VE-107-87
; .
SPOKANE COUNTY ZONING ADJUSTOR - PUSLIC MEARINa
AGENDA: May o, 1)87
TIME: As set forth below
PLACE: Spokane County Planning Department, N. 721 Jefferson St. , 2nd floor hearing
' room.
5. VN-33-87 VARIANCE FROM REAR-YARD STREET SETBACK
(This item will be heard at 10:30 RCQUIREMENTS
a.m. or as soon thereafter as Uenerally located north of Spokane, on
possible.) the southeast corner of Nelena and Nolyoke
. Streets, in the SW 1/4 of Section 28,
Township 26, Range 43.
PROPOSAL: The applicant requests approval to construct a warehouse storage
addition to an existing building to within four (4) feet of the rear property
line, whereas the Spokane County Zoning Ordinance requires a fifteen (15) foot
rear yard setback (Section 4.11.090 e. 4.) in the Restricted Industrial Zone.
SITE SIZE: 25,000 Square Feet
APPLICANT: Northwood Farms, Inc.
E. 1604 Holyoke
Spokane, WA 99207
* * * * * * * * * * * * * * * * * * * * * * * * * * * ~ * * * * * * * * * * * * * * * * * *
5. VE-107-87 VARIANCE TO ALLOW: (1) A SIGPl TO BE
(This item will be heard at 11:15 LOCATED I14 THE FROyT YARD: AND (2)
a.m. or as soon thereafter as A SIGN TO EXCEcD ILLUIIINATIOy STANDARDS
possible.) Generally located in the Spokane 1lalley,
adjacent to and north of Broadway Ave.,
` just west of Pines Road.
PROPOSAL: The applicant proposes to locate a sign's street-side surface 8 feet
6 inches from the front property line. The proposed sign would be illuminated
from wi thi n, from behi nd a pl asti c surface and be rated at 860 mi 11 i amps . 7he
Spokane County Zoning Ordinance requires the street-side surface of the sign to
be no cl oser than 33 feet 0 i nches from the front property 1 i ne ( Secti on 4.09.070
d. 1 and 4.09.125 2.) The Ordinance also calls for the sign's illumination to not
exceed the equivalent of 425 milliamps. (4.09.125 3.)
SITE SIZE: 23,884 Square Feet
APPLICANT: Anton R. Fischer
N. 8116 Pano rama Dri ve
, Spokane, WA 99208
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,
ZONING ADJUSTOR
SPOKANE COUNTY, WASHINGTON RFC~~~
NY ~
IN THE MATTER OF A VARIANCE FROtd SIGN STANDARDS) sPOkq ~98~
REGARDING FRONT YARD SETBACK AND ILLUMINATION ) FINDINGS, CONCL~~SIbN§r,
LEVEL. (VE-107-37 ) AND DECISION £~~r,~NFER
ANTON R. FISCHER )
SUt4MARY OF APPLICATION:
The applicant requested permission to locate the street side face of a sign
approximately 8 feet, b inches from the front property line and to allow a
sign rated at 860 milliamperes. Sections 4.09.010 d, l, and 4.09.125 2, of
the Spckane County Zoning Ordinance require that the street side surface of
the sign be no closer than 33 feet, 0 inches from the front property line.
Section 4.J9.125 3. of the Spokane County Zoning Ordinance requires that the
sign's illumination level not exceed the equivalent of 425 milliamperes.
Authority to consider and grant such a request exists pursuant to Sections
4.03.020 '04, and 4.25.030 b, of the Spokane County Zoning Ordinance.
LOCATION:
The location of the property is in the Spokane Valley, adjacent to and north
of Broadway Avenue just west of Pines Road. The Assessor's Parcel number is
105541-1148. The property is addressed as E. 12211 Broadway Avenue.
DECISION OF THE ZONING ADJUSTOR:
Based upon the evidence presented and circumstances associated with the
project proposal, the Zoning Adjustor APPROVES a variance to allow an
equivalent 860 milliamperes sign as described and set forth on Exhibit "A" of
the file. The sign may be located se that the strAeL side surfaCe of the sigr
is as close as 11 feet from the property line, which property line coincides
with the north edge of the sidewalk.
PUBLIC HEARING: ~
After examining all available information on file with the application and
visiting the subject property and surrounding area, the Zoning Adjustor
conducted a public hearing on tMay b, 1981, rendered a verbal decision on May
5, 1987, and a written decision on May 14th , 1987.
FINDINGS OF FACT
l. The proposal is generally located in the Spokane Valley, adjacent to
and north of Broadway Avenue, just west of Pines Road, is further described as
Assessor's Parcel number 15541-1148 and is addressed as E. 12211 Sroadway
Avenue, being more completely described in Zoning Adjustor File #VE-107-37.
2. The proposal consists of the applicant's desire to erect a sign
suitable for advertising the three business enterprises which occup), the
building on this site. The sign is described in file Exhibit "A", but rests
on a ten foot pole, with the sign being approximately 30 square feet per side
of a two-sided sign. The sign is proposed to be illuminated from the inside
by an equivalent of 360 milliamperes of illumination. The street side surface
of the sign was shown on the applicant's documents as being approximately 8
feet, 6 inches from the north side of the sidewalk, which is the property
line. During the public hearing the applicant agreed to a street side surface
location 11 feet, 0 inches from the property line, which would be a placement
of the center of the pole at 13 feet, 5 inches from the property line (the
north side of the sidewalk). The applicant's site plan shows the sign being
FINDINGS, CONCLUSIONS AND DECISION PAGE 2
YE-107-37; Anton Fischer
approximately 30 feet east of the west property line. The top of the proposed
sign is shown as 15 feet above the base elevation.
3. The adopted Spokane County Future Land Use Plan designates the area of
the proposal as Major Commercial and the proposal is consistent with the
County's entire Comprehensive Plan, including the Future Land Use Plan.
4. The site is zoned Local 3usiness which would allow the proposed use
upon approval of this application.
5. The existing land uses in the area of the proposal include offices
and local business uses, all of which are compatible with the proposal.
5. The property immediately to the west is zoned Residential Office and
has a composite sign located ten feet, 4 inches from the sidewalk which
advertises the various professional offices at the site. The property
immediately to the east has a sign with a rotating component located on the
corner, apparently a nonconforming sign as the zoning is Local Business, the
same as the applicant's. No variance permit could be found for the sign on
the property immediately to the east.
7. Several sign variances have been granted in the area with regard to
the front yard location; VE-77-75; VE-805-73; VE-51-34; VE-89-75 and VE-27-75.
3. The intersection of 8roadway and Pines Road is controlled by a
traffic light and Broadway is subject to considerable traffic moving east and
west. Congestion occurs on Broadway opposite the site.
9. The applicant's property is disadvantaged from the standpoint that
the three businesses occupying the building have little opportunity to expose
the signs for their businesses to the traveling public except for a very brief
time as the traveling public travels westerly on Broadway for a distance of
about 75 feet. There is no visibility of these businesses' signs for
eastbound Broadway traffic. This causes a tinioue disadvantage to these
parties.
10. At least two fairly mature trees in the front yard of the subject
property would obscure a sign(s) located on the face of the building or a free
standing sign near the building. The building itself is located right on the
setback line and any free standing sign would need a variance.
11. The required standard of 425 milliamps for a low intensity
illumination is an outdated standard. Approximately 800 milliamps is the
accepted standard and is the standard of the Zoning Code (now).
12. The proposal is exempt from the provisions of Chapter 43.21C RCW
pursuant to WAC 197-11-300 (6) (b).
13. The applicant has been made aware of the recommendations of various
County/State agencies reviewing this project and has indicated he can comply
with those recommendations.
14. No one appeared to oppose the proposal nor were any written comments
adverse to the proposal received.
15. The proper legal requirements for advertising of the hearing before
the Zoning Adjustor of Spokane County have been met.
1'o. Any conclusion hereinafter stated which may be deemed a finding
herein is hereby adopted as such.
From the Findings, the Zoning Adjustor comes to these:
FiNDiNGS, CONCLUSIONS AND DECISiON PAGE 3
VE-101-87; Anton Fischer
CONCLUSIONS
1. 7he variance will not authorize a use otherwise prohibited in the
zone.
2. With the conditions of approval set forth below, the variance will:
a) not constitute a grant of special privileges inconsistent with limitations
on other properties in the vicinity and similar zone; b} ensure that the
intent and purpose of the Zoning Ordinance is achieved with regard to
location, site design, appearance, and landscaping, etc; and c) protect the
environment, public interest and general welfare.
3. There are special circurnstances applicable to Lhe proaerty which when
combined with the standards of the Zoning Ordinance, create practical
difficulties for the use of the property and/or deprive the property of rights
and privileges common to other properties in the vicinity and similar zone
classifications.
4. Granting the variance will be neither materially detrimental to the
public welfare nor injurious to property or improvements in the vicinity and
zone.
5. Strict application of the zoning standards does create an
unreasonable burden in light of the purpose to be served by the standards.
a. Granting the variance will not adversely affect the overall zoning
design, plan or concept for either the immediate area or the entire County.
7. The case for a variance was not based substantially upon a lack of
reasonable economic return nor a claim that the existing structure is too
sma11 .
B. Granting of the variance will not be inconsistent with the general
purpose and intent of the Comprehensive Plan.
9. The practical difficulty which gives rise to the variance request did
exist before the present owner acquired the property.
10. The granting of the variance will not result in defacto zone
reclassification.
11. The requested variance is not substantially for the purpose of
circumventing density regulations designed to protect the Spokane
Valley-Rathdrum Prairie Aquifer.
12. 360 milliamps is a reasonable requested level of illumination.
13. Any finding hereinbefore stated which may be deemed a conclusion
herein is adopted as such.
DECISION
From the foregoing Findings and Conclusions, the Zoning Adjustor APPROVES
the proposal. The following CONDITIONS OF APPROVAL ARE STIPULATED.
CONDITIONS OF APPROVAL
I. GENERAL
l. The following conditions shall apply to the applicant, owner and
successors in interest.
2. Failure to comply with any of the conditions of approval contained in this
decision, except as may be relieved by the Zoning Adjustor, shall
constitute a violation of the Zoning Ordinance and be subject to such
enforcement actions as are appropriate.
1
/
I
FINDINGS, CONCLUSIONS AND DECISION PAGE 4
UE-107-87; Anton Fischer
II. PLANNING DEPARTMENT
l. The sign is approved for 860 miliamperes and at a location as set forth in
the file documents. The street side surface of the sign edge shall be no
closer than 11 feet, 0 inches to the south property line (the north edge
of the sidewalk) and the sign shall be approximately 30 feet east of the
west property line. However, the location from the west property line is
somewhat flexible, depending on landscaping and visibility.
III. DEPARTMENT OF BUILDING & SAFETY
l. The locaticn of the sign shall be subject to approval ay the County
Engineering Department.
IV. UTILITIES DEPARTMENT
None is applicable.
V. HEALTH DISTRICT
None is applicable.
VI. ENGINEERING DEPARTMENT
l. The Engineering Department shall approve of the specific location of the
sign.
NOTICE: PENDING COMPLETION OF ALL CONDITIONS OF APPROVAL WHICH NEED TO BE
COMPLETED PRIOR TO PERMIT ISSUANCE, PtRMITS CAN BE RELEASED PRIOR TO THE LAPSE
OF THE (10) DAY APPEAL PERIOD. HOWEVER, THE COUNTY HAS NO LIABILITY FOR
EXPENSES AND INCONVENIENCE INCURRED BY THE APPLICANT IF THE PROJECT APPROVAL
IS OVERTURNED OR ALTERED UPON APPEAL.
DATED THIS DAY OF MAY, 1987.
Thomas G. Mosher, AICP
Zoning Adjustor, Spokane County
Washington
FI LED :
1) Applicant
2) Parti es of Record
3) Spokane County Engineering Department
4) Spokane County Health District '
'a) Spokane County Utilities Dept.
6) Spokane County Dept. of Building & Safety
7) Planning Dept. Cross Reference File and/or Electronic File.
NOTE: ONLY THE APPLICANT OR AN OPPONENT OF RECORD MAY FILE AN APPEAL WITHIN
TEN (10) CALENDAR DAYS OF THE ABOVE DATE OF SIGNING. APPEAL MUST BE
ACCOMPANIED BY A $100.00 FEE. APPEALS MAY BE FILED AT THE SPOKANE COUNTY
PLANNING DEPARTMENT, BROADWAY CENTRE BUILDING, N. 721 JEFFERSON ST., SPOKANE,
WA 99250. (Sections 4.25.090 and 4.25.100 of the Spokane County Zoning
Ordinance).
0012z/5-87
.
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y~ r
- SPOKANE COUNTY PLANfqING DEPARTMENT
APPLICATIONS BEFORE THE ZONI(qG ADJUSTOR/BOARD OF ADJUSTMENT
Ce rti fi cate of Exerrpti on Appl i cati ori LX
~
N ame o f APP1 i c an t: rz.,
r
S t ree t Add re s s: ,r4-- ~2-
` Home•
~ •
City: K•4-~✓~ State: Zip Code:~9 Phone:Work:
N ame o f P ro pe rty Owne r( s): o-;. -
REQUESTED ACTION(S) (Ci rcle Appropri ate Actiori) :
Variance(s~` Coriditional Use Permit Non-Conforming Lot/Use
Wai yer o f Vi ol ation Temporary Use/Structure Other:
*
*
* FOR STAFF USE ONLY *
* ~ *
*Cite Ordinance Section: Old Code: .
* *
*Sectior~ Township ~.s Range Property Size: *
*Existing Zoning: F.L.U.P. Desigriation:
* - -
/ LEGAL CHECKED BY :
) N UTA: Y' N ASA: DY N FIRE DIST.: *
*PSSA: cLY
* *
*Heari n g Date :<r Staff taki ng i ri Appl i cati on :~Z2
* * * * * r * ~ ~ * * * * * * * * * * * * * * * * x * * ~ r * * * ~ ~r * * *
Existing Use of Property: ~t
Describe Intended Proposal : ~~~~-E-T~~ S ~ ~ ~
/ o/
Street Address of Property: -:e-- . l~vl~ ~.,4-~~-✓ 4Y -2.
~
Legal Descri ption of Property ( Iricl ude easement i f appl i cable) :
o 7= fC-ru A&~7
,
7~
Parcel ff: 5_~,41-1,1y4 Source of Legal:
Total amount of ac~joiriing land controlled by this owrier/ ponsor:
~
Wh at i rite rest do you hol d i n the p rope rty : ~ 6~ ,
Please list previous Planning Department actions involving this property:
I SWEAR, UNDER THE PENALTY OF PERJURY, THAT: (1) I AM THE OWNER OF RECORD OR AUTHORI-
ZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OWNER, WRITTEN PERMISSION FROM SAID
OWNER AUTHORIZIPJG h1Y ACTIONS ON HIS/HER BEHALF IS ATTACHED; AND 3.ALL OF THE AB VE
RESPONSES APJD THOSE OfV SUPPORTING DOCUMENTS AREjDE ~,RUTHFU AND THE BEST F
M" YJVOWLEGGF. ~1___ ,
_ ~ c ~ ~
,
~ Si gned:
_ Address : 7~'~ zSi/6 Phone No. C. s-I( Date: / -
NOTARY SEAL: Notary: A_'X~~
Date : C__
~
i (over)
~
1• ,
A. BURDEN OF PROOF
It i s necessary for the appl i cant or his/her representati ve to establ ish the
reasons why the requested proposal shoul d be approved and to l iteral ly put forth
the basi c case. Accordi ngly, you shoul d have been gi ven a form for your requested
action (variance,_-condi_tional use, etc. ) desigried to help you present your case
in a way which addresses the criteria which the Zoning Ac~justor must consider.
Please fill the form out and return it with your application. If you didn't get a
form, ask the P1 anriing Department personriel for advi ce on how to proceed.
B. SIGN-OFF BY COUNTY DEPARTNIENTS
l.l COUNTY HEALTH DISTRICT
4at iminary c sultation has been held to discuss the proposal. The appli-
as beeq f rmed of r equi rements and stan;Sign-off ds.
ture - a e Wai ved)
,
2. COUNTY ENGINEER'S DEPARTMFNT
A prel iminary consul tation has been hel d to discuss the proposal. The appl i-
c b n ir orme f requi remerits arid standards.
.2~ e7
S gnat (D te (Si gn-off Wai ved)
3. COUNTY UT IL IT I ES DEPARTMENT (W ai ve i f outs i de WMAB )
A preliminary corisultation has been held to discuss the proposal. The
appl icant has be ~Anforrned of requi rements a►id staridards./f/
, - / - zo -8Z
gnature (Date) (Si gn-off Wai ved)
Th ppl i cant i s requi red to di s cuss the proposal wi th
to become iriformed of requi rements and
/standards.
(Distri ct Si gnature) (Date) (Si gn-off Wai ved)
4. WATER PllRUEY04 (Wai ve i f outsi de CWSSA) , NAME:
1
a) TL~ osal ' 's not located withiri the boundary of our future service area
b) Tne p al is/is not located within the boundary of our currerit distri ct.
c) are/are tiot able to serve this si te wi th adequate water.
Satisfactory arrangements have/have not been made to serve this proposal.
(Si gri ature) (Oate) (Si gn-off Wai ved)
~
~
' ✓ ~
APPLICANT'S FORM
NAME
FILE:
I. VARIANCES
A. Wi 11 the vari ance authori ze a use otherrvi se prohi bi ted i n thi s Zone?
Yes ; No ; Comnent :
B. Will special circumstances a licable to the property tsuch as size,
shape, topography, surroundings when combined with the standards of
the Zoning Ordinance, create practical difficulties foruse of the
property and/or deprive the property of rights and privileges common
to other properties in the vicinity and similjar zone classification?
Yes PO ; No <t~ ; Comnent:
C. Will the granting of the variance be materially detrimental to the
publ ic wel fare or i njuri ous to property or improvements i n the
vicinity and ione? Yes ; No Comnents:
D. Does strict application of the zonjng standard create an unreasonab
burden in light of purpose to be served by the standard? Yes ;
~ ,
No ; Comment: k ~ ~ rr I~~'
~
E. Would relaxation of the zoning standard make a more environmentally
sensitive or energy-conserving project or encourage continued or neN
use of an hi storic property? Yes ; No f ;-Comnent:
F. Will a broader, publlc need o~terest be served by granting verse
denying the variance? Yes ; No ; Comment:
G. Is the case for a variance supported by other like or similar
si tuati ons i n the vi ci ni ty and i imi 1 ar zones? Yes No
COnmnt : (continued on reverse side)
~ . .
H. Will granting the variance adversely affect the overall zaninq design,
plan or cvncept~7; ei~tt~er the immediate area or the entire County?
Yes ; No Camment:
1. Is the ca se for a vari ance substa nti ally ba sed upon a iack of
reasvnable ecanomic return or a claim that the exi stf ng structure Is
too su1 ? ye s Nv ; Comment : • T-
~r~,T, S
J. Wi l1 granti ng the var-i ance be incansistent with the general purpose
dRd iC1teFIt af the COmp1"ek'Ien51 Ve PlaFl? YeS N4 ~ Coment:
K. Did the pract~cal difficulty which gives rise to the variance reque~t
exi st before the property wa s acqui red by the present or,m r? Y
es . ;
N1.I Collifefit•
~ti~''~l:-r~l ~1 ~~f F, G.-"~•r- /~'~`~-}C`-~ ~ f ~-a.:J'C . ~ ~ fJ~- s.f ,l' ~ `"~+~L-~i^'_~
k~ ti r
L. Wi ll the grarrti ng of the vari ance result i n defacto zane recl assifica-
tion; that is, the establishing af nearly all the pr yileges cotrrnon to
a different zane classification"~ Yes ; Nfl ' ; Comment:
M. Dpes the requested vari ance result i n the ci rcumventi on of density
regulati ons des# gned to prateet the Aqu ifer? l'es ;No 4'~;
C orme nt : -
0046z/Arch. 0002z 2