, and the use of which is incidental to, that of the main
building, stnicture or use on the sanze lot..." . A " caretaker's residence" is a permitted accessory
use in the B-3 zone, provided that ifi is limited to the duration of the need associated with the
custodial, maintenance or overseeing of the owner's property, building and/or use. Zoning Code
14.628.220 (1). Zoning Code 14.300.100 defines a " caretaker's residence" as a"
manufactured (mobile) home, or an existing building or structure used as a residence, that is
owned by the owner of the property it resides upon and is occupied by a bona fide employee of
the property owner."
The B-3 zone prohibits all uses not specifically authorized in such zone, includin~, but not
limited to, general residential use, except as specifically permitted in the zone; general industrial
use; public and semipublic use, except as specifically permitted in the zone; and general
agricultural use. Zonin~ Code 14.416.000 prohibits more than one "priinary use" per buildable
lot, unless specifically permitted by the zone. Primary uses include residential,
business/com.mercial, public and semi-public, industriaUmanufacfi.iring, and minina. A11 other
uses are considered " secondary", and are allowed unless prohibited by the zone.
Zonine, Code 14.300.100 defines "primary puipose; primary use: principal use" as the
predominant use to which the lot or property is or may be devoted and to which all other uses are
accessory." The term "conunercial use" is defined as "...[a]ny activity camed out for
pecuniary gain or loss."
A "dwelling" is defined by the Zonin~ Code as a".. . building or portion thereof ciesigned
exclusively for residential purposes on a permanent basis as distinguished from a transient basis
and which thezefore does not include hotels, motels, dornzitories, convalescent homes or
accessory buildin~s or structures." A"d~velling unit" is defined as [o]ne or more rooms in a
dwelling, designed, occupied or intended for occupancy as sEparate living quarters, with an
individual entrance, cooking, sleeping and sanitary facilities provided within the dwelling unit
for the exclusive use of one family maintaining a household." Zoning Code 14.300.100.
14 "dwelling, single-family" is defined as a". building designed for long-term habitation
exclusively by one family, having complete living facilities provided witllin thE dtivelling tinit for
the exclusive ttse of one family maintaininc, a household. The term shall incltide manlifactured
1lomes and mobile homes." A"dwellincr, multi-family" is defined as a"... building designed for
occupancy by three (3) or more .families living independently of eacli other within three (3) or
moi-e dwellin~ units." A"dtivelling, ttivo-fa~ilil5' (C~l1plE.')" is defined as a"... building designEd
exclusively for occupancy by two (2) families living independently of each other within rivo (2)
dwelling UIl1tS."
A"residence" is defined by Zoning Code 14.300.100 as a"... building or stnicture, or portion thereof, which is de.fined for and used to provide a place of abode for human beings, but
not includirlj hotels or mote] units, or places of abode having no kitchen within each unit. A
i-esidence Illust include one or more dwellin~ units."
HE FlI1CIliZys, COIICIL1S10I1S c1I1Cl DeC1SlOI1 AI:E-1-00 Page 11
.
, 3. Carrectness of administrative intervretation/determination
The brief submitted by the appellant indicates that the house on the site has continuously
been used as a zesidence since it was constructed in 1954.. The brief fiirther stipulates that in .
September, 1996, the applicant's tenant, Mike Millhouse, moved into the residence; and that
shortly thereafter, the tenant began operating a sign painting business in the attached gara~e of
the residence.
On December 1, 1998, an application was stibmitted to the County Division of Building
and Planning to install a 50-foot high, "off-premise sign", on the site. A building pet-mit was
issued for the "off-premise sign" on Deccnzber 30, 1998. An "outdoor advertising display
struchire", or billboard, was installed on the site. The Staff Report notes that a required Final
inspection for the billboard's installation Lvas not called for or conducted.
A.n "outdoor advertising display structure" is a pernlitted use in the B-3 zone. See Zoning
Code 14.623.020. The si,gn standards of the B-3 zone expressly allow certain "on-premise
signs", but do not mention "off-premise signs". The Examiner finds that the intent of the
building permit was to authorize the installation of an "outdoor advertising display structure", or
billboard, on the site. This is also implied by the date of submittal of the application, on
December l, 1998, the date when a billboard ban became effective, at 2:11 p.m.
The appellant contends that the County's allowance of a billboard on the site in conjunction
with a residence is an indication that a commercial use and a sinole-family usE can legally co-
exist under the B-3 zoning of the site. The site drawing and the environmental checklist
subinitted with the application for the billboard indicate the presence of a house on the site. The
perniit materials for the billboard included in the record, including the environmenfal checklist,
do not disclose the existence of the sign paintincy business being conducted in the attached garage
of thE residence on the property. The materials also contain no rEference to the restrictions of the
1954 rezone on the B-3 zoning of the site.
The appellant also contends that the use "single-Family dxvelling, expansion or accessory
structure", listed as a pei-mitted use in the B-3 zone under the Business Zones Matrix, permits a
single-family dwellinc,, expansion of a single-family dwelling, and an accessory stnicture to a
single-fanlily dwelling in the B-3 zone. The administrative interpretation/deternlination
conversely found that such permitted use is limited to the expansion of, or the addition of an
acccssory strucfiure to, an existing single-family residence establislled as a legal non-confornling
use in the B-3 zone.
Considering the way many tises are listed in the Business Zorles ivlatrix, with ihe type of
use listed before the adjective describing the variety of the type of use, separated by a comma,
the pernzitted Lise of"single-family dwellinc,, expansion or accessory stnlcture" is equivalent and
limited to " an expansion or accessoty structure to a single-family dwellina" . For example, a
drive-in restaurant is listed as a"restaurant, dI1Ve-lI1" 117 tile BL1SlI1eSS Z011eS Vlalrl\. See ZO111I1cy
Code 14.623.020. The limitatioil ofthe subject use to an expansion or accessory structure is '
strongly evidenced by reference to the Residential Zones Mafirix, where "single-family dwelling,
new" and "single-family dwelling, expansion or accessoiy structure" are listed as separate uses.
See Zoniilg Code 14.605.040. This limitatio►i is fiirther supported by refcrence to the
HE Findings; Conclusions and Decision ATE-1-00 Page 12
. EA/GA/RSlF Zones Matrix, which lists "single-family dwelling" as a permitted use. See '
Zoning Code 14.637.020. . , . .
The interpretation of the "single-family dwelling, expansion or accessory structure" by the .
County Division of Planning, as the public agency responsible for enforcement of the Zoning .
Code, is probably entitlcd to some deference by the Examiner under Washington case law. If the
definition of a regulatory term is ambiguous, the Examiner is entitled fio consult the legislative
history to ascertain the intent of the term. The recitals in County Resolution No. 91-1268, which
adopted the subject use as a permitted use in the B-3 zone, and the other legislative history found
in the Division of Planning's file for adoption of such resolution, clearly indicate that the
"single-family dwelling, expansion or accessory structure" use `vas added to the B-3 zone in
1991, to allow only the expansion of, or the addition of an accessory structure to, an eYisting,
legal non-conforming, single-family dwelling. See, in particular, meino dated 8-8-91 from Gary
Fergen of County Planning Department to Planning Commission members.
The inforniation supplied in the appellant's brief, if conect; indicates that the residence on
the site, without regard to the sign painting business established in the attached garage, is a legal
nonconforming use. This is because a single-family dwelling was a permitted use under the
Agricultural (A) zone of the expired County Zoning Ordinance, which zoning was applicable to
the site when the house was built in 1954. The Agricultural Suburban (AS) zone of the expired
County Zoning Ordinance, applicable to the home when its garage was remodeled in 1960, also
allowed single-family dwellings. See copies of building permits issued for residence.
The information supplied in the appellant's brief, if correct, indicates that the sin~le-family
dwelling use on the site became a legal non-conforming use in 1994, when the zoning of the site
was rezoned to the Commercial (C) zone of the expired County Zoning Ordinance. The
Commercial (C) zone did not permit single-family residences. Legal non-conformin~ uses
established in such zone, such as a single-family residence, could only be extended through the
conditional use permit. The same limitation applied in the B-3 zone, until the adoption of
County Resolution No. 91-1268.
As indicated previously, the B-3 zone prohibits general residential use, except as
specifically permitted in the zone. The B-3 zone allows a"dwelling unit" as a permitted use, but
only if it exists above the ground floor of a building dEVOted exclusively to corrunercial or
business use, and meets the other requirements of Zoning Code 14.628.210 (1). See Zoning
Code 14.623.020, symbol "P(1)" under B-3 zone classification, for dwelling unit"; and
14.623.080, explanation under "P(1).
The appellant contends that "single-family d~velling" is not a"d~velling unit", and is
therefore Ilot subject to the limitations of Loninc, Code 14.628.210 (1). The Exaininer agrees that
a "siilgle-family ciwelling" does not meet tlle dcFnition of a"dwelling unit" under Zoninc, Code
14.300.100. This is becausE a single-family dwelling is defined as a building designed only for
residential use, and Zoning Code 14.628.210 (1) requires the dwelling unit to be ~vithin a
building oil the floor above a ground floor wllich only holises a commercial or business use. A
sincyle unit of housing could be installed on the 2"' floor of a building with a ground floor devoted
only to commercial or business use, and qualify as a"dwelling unit" uYider Zoning Code
14.628.210 (1). However, a "single-family d~vellinu" is not a permitted use in the B-3 zone.
HE Findings, Conclusions and Decision AIE-1-00 Page 13
. The appellant also contends that the B-3 zone did not intend to preclude the mixing of
commercial and residential uses on a buildable lot, since it allows the mixing of dwelling* units
and commercial uses in a building. -This argument is not persuasive to the Hearing-Examiner. The allowance-in the B-3 zone for dwelling, unit(s)_located abov.e the ground'floor of a building,
where the main floor is devoted exclusively to a commercial or business use, is logically intended to shield the dwelling unit(s) from the noise, traffic, air pollution, privacy invasions, etc.
associated with the operation of intensive commercial uses on the ground. Residential
development is generally discouraged in the B-3 zone and the Major Commercial category
because of such impacts. This also explains why the dwelling unit(s) allowed in the B-3 zone,
above aground floor occupied exclusively by commercial or business uses, cannot exceed more
than 50% of the total gross floor area of any building.
The appellant further contends that the prohibition in Zoniilg Code 14.416.000, on allowing
more than one "primary use" on a buildable lot, unless specifically permitted by the zone, was
not intended to apply in the B-3 zone. The basis of this argument is that the Business Zones
iVlatrix does not divide its uses into categories like the Residential Zones Matrix. The
Residential Zones Matrix classified uses into "residential", "public and semi-public", and
"agricultural, sivicultural, and agricultural-related" . A"medical office" and a"business or
pro.£essional office" are listed as a"public or semi-pu blic use" un der t he Resi dentia l Zones ,
Matrix. The appellant accordingly ar~ues that the B-3 zone could not have intended to prohibit
the location of a medical office, or a business or professional office, as a"public or semi-public
use", in a multiple-use center with a"commercial use", such as a retail store.
The Residential Zones tilatrix does not list commercial uses, or make any attempt to
distinguish a commercial/business use from a public/semi-public use. Classic commercial uses,
such as a retail store, are not allowed in any 2one listed in the residential zones matrix. The only
residential zones where offices are permitted are the Urban Residential-12 (UR-12) or Urban
Residential-22 (UR-22) zones, wllich are the most intensive residential zones provided in the
Zoning Code. Offices are pernlitted in the UR-12 and UR-22 zones to provide some of t11e
service needs generated by high-intensity land uses. Z,oning Code 14.620.100 and 14.622.100.
Tfle EA/GAIRS/F Zones VTatrix divides uses into "residentiaU business/ service/
industrial","public and semipublic", and " agricultural, sivicultural, and agriculture-related".
Zoning Code 14.637.060. The 7ndustrial Zones ivlatrix, like the Business Zones Matrix, doES not
divide uses up into categories. Zoning Code 14.629.020.
The failure of the B-3 zone to divide use types up into neat categories, like the Residential
Zones Matrix, does not compel a finding that the B-3 zone is exempt from the "one prilnary use
per buildable lot" restriction contained in Zoning Code 14.416.000. If this were the case; the
B-3 zone NVotild allow a day care center or fire station, Nvhich are semi-public or public tises, to be
developed on the same buildable lot as a deparrment store, a commercial or business use.
Offices, when located in the B-3 zone, clearly meet the definition of "commercial use" in
Zoning Code 14.300.100. Accordingly, office uses can be developed with a retail store in the
B-3 zone. The Examiner also notes that the Zoning Code only restricts the location of more tflan
one primaryy use on a buildable lot. Different primary uses may be located side by side in the B-3 zone, or any other zone, on separate buildinc, lots.
HE Findinas, Conclusions and Decision AJE-1-00 Page 14
, . .
The plain meaning of Zoning Code 14.416;000 is that it applies to each zone recognized by ,
, the Zoning Cade. Each zone must be evaluated separately, as to the application.of Zoning Code 14.416.000. Zoning Code 14.604.160 gives the County Division of Planning broad discretiori to
administratively classify uses and mixed uses about which there is any question, by comparing them to identified uses in terms of intensity and character.' The Division properly classified the existing single-family dwelling use on the site as "residential" and the existing sign painting
shop on the site as "commercial" . Since the single-story residence structure on the site is being
used for both commercial and residential uses on the same buildable lot, and compliance with
Zoning Code 14.628.210 (1) has not been demonstrated, the dual use of the site for both
residential and commercial purposes violates Zoning Code 14.416.000.
The appellant contends that the County has already acknowledged the dual use of the site
for commercial and residential purposes, by knowingly allowing a billboard to be installed on fihe
site in 1998 along with the existing residential usc. The appellant also cited the County's
issuance of a permit for a billboard in 1998 for a property located at 13519 E. Sprague Avenue,
zoned Comrriunity Business (B-2), on which a residence already existed. The B-2 zone contains
similar restrictions on residential uses as the B-3 zone.
Neither the building permit file for the current site, nor the building permit file for 13519 E.
Sprague discuss whether the Zoning Code permits a billboard outdoor advertisin~ display
structure" ) and a residential use on the same buildable lot. Perhaps the Division of Building and
Planning regarded the billboard use to be " secondary", rather than a primary use. It may be that
no consideration to Zoning Code 14.416.000 was given in the allowance of the billboard uses, or
an erroneous interpretation of the Zoning Code was made to allow the billboard. The appellant's
argument might be more persuasive had the County allowed a classic commercial use, such as a
retail store, to be installed on the same building site as a nonconforming single-family residence
in either the B-3 or B-2 zones. .
The appellant also draws attention to the improvements existing on the property located at
9300 E. Sprague, where offices and apartments are allowed on the ground floor level of a
buildingin the B-3 zone. See documents in record for such site, and photos on Exhibit B.
The building permit file for 9300 E. Sprague indicates that prior to 1959 such property was
developed for offices, under the Commercial (C) zone of the now expired County Zoning
Ordinance. In 1959, a portion of the rear of the building housing the offices was remodeled for 3
apartment units, under the same Coinrnercial (C) zone. In 1995, one of the existing apartment
units was remodeled for an office, under the B-3 zone.
The zoninc, history of the property located at 9300 E. Spracrue Avenue does not help the
appellant's case. The Commercial (C) zone expressly allowed an apartment for permanent
residence within a store building, without the vertical floor restriction, the 50% tofial gross floor
restriction on dwelling units, and the other restrictions on dwellinc, units contained in Zoning
Code 14.628.210 (1). Zoning Ordinance, Section 4.10.030. The Zoning Qrdinance did not
restrict the nuinber of primary tises per buildable lot. The dual uses on the propei-ty located at
9300 E. Sprague appear to represent legal non-conforming circumstances in the B-3 zone. The conversion of one of the apartment units on such site to an office in 1995 appears to have brought
such property into greater confornlance with the prohibition in the B-3 zone of dwelling units
located on the ground floor of a building also used for commercial purposes. HE Findin~s, Conclusions and Decision AIE-1-00 Page 15
. • , , '
r
The, Examiner makes no decision an whether #he locatilon of the sign paint shop on the site - - otherwise violates the conditions ofapproval o#'thv, 1984 rezone, since this issue vvas n4t .
Addressed in the adrninistrative i.nterpretat-ian or decis-ian. The Examiner Gannot help but flbserve that the development of a sign paint shop oxa the site appears to vio1ate conditaons of t~e 1954
rezone , includin~, without liz~nitatian requixements that the srte be de~velaped generallg~ in
accordauce witti the cancept presented 'm Dufi~ht Hume's letter dated 2-6-54, tY~at aspecific site
deveIopment ~lan be submitted, that access be prc,hibited to McCabe Road, that certain bxxffez-incr
and, screening be pravided along the narth boundary, etc.
The administrative xnterpzetztivnldetcmnination suggests that the sip paint st7ap could
potentiaIly be alloNved through a horne profession permit or through ahome industry conditional
use pernlit. The Examiner nates that a honic profession is not listed as apermitted accessory use
in tlie B-3 zone, and a home ind-Listry use is not allowed as a canditional use in the B-3 zone,
IV. TIFCISIDN
Based on the Findings of Fact and Conclusions of rLaw stated above, the above appeal is
he.reby deriied, and t'he administrative interpretatior/deternination is 'hereby affirmed.
HE Findings, Conclu51ons and Decisio1i AIE-1-00 Page 16
r
DATED this 17"' day of August, 2000.
SPOKANE COUNTY HEARING EXA~VIINER
~
Michael C. Dempsey, WSBA 2NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner
on an administrative appeal is final and conclusive unless within twenty-one (21) calendar days
from the issuance of the Examiner's decision, a party with standing files a land use petition in
superior court pursuant to chapter 36.70C RCW. Pursuant to chapter 36.70C RCW, the date of
issuance of the Hearing Examiner's decision is three (3) days after it is mailed.
This Decision was mailed by Certified Mail to the Applicant on August 17, 2000. The date of
issuance of the Hearing Examiner's decision is therefore August 21, 2000 counting to the next
business day when the last day for mailing falls on a weekend or holiday. THE LAST DAY FOR
APPEAL OF THIS DECISION TO SUPERIOR COURT BY LAND USE PETITION IS
SEPTEMBER 11. 2000. The complete record in this matter, including this decision, is on file during the appeal period
with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490. The file may be inspected
Monday - Friday of each week, except holidays, between the hours of 8:30 a.m. and 5:00 P.M.
Copies of the documents in the record will be made available at the cost set by Spokane County.
HE Findings, Conclusions and Decision AIE-1-00 Page 17
!
.
. 1 1 STAFF REPORT TO THE HEARING EXAMINER
,
File#: APPEAL of AIE-1-99 .
III IIII IIII ~ DIVISION OF CURRENT PLANNING
SPOKA~ COWTY HEARiNG DATE: luly 7, 2000 FILE#: AIE-1-00
PROJECT PLANNER: Deanna Walter, Associate Planner
PROJECT DESCRiPTION: Appeal of an Administrative Determination regarding permitting a dual
primary use in a Regional Business (B-3) zone.
Proiect Data
Project Location: Generally located at the northwcst corner of the
intersection of McCabe Road and Sprague Avenue in the
southeast'A of Section 15, Township 25 N, Range 44
EWM, and more commonly known as 7 North McCabe
Road.
Parcel Number(s): _ 45154.2613
Owner: Marco Barbanti
= - _ - 2027 West Carlisle Avenue
- = Spokane, WA 99205-3709
(509)879-0325
Agent: ' F.J. Dullanty, Jr. Witherspoon, Kelley, Davenport & Toole, P.S.
422 West Riverside
Spokane, WA 99201
(509)624-5265
Comprehensive Plan Designation: Major Commercial (C) ,
Zoning: . Regional Business (B-3)
Existing Land Use: Residential and Commercial
Surroundinq Zoninc) and Land Uses: .
• North: ?he properties to the north, northwest and northeast
consist of single family residences and are currently zoned
Urban Residential-3.5 (UR-3.5).
• South: Properties south of and adjacent to Sprague Avenue are
zoned either Regional Business (13-3) or Nei~lzborhood
Business (B-1) and are all currently occupied by
businesses.
• East: The property to the east, across McCabe Road, is zoned
Regional Business (13-3) and is currently beincr used as a
drive through Espresso Stand. Transitionin; furthec east
consists of Urban Residential-12 (UR-12) and Urban
Residential-22 (UR-22) mixed with Regional Business (B-
3) and Urban Residential-3.5 (UR-3.5).
• West: - Property to the west of the subject site is currently zoned
B-3 and is being used and taxed by the Spokane Counry
Fife No.
Staff Report - (date of) Hearing
1 of 4
t !
Assessor as commercial property. Known, Land Use Proposals and The subject site was rezoned in 1984 to Commercial (C),
Recent Project Approvals in the ZE-7-84, and later reclassified to Regional Business (B-3)
Area of,this Project: in 1991, pursuant to the Program to Implement the new
Zoning Code. Property south of and adjacent to Sprague
Avenue was all reclassified.to commercia( behween 1955
- and 1985.
Land Division Status: - The subject property is a portion of Lots 12 & 13, Block 2
- of Vera McCabe Home Tracts.
Shoreline Designation: Not Applicable
Water=Purveyor: Vera Water and Power Sewage Disposal: Spokane County public sewer F'tre District Spokane County Fire Protection District No. 1 School District and nearest K-12 Not Applicable
schools: - Nearest Arterial and Distance: Sprague Avenue, adjacent, Principal Arterial
Nearest Parks and Distance: Not Applicable Neighborhood Association: None/ Not Applicable
• This proposal is located inside the IUGA.
• This proposal is located inside a Public Transportation Benefit Area (PTBA).
• This proposal is located outside the 1000' notification boundary of designated Natural
Resource Lands.
GMA/Critical Areas
Aquifer Recharge Area: The property lies within both the ASA and the
' PSSA.
Fish & Wildlife Habitat Conservation Areas: ~ Not Applicable .
Floodplain: ~ Not Applicable
Geologically Hazardous Areas: 1 Not Applicable
Wetlands): ~ Not Applicable SEPA
Categorically Exempt (WAC 197-11- 800)
Noticinq
Published: Spokesman Review on June 16, 2000.
Mailing and Site Posting Deadline: The deadline for site posting and mailing the Notice of Hearin~ to affected
agencies and property owners/taxpayers of property located within 400 feet of the subject property was June 20, 2000.
Reviewina Aqencies
6 Agencies were notified on June 20, 2000. Comments were due June 27, 2000.
Agencies Notified Response Date Agencies Notified Response Date
Received Received Received Received
Division of En-ineerina, yes 5/8/00 Division of Engineering, no
Transportation Engineering Development Services
Division of Utilities no Storm%vater Utility no ~
Spokane Regional Health no Division of Buildinj and no
District Code Enforcement
File No.
Staff Report - (date oo Hearing
2of4
f ~
Responses from the Public:
No written responses have been received from persons receiving the Notice of Public Hearing. Two phone
. calls were received regarding requests for copies of the original Administrative Determination dated
February 16, 2Q00. . . .
Description of the Site:
The site is located at the northwest corner of McCabe Road and Sprague Avenue. There is an existincr
occupied residence on site which was constructed in 1954. The property is currently being taxed as
residential property by the Spokane County Assessor. Mr. Mike Millhouse, owner of Custom $rushed
Signs, is currently operating a business from the one car attached garage while residing in the remainder of
the structure: Division of Building and Code Enforcement shows that a permit was submitted on
December l, 1998 and issued on December 30, ] 998 for an "off premise sign" (attached). It was actually a
billboard that was erected in the rear yard (west property line) and the inspection information from
Division of Building and Code Enforcement shows that a final inspection for this structure was not called
for by the applicant, nor completed. The billboard moratorium, Resolution No. 98-0923 (attaclied) went
into effect at 2:11 p.m. on December l, 1998.
BackQround:
The residential structure existing on site was built in 1954. The zoning for the parcel at that time tivas
identified as A~ricultural. Mr. Albert Destito requested a zone reclassification in 1984 (ZE-7-84) to
Commercial (C), later reclassified as Regional Business (B-3) in the 1991, pursuant to the Program to
Implement the new Zoning Code. The Findings and Order for approval of this zone reclassification was
issued on May 17t>>, 1984. Specific Conditions of Approval were identified in this decision (see attached).
A Code Violation Investigation Request Form was received by the Division of Building and Planning
(hereafter referred to as the Division of Planning) on June 21 St, 1999, statina tllat a sign makina
business
on the northwest corner of Sprague Avenue and McCabe Road was using the subject property for both
commercial and residential uses. The cornplaint form also stated that along with concern over the amount
of business material in the yard and business trucks on the property, there had been increased traffic on
McCabe Road. A site inspection was performed by Deanna Walter, Associate Planner, on July 8tl1, 1999,
at which time she spoke with vTr. Mike Millhouse, business owner, and gave options for clearincr the
current violation of dual uses on one parcel and bringing the site into compliance with the Zoninj Code. A
folloW-up letter was sent to VIr. Millhouse the following day, July 9th, 1999.
On July 27t>>, 1999, the Division of Planning received a letter dated July 26th, 1999 from Mr. F.J. Dullanty,
Jr., representing the property owner, Mr. Marco Barbanti, in this matter. The letter requested a response to
a question regarding allowing a caretaker's residence which is separate, but attached to the business of
Custom Brushed Sialns on the same site.
A detailed explanation of this issue was written and mailed to both Mr. Dullanty and Mr. Barbanti on
AuCYust 24til, 1999. Several requests for public records and other letters of correspondence have ensued
since this date. Mr. Dullanty submirted a formal request for an Administrative Interpretation of the Zoning
Code regrarding this property and the permitted uses on September 3rd, 1999. The Administrative
Tnterpretation, being appealed in this action, was issued on February 16, 2000. Mr. Dullanty timely
sLibmitted his appeal, witli the appropriate fees, on February 29, 2000.
Section 14.628.210 (Permitted uses) states:
l. DweUing units, provided that:
a. deve(opment standards 14.628.315, 14.628.325, 14.628.330, 14.628.340, 14.628.345,
14.628.350, 14.628.355 and 14.628.360 are met;
b. minimum lot area shall be six thousand (6,000) square feet. Density shall be pursuant to
UR-22 density standards;
c. one or more dwelling units shall be allowed only in a building or structure witli
commercial or business use on the entire grounci floor;
File No.
Staff Report -(date o fl Hearing
3 of 4
• ~
d. one or more dwelling units shall not comprise more than fifty percent (50%) of tlle total
gross floor area of any building;
e. the maximum height for a building with miYed commercial or busiiiess use and residential
use shall be sixty (60) feet; and
f. common open space dedicated for the use of the residents of the dwelling ullits sliall be
provided at eiglit hundred (800) square feet per unit for the first twelve (12) units with an
additional one hundred (100) square feet per unit for greater than twelve (12) units up to a
maYimum of fifteen thousand (15,000) square feet. Minimum for any dimension of
dedicated, common open space shall be twenty-five (25) feet.
Furthermore, Section 14.623 (Business Zone Ivlatrix) of the Spokane County Code states that a sin?le
family dwelling, expansion or accessory structure is a permitted use in the zone. The Division of Planning
interprets this to mean that you may expand an existinj dwellina or add an accessory structure (to the
residential use), but still may not build a neNa residence in the B-3 zone (refer to Section 14.623.2;0,
Prohibited Uses).
Section 14.416.000 (Number of Uses Per.Lot) states:
There shall be no more than one (1) residential dwelling unit per buildable lot unless specifically
permitted by the zone. There shall be no more than one (1) primary use per buildable lot unless
specifically permitted by the zone. All other uses shall be considered secondary to tllese primary
uses and will be allowed Linless the zone prohibits them.
Mr. Dullanty. contends that the Regional Business (B-3) specifically permits dua( uses in the zone.
SummarY
The Division of Planning received a letter dated September 3, 1999, from F.J. Dullanty, P.S., requestina a
written interpretation to determine if dual uses, commercial and residential, are permitted on a specific
parcel of land (45154.2613) located in the Regional Business (B-3) zone.
Mr. Dullanty contends that the sign painting shop currently being operated out of the residence at 7 North
McCabe road is a permitted use in the B-3 zone and references the Spokane County Zoning Code, Chapter
14.623.020 (Business Zone MatriY). He also references this chapter regarding a single family d~velling
being a permitted use on site. The sign painting shop is currently conducted in the attached garac:re on the
main floor of the residence.
The Division of Planning's position is that only one primary use is allowed on a parcel, re~ardless of the
zoilin(y desiornation. The applicant was asked to establish the primary use as either commercial or
residential, and the accessory use issue would be dealt with/desijnated once the primary use ~vas
established. The applicant timely appealed the interpretation to the Hearing Examiner.
Attachments
A. Appeal
B. Administrative Deternlination
C. Maps
• Vicinity Map
• Comprehensive Plan
• Zoning
D. Conditions of Approval for ZE-07-34
E. Building Permit File for 7 North N1cCabe Road
F. Resolution No. 93-0923, Billboard Moratorium
G. Agency and Public Comments
File No.
Staff Report - (date oo Hearing
4of4
• ~
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ATTACHMENT A
APPEAL
• ~ , N i'TENTION:
Please Ue advisec! that if you file an appeal Vuu are r2sponsible for mailing a public
notice to.area residerts within a 400 foot coundan/ around the applican't's project siie.
Tiie.notices mailed to parcels which are adjacEnl to the aroject site need to be sen', by
Certi(ied ivlail -Returned Receipt Requested. You are required to obtain a listing of the
. names and addresses of fhose people within 400 feet frorn a ti,le company. You are
required to post a sign on the project site. We wi!I provide you with a public notice
paclcet, which inclucies all of the information you wiil nesd in order to complete tliis
prccess. APPEAL TO TIIE HE, ARING EXA.IVIINER
;\ppcals shall be submittecl to the Division oFIIuilding & Planning wilhin the time framc
statecl in tiic decision. Sucli appe11 shall be accompatiied by the appropriate Cee. Upon -
c•eczipt of 1n appeal, tlie Division of I3uilding S: I'lanning shall verify if the appellant Iias
standing to appeai such deeision 1nd set a u'ate for a p,iblic 1:e1rins.
I3asis for Appeal (specific reasans):
The zoninQ code pernits a residential use in a B-3 zone in conjunction
with a commercial use.
SpcciGc Aclion Appcalccl:
The Decision of the County Planning Department dated February 16, 2000
and, a copy of which is attached hereto.
r + + + ~ r * * + * + + t * ~ ♦ r t + + + ~ ~ + + * ~ * ~ * i * r + ~ f + ~ * * t * ~ * * ~ *
A1'PCLLANT
►`:ame: IMARCO BARBA?dTI Date: 2-29-00
(I'LCASC PRiNT)
AdC1CeSS: Carl i Sl.e , Sookane, Washington
17
Work Pho~;e: a~9-0325
Ho►ne Phane: ,
Sig>>atuic:
Cortact Person or Represcntalivc: F. J. Dullanty, Jr.
?+'itherspoon, Kelley, Davenport & Toote, ~.5.
Ac!:lress:''22 W. Riverside, Spokane, Washington 99201
I :on-lc Plione: \Vorl: I'honc: 624-5265
7~visiu:s oCB„iilciitir; i'la:ining ri(e *1„ ; AIE-1-00
ll"ilc; 01 Action: February 16, 2000
.:rr-a+:rt~*,~a~x~+*~~*~ *f rtr:k~~~•.
I3UlL1)INC & PLAiVty1NG 1)IVISIOi! USIs ONL,S'
I-Iearinb Date:
Accepted b},:J -~'~~C~~_ U'~~~~ 7alc: Recei%,ccl: ~rr`~ c(7
~
00
ATTACHMENT B
ADMINISTRATIVE DETERMINATION
~
.
I '
it
S I' n I-` A N ' C Q U N. .
CUKfZENT f'1.ANNING :1 DNLSiON OF THE P1.lBL(C yNppKS D(=1.•\i.
Cary pberg, niri-Inr
February 16, 2000 ~~~EWFR
F.J. Dullanty, Jr. F E B 1 7 2000
Witherspoon, Kelley, Davenport & Toole, P S
1100 U.S. Bank Building
422 West Riverside D.zVF~ • Spokane, WA 99201-0302
SUBJECT: File No. AIE-1-00
Written Interpretation of tne Spokane County Zoning Code with regards to
permitted activities and oual primary uses at 7 North McCabe Road (Regional
Businzss zone. B-3).
ISSUE: The Division of Building and Planning (now Division of Current Planning) received a letter dated September 3, 1999, from F.J. Dullanty, P.S., requesting
a written interpretation to determine if dual uses, commercial and residential,
are permitted on a specific parcel of land (45154.2613) located in the Regional
Business (8-3) zone.
Mr. Dullanty contends that ihe sign painting shop currently being operated out
of the residence at 7 North McCabe road is a permitted use in the B-3 zone
and references the Spokane County Zoning Code, Chapter 14.623.020
(Business Zone Matrix). He also references this chapter regarding a single
family dwelling being a perrnitted use on site.
' The sign painting shop is currently conducted in the attached garage on the
main ffoor of the residence.
BACKGROUND: The residential structure existing on site was built in 1954. The zoning for the
parcel at that time was identified as Agricultural. Mr. Albert Destito requested a
zone reclassification in 1984 (Zt-7-84) to Comrnercial (C), iater reclassified as
Regional Business (13-3) in the 1991, pursuant to the Program to Implement the
new Zoning Code. The Findings and Order for approval of this zone
reclassification was issued on May 17'", 1984. Specific Conditions of Approval
were identified in this decision (see attached).
A Code Violation Investigation Request Form was received by the Division of
Building and Planning (hereafter referred to as the Division of Current Planning)
on June 215i, 1999, stating that a sign making business on the northwest corner
of Sprague Avenue and McCabe Road was using the subject property for both
commercial and residential uses. The complaint form also stated that afong
with concern over the amount of business material in the yard and business
trucks on the property, there had been increased traffic on McCabe Road. A
site inspection was performed by Deanna Walter, Associate Planner, on July
8'", 1999, at which time she spoke with Mr. Mike Millhouse, business owner,
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.
•
JUSTIFICATION: A caretaker's res'rdence is allowed in the B-3 zone oniv as an accessory use.
P,n accessory use is defined in Section 14.300.100 of the Spokane County
Zoning Code as, "A building, area, part of a building, structure or use which is
subordinate to, and the use of which is incidental to, that of the main building,
structure or use on the same lot... " In this case, the primary use of the parcel
has already been established. The original, and still existing use, is that of a
residence. Therefore, the accessory use would not be the dwel(ing, but the
business
In regard to the issue of a dwelling unit in the B-3 zone vs. a non-conformino
single family dwelling, Section 14.623 (6usiness Zone Matrix) of the Spokane
County Code states thaE a single family dwelling, expansion or accessory
structure is a permitted use in the zone. This means that you may expand an
existing, legally established dwelling or add an accessory structure (to the
residential use), but you still may not build a new residence in the B-3 zone
(rzfer to Szction 14.623.230, Frohibit2d Uscs). The dwelling unit id2ntifiEd ir
the Business Zone Matrix (14.623) as a permitted use (subject to specific
standards) is outlined in Chapter 14.628.210 (1) and referenced above.
APPEAL RIGHTS: This is an administrative interpretation of the Spokane County Zoning Code
pursuant to Section 14.504.000. Pursuant to ESHB-1724 an the Board of .
County Commissioners resolution No. 96-0283, this document is also
considered the Final Notice of Decision and notice of Right to Appeal. This
administrative interpretation is final and conclusive unless within fourteen (14)
calendar days after the decision is issued, a party aggrieved by such decision
files an appeal with the Spokane County Hearing Examiner. The appropriate
appeal application and fee can be obtained from #he Division of Current
Planning. Upon receipt of a complete appeal application, a public hearing wifl
be scheduled.
This decision was mailed to the applicant, property owner, and
ownersltaxpayers of land located adjacent to the subject site on February 16`''
2000. The appeal closing date is March 1 S', 2000_
Sincerely yours,
Francine Shaw
Senior Planner
c: Marco Barbanti, Owner
F.J. Dulfaniy Jr., Agent
Gerry Gemmill, Assistant to the Public Works Director
ATTACHMENT C
MAPS
VICINiTY MAP
COMPREHENSIVE PLAN
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ATTACHMENT D
CONDITlONS OF APPROVAL
ZONE RIECL.ASSIFICATION NO,: ZE-7_84
SPOK_LvL COUNTY
HEARING EX.4~`~i1vER MLMITTEE
FI`1DINGS AVD ORDER
A. IvTRODUCTION
This matter having come beforz the Zoning Hearing Examiner Cocn,mittee on
May 1, -1984, and the mzmbers of the Committee present being
Kathleen M. Carstens, Chairperson, Kenneth Kennedy and Ronald L. McVickzr,
B. PROPOSAL
The sponsor, Albert Destito, is requesting approval of a zone
reclassification, File Vo. ZL-7-84, Aoricultural Suburban to Com~nercial,
for the purpose of developing Retail Uses -(No Site Plan).
C. FYNDIVGS OF FACT
1. That the eYisting land use in tne area is residential, commercial,
and vacant.
2. That the Comprzhensive P1an desionates this area as apprupriate fur
Ma jor Commercial development.
3. That the e:cisting zoning of the property described in the application
is Ao ricultural Suburban.
4. That the provisions of RCW 43.21C (The State E nvironmental Policy
Act) have been complied with, and the Committee concurs with the
Declaration of Von-Signiricancz.
5. That the proper legal requirzaents tor advertisement of the Agenda
I tem have been f ulf illed .
6. Tnat the land in this area is suitable fur the propos2d use, or uses
within Che proposed Zone Classzfication.
7. That tne applicant has demonstra'Led that conditions have
subst2ntially chanoed since the original zoning of this ar2a z-~a
accordingly, the proposed rezone is justified.
. t
ZOYt-, RECLASSIFICATION NO.: ZE-7-84
C. FINDIVGS OF FACT (continued)
8. That the proposed use is compatible with ehisting uses in the area.
9. That the owners of adjacent lands expressed neither approval nor
disapprovaZ of the proposed use.
10. Thz Hearing Examiner Cou~mittee 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.
D. C0NDITIONS OR COVTINGENCILS APPLIED TO TIIIS APPROV--U
(All Conditions imposed by the Zoning Hearing FYaminer Committee snall be
binding on the "Applicant", which term snall include- the owner or owners
of the property, heirs, assidns, and successors.)
a) COUNTY PLA~~1vING DEPA.RTiNfEVT
1. The Zoning Administrator shall approve a specific eYterior
lighting plan for the approved area prior to installation of
such lighting. (Such plan shall attempt to confine illumination
to the area with fu11 considerati.on to ad jacent properties).
2. Approval by the Zoning Administrator of a specific liohting and
s.Lonino plan ior the described property prior to the r2lease of
any building permits.
3. A specific landscape plan, planting schedule and provisions for
_ maintenance acceptable to the Spokane County Zonino
Administrator shall be submitted with a performance bomd for the
project prior to release of building per-mzts. Landscapino sna1.1
be installed and maintained such that sight distance at 2ccess
points are nut obscured or zmpaired.
4. The applicant shall develop subject property gener211y in
accordance within the concept pr2sented to the Hearzng E_{zmin2r
Coi=ittee as indicated in the letter rroa D. J. Hu.me ci2t2e
Feoruary 6, 198-4. Variations when approved by the Zonino
Adninistrator will be pernitted, inclucing, but not li a- ~zd to
the following changes : Buildino location, landscape plans, and
oeneral allowable uses of tfie pzrnitted zone. A11 variations
mus"L conform to regularions set fortli in the Spokan2 County
Zo-Liino Ordinance. The original intent oi the development letuer
shall be Qaintainzd.
2
. ~
ZOifE, RECLASSZFICATION N0,• ZE-7_84
a) COUNTY PLA:VVILiG DEPAR~NT (continued)
5. Direct lioht from any e:{terior arza lighting fiiturz shall nut
e:ctend over the property bounaary.
b. The specific development plan will be submitted ror Planning
Department review and approval prior to issuance of buildina
Qzrmits.
7. A11 current standards of the Coamercial Zone, as amended, s'nall
be conplied with in the dev2lopaent of this site.
8. That the project is subject to Section 4.16A.050, th2 AQuifzr
Sensitive Area Overlay Zone of the Spokane County Zoning
Ordinance, which sets forth vzrious aeasures for Aquifzr
protection; specifically, neasures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
9. A b-foot sight-obscuring fence shall be provided along the north
propety line of this proposal to provide a buffer for the
existing residential use located immediately north of this
site. .
10. Applicant shall comply wit'n 1208' recommendations concernino
s tormwater runof f and provide neceessary landscaping f or runof r.
11. Any division of land for the purpose of sale, lease or transfer,
shall coaply with RCW 58-17 and the Spokane County Platting
0 rdinances prior to issuance of building pe rmits.
12. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Cnapter 43.21C.0II0 RCW and the Eoard of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition ozL this
application, and prior to any on-site improvements, or file
approprza-Le docurnents to the ef fect that the :JOT T-CE OF ACTIOj; ? s
waived in accordance with Spo%ane County CorLmissioners'
"Rzsolution If82-0458 dated :iay 4, 1982.
3
. ~
ZONE RE.CLASSIFZCATION NO.: ZE-7-84
a) COUVTY PIANNING DEPART;IENT (continued)
13. Pursuant to the provisions of Chapter 43.21C RCjd, the SEPA
Guidelines (WAC 197-10) and tha Spokane County Environmental
Ordinance (SCEO), a proposed declaration of non-significance has
been issued at leas t f if teen (15) days prior to this date; the
ofricial file, written comments and/or public testimony contain
inforznation regarding assessment of thz proposal's adversz
inoacts tu t►1e physical enviroruaent; a f inding is hereby Laade
that no potentially signiticant adverse impacts upon the
physical environment are anticipated as a result of thz project;
and a f inal declaration of non-signif icance is hereby to be
issued.
14. That access be prohibited from 'IcCabe Road to the si[e.
15. That vehicle access between the building and the north property
line be prohibited.
16. That a hedge of tall growing shrubs be installed and naintained
along the north property l.i.ne.
b) COUVTY EvGINEERING DEPARTy1.EVT
Prior 'Lo The Issuance Of A BuildinQ Permit:
1. Applicant shall dedicate 10 fe2t on McCabe Road for right-of-way
p rior to any use of the property.
2. Access permits for appruacnes to the County Road Systen sr,ali be
obtained from the Spokane County E noinzer.
3. F1pplicant shall improve McCabe Road in a ruanner cunsistent with
Spokane County TYPICAL roadway section No. 1minimuia pavin~
wid th r~ccess S tandard .
4. Applicant shall subnit for approval by the Spokane County
E ngineer road, drainage, and access plans priur to the issuancz
of a building permit on the property.
5. The applicant shall submit for approval by the Spokane CoLnty
Engineer and the Spokane County tiealth District a dztailed •
comb_ned on-site sewage system plan and surfacz water disrosaZ
pla-►_ for the er.tzre praj2ct prior to the issuance oF zny
building permit on the property. 4
~
ZO,L,I£ 2ECLASSIFICATIOit N0.: ZE-7-84
b) COUNTY ENGINEERIVG DEPARZ'ti1EN= (continued)
6, A parkin; plan and tral fic circulation plan shall be submitted
and approved by the Spokane Cvunty Engineer prior to the
issuance of a buildinb per~nit on the property. The design,
location, and arrangement of parking stalls shall be a.n
accordance wi th s tandard traf f ic engineering practices. Pavin;
or surtacing as approved by the Cuunty Engineer, will be
required for any portion of the project which is to be occupizd
or traveled by vehicles.
7. The word "applicant': shall include the owner or owners of trie
proparty, his heirs, assigns, and successors.
8. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Enginezr,
9. A11 required improveaents shal.l conform to the current Statz of
?Jash3ngton Standard Speciiications for P,oad and Bridge
Construction, and other applicable County standards andior
adopted resolurions pertaining to Road Standards and Storcawater
Manaoenent in effzct at the date of construction, unless
otherwise approved by the County E ngineer. .
10. Roadway standards, typical roadway sections and drainage pZan
requirements arz found in Spokane Board of County
Comnissioners'Resolutior. `Io. 80-1592 as a.mended.
c) COUNTY UTILITIES DEPART►fEVT
l. Pursuant to Board of County Commissioners Resolution ivo.
80-0418, the use of on-site sewer disposal systems is hereby
authorizzd. This authorization i.s canditioned on compliance
with aII rules and regu].ations of the Sgokane County H221th
District and is further cozditionLd and subject to specific
zpplicaCion approval and issuance of peruiits by thz Healtn
DilsCrict.
5
s ~
ZONE RECLASSIFICATION N0.: ZE-7-34
c) COCNTY UTILITIES DEPARTiENT (continued)
2. The owner(s) or Successor(s) in interest agree to authorize the
County to place their nane(s) on a petition for the fonnation of
a tiLID by petition mzt'nod pursuant to RCTJ 35.54 which the
petition includes the Uwner(s) property and cLurther not to
object by the sig aing of a protest pe-Lition against the
foraation of a ULID by resolution aethod pursuant to RCW Chapter
30.94 which includes the Owner(s) property, PROVIDED, this
condition shall not prohibit thz Ocaner(s) or Successor(s) rro-a
objection to any assessment(s) on the property as a rzsult of
improv2ments called for in conjunction with the f ormation oLz a
ULID by either petition or resolution method under QCW Chapte;
30.94.
3. Any water service f or this project snall be provided in
accordance with the Coordi.nated jdater Systzm Plan for Spokane
County, as amend2d..
4. Any uni-t shall be double-plunbed f or connac tion to f uture
areawide collection systeas.
5. This action is to be couditione3 with the perfo nnanc2 critzria
oi Section 4.16ti. O50 (ASA Overlay Zone) for all future uses.
d) COUNTY iiEAI,TH D I STRICT
1. A combined surface water and sewage disposal detailea plan shall
be approved by the County Lnoineer and tne I~ealth i~istrict prior
to the issuance of any building permit for this project.
2. Sewag2 disposal method snall be as authorized by the Birector of
litilities, Spokane County.
3. Subject to specific application approval and issuance of pe rmits
by the Health Offzcer, the use oF an individual on-sit2 5ewage
system may be authorized.
4. Tqater service nust be coor;inated through thz Director of
litilities, Spotcane County.
5. 1.4ater service shall be by an existing public water sup};1, whzn
aoproved b3 the Regional Lnginzer (Spo?cane), State DePariment oi
Social and 'rieal.th Services.
6
• *
ZONE RECLASSIFICATIOV P10, : ZE_7_84
d) COUVTY hEALTH DISTRICT (continued)
6. Use of private wells and water systems is prohibited.
7. Disposal of sewage effluent beneath paved surfaces is currently
pronibited.
e) COUNTY BUILDIVG AiVD SAFETY DEPARTtiIENT
1. The site is located in Fire District 7: 1,
2. Installation of fire hydrants are required to be installed and
serviceable in accordance with the Spokane County Departmznt oi
Building and Safety prior to developnent. A watzr plan showing
each fire hydrant and be in compliance with Chapter 10,04 of the
Spokane County Uniform Fire Cade. Approved nunbers or addrzsses
shall be placed un all ne w and existing buildings in such a
position as to be plainly visiole and legible froa the street or
road f ronting the property. Said numbers shall contrast with
their background.
3. Reclassification of an existing buildino shall require an
application for change oi occupancy permit and subsequent
inspection for approval.
4. A land use permit will be requirzd for each structure.
5. Trash enclosures snall not be located adjacent to combustible
construction or underneatn windows or noaprotected eaves.
f ) WA?'ER PURVEYOR
1. Water Purveyor is Vera ZJater ana Power, and they will sugply the
site with adequate water for domestic, fire and irrigation uses,
g) COLTNTY AIR POLLUTION CONTROL AUTHORITY
1. Air pollution regulations require that dust emissiuns during
cienolition, excavation and construction projects be controlled.
This may require use of water sprays, taras, spzinklers, or
susaension of activity during certain weatner conditions. Haul
roacs should be treated ard emissions from the transter of
eartnen matzrial must be controlled as w:ll as emissions iroa
all other construction related activities.
7
. ~
Z0,"1E RECLASSIFICATI01`7 NO.: ZE-7-84
g) COUVTY ATR POLLUTIOV C0NTROL AUTHORI'I'Y (continued)
2. rieasures nust be takzn to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces,. If tracxind or
spills occur on paved surfaces, measures must be talcen
immediately to clean thesz surfaces.
3. All travelled surfaces (ingress, egrzss, parking arzas, access
roads) must be paved and kept clean.
So-me objectionable odors will likely result during thz
construction phase of the pro ject and f rom motor vehicles using
the site following completion of the project and froa occupants
of the proposed project.
5. All air pollution regulations must be met.
E. ORDER
The Hearinb Examiner Conmittee, pursuant to the aforzoentioned, finds that
the application of Albert Destito, for a zone reclassification as
described in the application should be APPROVED. .
Motion by: i•!cVicker Secondzd by: Kennedy
Vote: McVicker - Aye
Kennedy - Aye
Carstens - Aye
ti nanimous to APPROVL to the COrL•~tLRCIAI. ZptIE - ( 3- 0)
2
, ZpNE RECLASSIFICATION NU.: ZE-7-84
E. ORDER (continued)
HEARIVG EXAMI.N~ER COMMITTEE
HEREBY AITEST TO THE ABOVE
FZVDIVGS, ORDER, AIVD VOTE
.
G`ha 'rperson y
/
- _
ATTEST:
For w'kLLIS D. HUBBARD
Planning Director
- By S'TEUE P. HOROBIOSJSKI
Zoning Administrator
Date : 71 AW
~
9
. ATTACHMENT E
6UILDING PERMIT FILE FOR 7 NORTH MCCABE ROAD
~
HECEIVED
SP4SCANE COUN-1 y
OOLE 0. 1ggg
WITHERSPOON, KELLEY, DAVENP0RT & T
A PROFESS[ONAL SERVICE CORPORATiON QtVISIoy pF 13UJLDfNG.Lyp ~J~
ATTORNEYS & CO[.Ti~1SELORS IY• p~MIROBEitT4. AIAGNUSOV • 1100 U.S. BAVIC BUILDINNG
,rEfl `i aAtYES 423 WE5? R( VERSIDE COEL'R D,Li,_N_ o-*.cE
T}IE SAOF:EESNIA\ RE%T,t% 3LILDING
wiL!,IA,tt D. SY.%th1ES•• SPOE:A1IE, WASHiNGTON 99201-0303 4.11x Noa Trw E;, BoL1~V,,AD. scrr-. 4911
ROBERT H. LAA1P Trlephone: (509) 634-5265 COE(;R D'AI.E\'c. iD~'r:0 s; 31:•'1=/
K.rHOa+,ascorrNoLLr Teleco ier (509 -li3-?7?3 ,_us,ra:~.~+
l7iO~tAS D. COCHRAV p ~
DUA'E Nf. Swl`"tOtd
JOSEPH H WE55MAN'
!Ef'FtFY L SUPINGER•
DONALD 1. Wt:-'S,s
LESI.IE A. WEATHERHEAD•
`IICHAEL D CURRIY
BRIAV T. REKOFe:E•
EDWARD /.ANSON•-
R. ~~X ErrM !R September 3, 1999
SfAYLEY R. SCHULTZ
LtICHAEL F. NIEVSTEDT•
lOFfN % I. RILEY (lf
OEhti(S Nt. DAV15t-
f 1 DULLANIY, JR ,
DANIEL E. FIK,tEY
MARY R. GIA.%`NITI•:
T►.,o,H}..+ LAWLoR t~Ir. Torn Davis
WILLIA.%t.%t Sl(MMES
ROHEATS MAG14U50Pt Director of PlanninQ
MARF: A ELLINGSE::*
DAVIDNf K?11PT50N Spokane County Division
IODY %f McCOR.titICK
PA.« Sw~I,*4S7oN of Building & Planning
ERIC 1 ROTH
SHELLEY V SWA`150N 1026 W. Broadway
tOEL P HAZEL•
Spokane; WA 99260
OF COUNSEL
WN1. A D.>VENPORT
lOHNE NEAT}LJR
ALLwv H. TOOLE ¢
Re: Request for Interpretation of Zonin~ Code/7 N. McCabe Road
«'ILLlA.\t V 1:ELLEti.
lARL F:ROGUE
•>IsoaQcninalinld7ho Dear L1r. Davis:
-Alw adiniued iu Neu Yoe1:
• • Also adtnitted gn Califomia
-Adcmacd in tdaiw onh
:.11so admilied tn Qregon
.Alsoadmitted;,,Al,o., This letter constitutes a request by Marco Barbanti for an interpretation pursuant
to SMC 15.504.000; with respect to certain provisions of the Spokane County ZoninU
Code as thev may apply to the above-referenced property.
By way of background, Nlarco Barbanti owns the above-referenced property Which
contains an eYisting sin,le family residential facilit_y thereon. The propertv
is currentlv
zoned B-3. vlr. Barbanti has a tenant on thz propertv Nvhich titilizes the single family
residcncZ as d l:cr:le andl co; dUcts a bus:ness fiherec?n relaiivP tc~ tlle ~rodtiction of
commercial signs. Of such; the sign painting shop is a permitted use iindet- the B-; zone.
See Sv1C 14.623.020.
vlr. Barbanti's tenant %vas, by (etter dated Juli. 9, 1999 from Spokane Counrti*.
ad~-ised that the sinale family resicience (ocated on that property was a"non-conformin2
use" and an application to establish a le(yal non-cunforminy usz Xvould be required.
Howevtr; we would rEfer you to SVIC 14.623.020 «rhich indicates that a sinale familv
dx\-ellinQ is a permitted tise in the B-3 zone. As stich, we are Llnable to Llnderstarld \t-hN-
thz tenant must seek non-confor«iinj status as to a usr Vdhich is pernlitted outriaht in the
$-3 zonz. `
• September 3, 1999
PaQe 2
We believe that the plannina department's request is attemptincr to establish the
house as a"dwelling" which; pursuant to Sv1C 14.623.020 was permitted subject to
certain standards found in the B-3 zone. Please note, that pursuant to SMC 14.625(1)(c),
that "dwelling" units are allowed provided that the first floor contains a"commercial''
use. Accordingly, we believe that in a B-3 zone, a single family structure can be assiQned
and used as such. In addition, a portion of that structure can be used as a commzrcia( use
allowed outricyht in that zone. Both uses are perrnitted.
At this juncture, we believe it is important to note SZ4C 14.416.000 deais with tne
number of uses that are allowed on anv given lot. So lona as a use is permitted there can
be more than one primary use. Please note that a residential use, pursuant to SVIC
14.623.020, is specifically permitted; as 'well as a business and/or commercial use as
well. Accordingly, both uses are permitted outriaht and therefore allowed in the zone.
r4dditionally; we ask that you loolc at the definitional section of the zoninQ code.
specifically SVIC 14.300.100 as it relates to the following definitions: dwelling, single
family dwelling, multi-family dwellina unit and residence.
When interpreting the Code; we believe that each and every phrase and paraQraph
inust be ~iven a reasonable meanin~ so as to allow the entire Code to be read without any
conflicts. Certainly-, by interpretina the Code to saying that'a single famil}- residence is
allowed but not a dwelling unit without having the first floor being commercial, does not
make much sense. It does, however, make sense when applyin(Y the term `-dwellinQ unit"
to a mLilti-use facility such as an apartment house with a commercial establishment on the
first level.
We believe in an interpretation that allows a single tamily i-esidence in an existing
structure locaizd in a B-3 zc►n~ Nvi.h un attached business dots not violate the Code ar:d
makes for good utilization of existinQ faciliiies. tiVe would; therefore; request that an
interpretation be made that would allow the above-referenced facility to be used as a
residence as well as allow for the commercial use of the area for private business.
Spokane is an area which derives agreat deal of its strength from the support of and
protection of small business, whether they be individual one-person facilities or smail
businesses containing two to tzn employees.
Finally, Nve believe, based on the Code, that it is totally unnecessan- and counter-
productive for the business owner to have to appl), for a--home occupatiun" perrnit. An
application for a permit and attendant standard xvould severely restrict 11is abilitti• to
operate and establish a use that we do not believe is rzquired by the Code.
September 3; 1999
Paae 3
Than.l: you for your help and cooperation. Should vou have any questions, please
feel free to Qive me a call.
Very tr-Lily yours,
WITHERSPOON, K.ELLEY, DAVENPORT
& TO , P.S. j
Z/
F. J. DULLANTY; JR.
FJDjr/Qjm
cc: Llarco Barbanti
Tim Durkop; Esq.
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~Y~''_~~•-~_ THE P .'~ER~rT'-.:t' _ i..i'~.. _d upori ~the eapres's ~ condlti c onthat~the~buildingiorwhichthe.permit~is,issiied-ehall"b•~c:~ jin~:;c•'sll-~~-`.resDec~s°°ts r.• to;~
~;_.sunty grantfe aforin all~ tlie;; -
. .,%~.ordina.nces o! the Co o Spokane.•regulating the construction. nse and occuDancy of buildings 1n Spokane:Coun~y`arid:map.be revoked:at•~"=-~
.r~ aa time upon the violation of any,of the Drovisions of sa.id ordinances, or4failure of Dla.ns~ as approved,~to 'comply:with:Said_oidinarices.:y
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-j.~' I n is i derat i on t issuance e r m 1 t f o r~ t h e r e c tl
~?r~y;9`•-~,'Pla~n.i,ng Coaimisaion. and shall remove the Dsa.id sign ai the'exD~tion oL the Dermit: unless regularly''reuewed.~s~u?~-~: `~~~~s~;-~-:•~-~~~ ~:rs. .~5'+'~_.
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• Bldg. Zone-------- _..Fire Zone--------- ---Size of Lot-------------------------------- Sewage--- - - ~ -
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' - ' ~ . . ' - ~ - . ~ . • -
~ Stor. ~es_.._._..----~'Iater. ~al : Dimensions----------- - .---------------......._...Sq.•F't.---------==_W_._..-_: ==:-Cost--$-=---='=-
_ . . . ,
. - . - • . • .
~ Fire lace-----.._..--•-•--• 'Heatin
Rooms-------------- Basement............... ChimneY..__...........------.... p . . g System--=--=
. . . . . _ - - ~ ~ "
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~ Remarks------------------------------------------.-----------------------•-•--•---------------------~--•---•-------......------•---•-•----------••-----...-----....___----
T73IS PERIIIT is ~ranted upon the eapress condition that the buildia or land use for ~vhich the perrrrit is issued sha11 coniorm~in all respects~to .
• -all the ordlnances of the County of SDO►tane, regulating the construction, use and occupancy of buildings in Spoka.ne Counry, a.nd may 'be revoked at ,
any time upon the violatlon of any of the provisions of sa.id ordinances, or fa.ilure of plans, a.s apgroved, to comply with said ordlna.nces. • .
In consideration of the iaswrnce of the Dermit for the erection of elgns the grantee must place ihe said signs where dlrected by_ County'Officiale;.,.
and shall remove.the said sign at the e.rpiration of the nermit unless regularly renewed. . _ •
This permit will be gooti only for commencement of work within six months, and the entire completion thereof within.-..:1
from this date; after which time this permit will be void. - '
- Authorized by i ing"Official
UII,DIN CO EPARTIIEVT ~
. ~ June, 1060 ~ . ~ . _ . -
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Permit ExP3 es _ $ =
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SPOKANE COUN'.- DTVISION ~F BUILDI.~~.u AND pJ~NN1NG
" 1026 W. BROADWAY SPOKANE, WA 99260-0050
~ . (509) 456-3675 :
, J
~ SrrE LNFOxMATTON PxoJIEcr LvFORIMAMY ~
Site Address: 7 N MCCABE RD ~roject Number: 98012121 Inv: 1 Issue Date:
Spokane, WA 99216 Permit Use: OFF pRELIISE SIGN
Parcel Number: 451542613 Applicant: SUNSET OUTDOOR ADVERT
Suhdivision: UNKNOWN Phone: (509) 327-0103
Zoning: B-3 Re~ional Business Address: P.O. BOX 13842
SPOKANE WA 99228
Ohvner: BARBAINTI, M
Address: 2027 W CARLI Cantact: SLJNSET OUIDOOR ADV Phone: (509) 327-0 i03
SPOK.aNE, WA P.O. BOX 18842
Si OK~~1E WA 9922
Inspector: FRf~NK PALADICHUK
Water Dist: LfNKNpWN Setbacks - Front: 4-3 Left: Right: Rear:
~ PERIN1IT(S) 1
J
SiQw Pernzit Contractor: D A CONi;STRi.yCTIOV CO Licerue DACONC*044$D
STATE SURCHARGE SIGN 33600 S504.00
ENVIRO\IMENTr1L CHECKLIS S75.00 COLTNTY SURCHaRG£ Si 10.3s
~ : • . . .
, . . Tutal Pennit Fee: S694.33
, . i . . \ y • . t . . . 1
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~ PAYiti1E\'I' SLT~L`L~RY Pa(lc 1 of l i\7pTF-s 1
I
PE:I2,NtIT Bv: BTJ-tR.iS, ROBIN ~
~
TrSn Date Receint n Pavment Amc
~32/1/98 13 5 -11 9 $75.00
0-4
~
`12/30/93 14352 S619.38 J
Tutal Fees AmountPaid AmountQwin17 i
3694.35 5594.3S $0.00
i
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-NOT =A-=PERNiIT;;
~A~. .~~.-:THIS •IS
j i Rl~°t~~' . ' • ~ Y ~ ~:1• `-•~u ~ i ~ ' iY-••i ,♦~y•t~7`'•' - .f Y ' ' ' , ~`y _ r 'f~' • i' . f . . ~ ' , • ' _
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-'Penalhes:will~, :be:asse.ssed:for~commencr ui -work~~thout`a~ ernii.
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inr'sV11~,.. j~,yro``.Z~:~3'?i . ~.~o ;.`.ti. ~'jF,•G~:" 's '~~R . ~i~' • . . : ~ ~ • . _ . . . : -
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...ne: ~t: • ' J. ' ' ' - •~.'I• v.'- _ . _ . .
Permit [Jse: ~'vOFF. PREMISE:SIGN- . •~O. ~ ~ ~ ~ ~ - . • : , ~'.Contact: Q,-SIINSET OIITDOOR ADVERT.
, _ • .s'T~ti .d• . . ' ' i r,~ a ~i' ' .?.-'t;~ s~. _ • . t y~ _ • - l•a ~~:i~.l~ 'I~ y.
.;~•:.~~~,+..~~a~tlii ~i . , ,r^ ~.7= ^j.. ~ ~4• s<. :i`.Y ~'~r`~. • .1 - -t• ••l ' '1 ~~v~aa+rW. y~ Y tQQ~
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r ~ • . : i•~ . . r ~ . : l. _ • . . i ~ i,-; " ' - . . ! ' ~
• . ~:~;~t;r,. . • - .`SeLbacks: Front '43 . ~Left: , - Righ~".. =Rear: _ ~C~= S - Z : _SPOKANE WA-99228 • ~ ~
: . ~ ~ } . _ • ~ _ , - ; : . . : • : . - , ~ . ~ ~ . . ` • ~ Phone: '(509) 327-0103 ' ~ . ~ . . .
:Site Informationi ~ ~ ~ ' ~ ' ~ ~ - ~ ~ - ~ - . ~ ~ ~ ° _ ~ _ . - : : . _ .
. . • `Plat Key: 000000 Name: . UNINOWN -Districrt: F
. ~ , ~ - ~ . . . - . - - • ~ . - ~ . . . . -
Patcel Nuinber: • 45154.2613 ~ - ~ ~ - . . . . • ' ~ . ~ . ~ - ~ ` - . ~ - ~ . • . . - . ~ .
• . _ - . ~ - - _ , . . . . • . - - - , . - . .
. ~ ~ SiteAtidress: ~.7.N MCCABE.RD~.. - . - Owner. Name:. BARBANTI,'IVIARCO~.
..4' . . . " t S ~ ~ . ' ' i ~ . ~ • . . . . . •1••` • , ~ ' .
: ~ . • ~ ~ - - S~pokane;-WA US ~ • - ~ - _ - ; ~ - - -
A'~~99216 Address: 2027~ W.CARLISLE AVE~ _ _ - - " _ • ~ .
1 ~ ' .ti • ~ ~Y'~
- .ti~ ~1 ' i_ a °^x.•r• • ~i~:i.~<i.: ~z " r` . _ ' '
$pQKANE - ' . . . ' •a. . • .
99205-37
J ~ ~',,~~~'.E ' , • . 1.O68L10II.. $pO _ • . i: ••:Y' 1 ' • • -1 . • : rr' f ~wA'- ~9. , i • . _ .
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. . ; . 'f';~.- 'r< < . , i . _ : ' ~'i'- : ' ' - • • • . . 9_-S: i t=~ s ~t:; _ - • - .i - _ . .
. . . • - "Zoning: B-3' :Regiorial Basiness'-:~=':>
~ - . ff''' • : : . • . . , ~ .J . ' ' - . = •C _ " . , •
Watcr District :999 UNKNOWN = - . '-s ' • _ Hold: ❑ ° ' ~ • ~ . - - - ~ .
, ~i' i.~, : - - • - N:. ; : , - ' . . , • • ,7 : . - • L.r•" . I _ ' , ' • .
. ~ . ~ . Aiea: ~.11,470 - Sq ~FtI:;=~" `Width: 0 Depth:0 Of:Way (ft) 0
-i - _ . " 1-'ri': - , - . . , .
1 ,r. yr :r:' • ~ 'r• ,-;f'':~' ' ~ ~•'1~ ~ _ '1a" . _ . .
Nbr ofBld 0 k;Nbr ofDwellings: 0. ; - f~;, _ . .
~ti ~7~1`i.l• ' .t` gs~ - 'i~ , ' _ - - ''s....' : f' _ - ~~~=•.~ri"_ ; •
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~Review Informatiore.•
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PlanReview
• . ;~-i: . : -r " . ~ . -ti ' %`~rl.:` . ~i• .o• . - : • ,:.f e.. . _ . - . - . . .
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BIIILDING . ~ . . -•Landuse Review . _ q..._ e, ~ . . . . , . . _ . .
. ~ . • . , . . ~ U . ~ . . . . . .
Comments: ' ~ . - . - r . ` . . . . - . • - - . . - . • . : - - ~ _ . , ~ .
. - . - • . - . - , ~ . _f. ,
_ : . .~ENGINEER~. . ' : ~ • ;~:=;:L~-"_~.. - . ; . . ' . : - ~ - . ~ ~ ~
Site Dr: ainage Re'view
• i . . , . ' - r_ ^ii•~l•••✓:» ~F _.~_.'ii;~'.a~r ~-~t ~ . • ~ ` ~ ~J ~ . , • • ~ •
• ' • t Wnamen* IJ.J•; , . _ . . , ~ ' ' • ` . ^ , ~ . ' . , ~ ' . . , ' _ _ . . . . .
• Y , . - . ~ . . i - • ' _ c , . . . • . ~ . ' ' • • . . ~ _ ~ • , •
~ WA ST DEPT OF TRA -WA Dept of Trans kA
..Comnients: - . . , ~ . . . . . . . . . . . • • ~ ~ . : • : _ - . _ - - .l. - v . . V : . ~ ~ _ .
e.t ! U:~:f m G S ' - sf _ ~ ~ ~ - „ ~ . - - . . , • . _ . - _ . - ~ ~ . . ` , . . , ~ _ _ . : - _ : - . . -
• , _ - ~ • : . _ S' ~@iV ~~T~V ' ' . ' • ~ s~ - ~ " ' • , - ' . ~ . - : • _
- ' - Comments: . ~ • - _ . , _ . : : . . - v . . . :
Permits: ;,vM =
ti:n.~.~.,...~w........~.....~...w.• w.~..n+Y.v~...•n+.~.»~..,.n:.: v `::::`.'~.~.:.Y'.
FILE NLTMBER: 98012121
TYPE OF APPLTCATION: Type II
OWNER: Marco Barbanti
2027 West Carlisle Avenue
, Spokane WA 99205
CONTACT PERSON: Sunset Oucdoor Advenising
(509) 327-0103
DATE OF APPLICt1TION: December 1, 1998 .
DATE OF DETERMINATION OF COMPI.ETENESS: December 1, 1998
PROPOSED PROJECT: Off Premise Sign
PROJECT SITE: 7 North McCabe Road. Section 15, Township 25, Range 44.
EXI5TING ZOiVING: Regional Business (B-3)
OTHER PERMTTS: Not applicable.
FUR.THER S?UDIES REQLIESTED: Not applicable.
ENVIRONMENTAL DOCUMENTS: Review of exisring development regulations, proposed zoning, and
typical recommended conditions and or mitigating measures indicate likely Scace Environmencal Policy Act
Determination will be a Decermination of Nonsignificance.
NVRITI'EN COMMENTS: Written cornmencs may be submicted regarding the proposal anc4 the
environcnental review process. All comments received wichin 14 calendar days of the date issued below rv'ill be
considered by che review authority prior to malcing a decision on this application.
DEVELOPMENT 1ZEGULATIONS: Spokane County Zoning Code, Spokane County Subdivision
Ordinance, Spokane Councy Scandards for Roads and Sewer Conscruction, Spolcane County Guidelines for
Stormwater Management and the regulations of che Spokane Regional Healch Discrict are che primary
regulations applicable to sire developmenc.
CONSISTENCY: In consideracion of the above referenced development regulations anci typical conditions
and/or mitigating measures the proposal is found Co be consistent with the "type of land use", "level oE
development", "infrascructure", and "character of development".
ACTION: This is a Type II decision and is not subjecc to a future public Siearing.
REVIEN\'/ AtTl'HORITY: Jeffrey E. Forry, Senior Building Technician
James L. Manson; Director
Spokane County Division of Building and Planning
1026 West Broadway
Spokane, WA 99260-0050
(509) 477-3675
Dace Issued: 1 Z~0~) Signature:
' ~ V
• ~ ~ ~ ~ ~
Project Number: 98012121 inv Application Date: 12/1/98 Page 1 of 2
THIS IS NOT A PERMIT
Penalties will be assessed for commencing work without a permit
Proiect In formation:
x:z..w..,~.~w ti:;~cs..,,~,~w~;~~•a,~,,..~.~.r.~ ~wrcr~zmtemar.~rr,x~cxxezrs:~zs~xtx~c^M^^^^~.~~:r„r.~zer~cc~~•a,:,,,,~~
..w.w.:x
Permit Use: OFF PREMISE SIGN ~~O ~G f-{+ Contact: SUNSET OIIfiDOOR ADVERT
. Addre,ss: P.O. BOX 13842
Setbacks: Front 43 Left: Right: Rear: C- S- Z SPOKA►NE WA 99228
Phone: (509) 327-0103
,Site Information:
.`A~.u?~.\\\~1t.\C\'CCQIA:J~a~^v'"'•v ~v~~'psaf6~:d3S4~9S.V+.M.~w.+n.. nv~i,~oSdYC . . .n~ . . . . . .
••CS»:05aW.\\~aYf.~d~C3~2lJ'ddJS' fio:t....~.,b2~dE6a~Aia~aeGY
- Plat Key: 400000 Name: UNKNOWN District: F
Parcel Number: 45154.2613
SiteAddress: 7 N MCCABE RD Owner: Name: BARBANTI, MARCO
Spokane, WA USA 99216 Address: 2027 W CA,RLISLE AVE
Location:: SPO SPOKANE, WA 99205-3709
Zoning: B-3 Regional Business
Watcr District: 999 UNKNOWN Hold: ❑
Area: 11,470 Sq Ft Width: 0 Depth: 0 Right Of Way (ft); p
Nbr of Bldgs: 0 Nbr of I?wellings: 0 . • -
.
Review In ormation: S.~C~~~~C~.C~'vai~'v>~~was......:..:~a~aG?~i'e.rnNiawaJs~i>kc:~.i'i3:»s::-:lrirs•s4aak~.t~vi»vs~~cs.lv.w~oaxo~o-'l~~~ri.ti'aa's~ueda.ba~.>:.•,+•~•^::t.:arwa'L'3:a:~.~,~~~,.isi3.id'a,33,iaro.waawauva~"an~vx;..s:w:u~,isii
Department • Review '
BZTILDIlNG Plan Review
Comments:
~ r
BUII~DiNG Landuse Review 4. _ 2,
U
Comments: ENGINEER Site Drainage Review
n
Com.ments: r
1
WA ST DEPT OF TRA WA Dept of Trans ,,,J50c;
/ i ~
Comments:
~ y
S
SE:-A4xA--Re-:0ew
Comments:
.Permiis: ~ .....,..~..~...~.~;,;~.m.~..:~.~::.~ r ....A.~....~ ~ ~ .~M
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Dec '2`2 - 98 1 1: 37A G i fford Cons u l tants 5095342925 P_ 04
SPECiAL INSPECTOR AND TESTING LAB
EMPLOYMENT ACKNOWLEDGEMENT FpAM
Plezse cornpl2te or:e fo:m for 2acn IyDN1DUAL pe; Eorm ing Specia! Inspection or Tes;ing work cn each
projecs.
Date 12/22/98
Pro;ect Addr2ss N 7 McCabe
Prolect Nzme Sunset Gljtdoor Signs P; oject No. P74T 98012I21
L►spec:ion or L.zb Firm, Narne Gif~ord Consultants, Inc.
Aderess 2020 E. SprinQfield Ave., Spokane, Washinqton 99202
Rhone (509) 534-3670; FAX (509) 534-2925
Nam2 of fncivid-ual p2rorrning wo:k Ti:.othy D. Barber
ICBO \'um ber 66513 ( J iqon-Certified Trainee
Sup2rtir---or (i► TraLnee) ICBOI\'o
(mus'L be Cert.*.iied Sp2cia! ]nspector)
STATEMEti'T OF UYDERSTAN'DING
l, Tirrothy D. Barber , herebyatIi.rm thz~ iha~~e been
Ernp'oy2d b y Giiford Consul tan ts , Inc. for a curation of as neyded
('nou-s, czys, v._eeks} to provide speciai ir~pectio~s ur.der Sec::on 306 oE t;ie Uni;om~ Bu-ic'.ng Cod-e o::
S truc tural SteteI and We-lding; H-igh Streng th Bol ting
Zs it r2!a:2s co the abc~e s+aced pre}ect and v:at ( arn aware tnat as specizl inc~;)ector, m~ euties znd
:ESpo^sibiiiti.2s inciucz: 1) Observat?on of the work assigned for canformance ~4ztrj the aaprovec Ces;gr.
drat~lir.gs -nd s~ecificatiorks, 2) Furn~ning ins-2ction repors to Vhe buJding officizl, z:1? tI2 2ng,;,ee* or
arcn::2cc oE rzcOrd, in addiiion to other des:gr.atee Persons. A!! ci:crE0a:~cie; si-:all be b,o~g~-;; to the
i-nmedi?;z ?µen;:on of Ehe contractor forcorr2c+ion, tnen, ir uncorrecced, to che prop2r design zu,-horiry
cnd co the b:::i~::-,g of(icia!, and 3) SLbmitting a fin~; signed repcrt stating WnetJ:er tho u:,ork rect!:ring
speci?': ;-:spec:=on v,as, 'Lo the best cf rnyk^ owledse, in confo~~ance ~vith t},,e acU,, 1
~ P~~ Q ~2a ~S 2i1d
spec::iczr:o~: z„d the a~plic~ble ~vo:r..mans~ip Provisions of 1r2 Uriforrn Building CedC.
1 also ag-t--e to imrr:ediate!y no'iFy th2 bUildi^g of;icial if my emplom-ent as i; relates to t:Is pra;ec: is
rn~ociriec any u,-ay or ;errninateci prior to sa'cmirtal of r.~y t;nzt r2port.
lndM~&-,ai's S:snztur2
Surert•i=ing Soecizl Ir,spec!or's Signature
(;ecuiredd ie indivual is a T2inee) .
„
DETERMINATION OF
NONSIGNIFICANCE - "DNS"
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
RESPONSIBLE OFFICIAL, JAiES L. MANSON, DIRECTOR
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE EivVIRONMENTAL OR.DINANCE
FILE NUMBER(S): 98012121 DESCRIPTION OF PROPOSAL: Off Premise Si~n
APPLICANT/ONVNER: Sunset Outdoor Advertising
(509) 327-0103
LOCATION OF PROPOSAL: 7 Nonh McCabe Road. Section 15, Township 25,
Range 44.
LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUII_,DING AND PLANNIING
DETER1ViINATION: Review of eYisting development rebulations, proposed zoning, and typical
recommended conditions and or miti~ating measures indicate likely that the State Environmental
Policy Act Determination will be a Determination of Nonsignificance (DNS). A final determination
will be made on after review of a completed environmental checklist and
other information on file with the lead agency. This information will ava.ilable to the public on
request.
A DNS is issued under WAC 197-11-340(2). There is no comment period for this DNS.
121~11J1.!«':11111«~1:1:1.:1~.'1«'L'L':1:1~ 'll':1:,lL':11tJ1L'«L'.111a:.t1111~11 '1~:1:11:1::1:11111111111~111dt111311111~111111~11~::.t~l:1111:1:1.111511::::1.::
7i~ 7?1T777T7i 7T17'7f'T)'T'TT7~~ ~T1T,Ti~ ntrrrr, ;rrrrrr, r, nrr;, Tf7fTl1T1TT.T7tf'7: tT1f:~ .7.7TfTlTr'T7'~?TT7'17Ti Tf1TTYl1'J7tfT,7lfT71i .T.7:~ TlfiTTTi Tl17TTfTl7T
By: Jeffrey E. Forry Title: Senior Building Technician
Phone: (509) 477-3675
Address: Spokane County Division of Building and Planning
West 1026 Broadway
Spokane, WA 99260-0050
DATE ISSUED: IZ Ize qq , 1998 SIGNATURE: WO ~J
-,,1lL'11u 1!lla!!zC!«'L'1:~1:.:L~L':.l:1:l1111ll~lL~V:.f»~~~llll1111a11J1v~1all111i11::11L1.(!L'~1:1:1111fl1:!1L~111111~1[L'l[!~. LSL~LI/!L1l1:.[L;~~~1~~','Ll11:1:11lJS
.7;~ n,"trt;, ,7r177Trrr7, JTiri. ~~i~ i~71JTii ii IlTTTf17i~ r 17T7lffltf771TTIlfTllTlT~ i~ ltTT~7TIflTT?7tTti llTrttttttttrttnrrrrnr; 7t ttntr:~T; T177T'7tfpr ft~TJt~~ •
APPEAL OF THIS DETER1ti1INATION, after it becomes final, may be made to the SPOKANE
COUNTY DIVISION OF BUILDING AND PLAriNING, (MS-P} ,ylst Floor, ~7est 1026
Broadwa S okane 99260. The a eal deadline is ten 10) calendar da s
_ y, p , ~ylt~, pp. ( after the signing of the
decision to approve ar disa)prove the Cji ect . This appeal must be written and the appeTlant should
be prepared to make s ecific factual octions. Contact the Division of Buildin~ and Plannin¢ to
assist you ~vith the spe ~fics fpr a SEPA appeal. ~ b
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ATTACHMENT F
RESOLUTION NO. 98-0923, BiLLBOARD MORATORIUM
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NO. 98 ~ N
BEFORE THE BOARD aF COUNTY COMMISSIONERS ~.o
OF SPOKANE COUNTY
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IN THE MATTER OF ADOPTING A
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MORATORIUM ON THE ACCEPTANCE
OF APPLICATIONS FOR OUTDOOR ) RESOLLJTION .
AD`TERTISING DISPLAYS (BILLBOARDS) )
UNDER THE ZONING C4DE FOR )
SPOKANE COUNTY )
WHEREAS, the Board of County Commissioners of Spokane County, Washington, pursuant
to the provisions of Revised Code of Washington (RCV) Section 36.32.120 (6), has the care of
County property and the management of county funds and business; and
WHEREAS, pursuant to the provisions of chapter 36.70 RCW, the Board of County
Commissioners of Spokane County has adopted the Spokane County Zoaing Code for the
unincorporated areas of Spokane County; and
WHEREAS, RCW Section 36.70.795 provides that "A board that adopts a moratorium,
interim zoning map, interim zoning ordinance, or interim official control without holding a public
hearing on the proposed moratorium, interim zoning map, interim zoning ordinance, or interim official
control, shall hold a public hearing on the moratorium, interim zoning, map, interim zoning ordinance,
or interim official control within at least sixty days of its adoption, whether or not the board received
a recommendation on the matter from the commission or department. If the board does not adopt
finding9 of fact justifying its action befvre this hearing, then the board shall do so immediately aRer
this public hearisig. A moratorium, interim zoning map, interim zoning ordinance, or interim official
control adopted under this section may be effective for not longer than six months, but may be
effective for up to one year if a work plan is developed for related studies providing such a langer
period. A moratorium, interim zoning map, interim aoning ordinance, or interim offcial control may
be fenewed for one or more six-month periods if a sub9equent public hearing is held and findings of
fact arc made prior to each renewal"; and
WHEREAS, RCW 36.70A.390 provides that "A county or city goveming body that adopts a
mocatorium, interim zoning map, interim zoning ordinance, or interim official control, shall hold a
public hearing on the adopted moratorium, interim zoning map, interim zoning ordinance, or interim
official control within at least six days of its adoption, whether or not the goveming body received a
recommendation on the matter from the planning commission or department. If the goveming body
does not adopt findings of fact justifying its action before this hearing, then the goveming body shall
do so immediately after this public hearing. A moratorium, interim zoning map, interim zoning
ordinanee, or intefim officiel wntrol adopted under this section may be effective far not longer than
six months, but may be effective for up to one year if a work plan is developed for related studies
providing for such a longer period. A moratorium, interim zoning map, interitn zoning ordinance, or
interim official control may be renewed for one or more six-rnonth periods if a aubsequent public
hearing is held and findings of fact ere made prior to each renewal"; and
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WaiEREAS, morstoriums and intorim zoning control enacted under IZCW 36,70,795 or
36,70A.390 are methods by which iocal governmcnts may preserve the status quo so that new plans
and regulations will not be rendered moot by intervening development; and
VaMREAS, RCW Scction 36.70.795 and 36,70A.390 authorize the enactment of a
moratorium, interim zoning, map, interim zoning ordinanc,e or interim officisl controi without holding
a public hearing; and
V&MREAS, pursuant to WAC 197-11-880 "Acdons that must be undertaken immediately or
within a time toa ahort to altow full compliance with this chapter, to avoid an imminent threat to
public health or safety, to prevent an imminent danger to public oc privete property, to prevent an
inlminent threat of serious environmental degradation, shalt be exempt. Agencies rnay specify these
emergency actions in their procedures"; and
WIMREAS, the Spokane County Division of Building and Planning cucrentIy issues building
permits for the erection of outdoor advertising displays (billboatds) defined as follows;
Qutdoor Adxufiiiag Dis2lWStructute: Means 8ny twme, identificaiion, card, paper, cloth, mttal,
wooden or other dispiay, illustration or device of a,ny kind or character, including but not Limited to any
poster, bill, printing, painting or other advertisement of any lcind whatsoever whieh is affixed to or
reprasented directly or indirectly upon a building, structure, tree, wall, rock, fenee, or piece of land and
which directs att,eabion to an object, product, place, activity, person, institution or busiaess. Outdoor
advectising display/structure doea not include directional, warning, or information structures requited
by or authorized by law or a federal, state, county, or city authority; offieie] notice of any court or
public body or o$'ice posted by a public officer in performance of a public dutyr; any flag, emblem, or
insignia of any government, government agency, civic, eharitable, religious, patriotic, fraternal ar
similar organizations; or any "sign."
in the Community Business (B-2), Regional Business (B-3), Light Industrial (I-2) and Heavy
Industrial (I-3) zones; and
VaMREAS, the above zones, under the Zoning Code for Spokane County, do not set forth
restrictions regarding the spacing between or size of outdoor advertising structures (billboards); and
WEEREAS, the Spokane County Planning Commission is currently cansidering regulations
pertaining to the maximum height and size of outdoor advertising displays (billboards) as well as
spacing requirements; and
VaIEREAS, the Spokane County Planning Commission is eacpected to conduct a public
hearing related to the adoption of such regulation in January or Febn,aary, 1999 and subsequent to
such public hearing, forward a recommendation to the Board of County Commissioners for
consideration; and
WHEREAS, it is the intcnt of the Board of County Commissioners to ensure the development
of fair and reasonable requirements related to the spacing between, and size and height of outdoor
advertising displays (billboards) in the unincorporated areas of Spokane County; and
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98 0921.3 VVIMREAS, in order to dcvelop fair and reasonable requirements related to outdoor
advertising displays (biilboards), it is necessary to update and amend the Zoning Code for Spokane
County; and
V43EREAS, staff of the Spokane County Division of Building and Planning, together with the
Spokane County Planning Commiasion are directed to expeditiously develop and recommend
proposed amondments to the Zoning Code for Spokane County related to the spacing betwcen, size
and height, of outdoor advertising display9 (billboards), along with any tegulations deemed necessacy
to serve the public health, safety, and welfare in Spokane County; and
WHEREAS, these amendments should provide for requirements related to outdoor
advettising displays (billboards); and . .
WHEREAS, if the county began public consideration of permanent regulations and
amendments without first adopting a moratorium, those involved in the outdoor advertising display
(billboard) industry and landowners could frustrate effective land use planning by obtaining vested
rights to conatruct outdoor advertising displays (billboards) on their property, thereby rendering the
proposed amendments moot; and
W:HEREAS, if the 8oard were to advertise its intent to regulate outdoor advertising displays
(billboards) and impose regulations through the normal process, the number of building permit
applications that would or,wr prior to an ordinance amendment would undermine the board's ability
to reguIate such activity; and
WEEREAS, if a moratorium is not invoked, the filing of applicationa during the time
necessary to conduct the public hearings and devolop a recommendation to the Board of County
Cotnmissioneca as described above is likely to impect effective long-range plarming and result in the
status quo not being preserved during consideration of the amendments to the Spokane County
Zoning Code; and
WHEREAS, it is in the best interest of the public health, safety and welfare to suspend
temporarily the 51ing of applications for outdoor advertising displays (billboards); and
WI3ERAS, this measurc is necessary to preserve the county's ability to effectuate long-range
planning decisions and to plan in a comprehensivo manner; and
WHEREAS, county staff estimates the compietion of reviews and amendmcnts described
above, and the prepatation and adoption of new requirements to take not more than six (6) months;
and
WIiEREAS, pursuant ta WAC 197-11-880, the adoption of this resoltation is ezeenpt from the
requirements of a threshold determination under the State Environmental Policy Act,
NOW THEREFORE, BE IT RESOLVED by the Board or County Conlmissioners of
Spokane County that the Board declares an emergency in adopting a moratorium providing that the
Spokane County Division of 8uilding and Planning shall not accept for filing any application for an
outdoor advertising display (billboard).
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BE IT FURTHER RESOLVED that the Board adopts a moratorium and pursuant to said
moratorium:
I) The Spokane County Division of Building and Planning shall not acccpt for filing any
application for construction of an outdoor advertising display (bil►board).
2) The staff of the Spokane County Division of Buiiding and Planning, together with the
Spokanc County Planning Commission, shall expeditiously conduct the actions described
above and propose any regulations deemed appropriatc to serve the public health, safety,
and welfare in Spokane County,
3) The Spokane County Division of Building and Planning shall schedule and give proper
notice of any hcaringg and mestin$s consistent with applicable regulations.
4) Pursuant to applicable statute, the Board shall hold a public hearing on the moratorium
within sixty (60) days of the adoption of this resolution.
5) The moratorium may be effective for not more than six (6) months but may be effective
for up to one (I) year if a work plan is developed for a longer period.
6) The moratorium may be renewed for one or more six (6) months period if subsequent
public hearing is-held and findinga of fact are made prior to each renevval.
BE IT FURTHER RESOLVED that the adopcion of the moratorium is exempt from the
requirernents of the threshold determination under the State Environmental Policy Act pursuant to
WAC 197-11-880.
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FiJRTHER RESOLVED that the effective date of the moratorium iB December j,
1998, at ~ : U o'clock P.M.
APPROVED AND ADppTED this 1 st day of Dcc,ember, 1998. BOARD OF COUNTY COMMIS SIONERS
~ coM!~ SPOKANE COLJNTY, WASHINGTON
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ATTEST: `
M. KA'VM C ASLIN, V'ice-Chair
WILLIAM E. DONAHt1E ♦
CLERK OF THE gpA.RD
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JO 4ROSKELLEY
B
aniela Wic Deputy
ATTACHMENT G
AGENCY AND PUBLIC COMMENTS
_ • • . Countyi ' blic Wor'ks
. Transportation .
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' D • • County Engine.
Memo
To: Deanna Waiter
From: Scott Engelhard
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File AIE-1-00
Applicant: Marco Barbanti
Date: May 8, 2000
RE: Appeai of an Administrative interpretation
We have no comments to make concerning the Appeal of the Administrative
Interpretation. The applicant is advised that the Zone Change File #ZE-7-84 does have
Conditions of Approval that will need to be complied with at such time application is
made for a building permit.