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VE-31-90 ~ ZONING ADJUSTOR SPOKANE COUNTY, WASHINGTON IN THE MATTER OF 11 A CONDITIONAL ) USE PERMIT FOR A BEAUTY SALON IN ) THE RESIDENTIAL OFFICE ZUNE; AND ) 21 A VARIANCE FROM STANDARDS ) FINDINGS OF FACT, PROHIBITING PARKING IN THE ) CONCLUSIONS, FLANKING STREET YARD OF THE ) AND DECISION RESIDENTIAL OFFICE ZONE AND ) LANDSCAPRNG REQUIREMENTS ) [CUE-12-90; VE-31-90] ) GEORGE BRAMAN ) . COMPANION FILES: ZE-270-79 ) ADDRESS: N. 112 BOWDISH PARCEL NUMBER: 16544-0502 . APPLICATION DESCRIPTION: The applicant proposes to establish a beauty salon in an existing structure in the Residential Office Zone (RO) and sections 4.07.140 g and 4.24.420 a of the Spokane County Zoning Ordinance require issuance of a Conditional Use Pernut The applicant also proposes to continue existing parking in the flanking street yard (Riverside Avenue) and to not provide landscaping at the flanking street property line, adjacent to the parking lot; whereas, sections 4.07A.110 a and 4.17.065 e. of the Spokane County Zoning Ordinance requires no parking in the flanking street yard and landscaping at the property line if parldng is allowed. Authority to consider such a request exists pursuant to Section 4.25 of the Spokane County Zoning Ordinance. PROJECT LOCATION: Generally located east of and adjacent to Bowdish Road and approximately 800 feet north of Sprague Avenue in the SE 1/4 of Section 16, Township 25N, Range 44 EWM, Spokane County, Washington, North 112 Bowdish. OPPONENTS OF RECORD: NONE PUBLIC HEARING AND DECISION: After consideration of all available informaaon on file, exhibits submitted and testimony received during the course of the public hearing he on June 13, 1990, and the Zoning Adjustor rendered a written decision on June , 1990. FINDINGS OF FACT AND CONCLUSIONS A. CONCERNING THE CONDITIONAL USE PERMIT FOR A BEAUTY SALON 1. The proposal is generally described above. V CASE NO.CUE-12-90/VE-31-90 SPOKANE COUNTY ZOIVING ADJUSTOR PAGE 2 2. The applicant proposes a 520 square foot salon and an accompanying 200 foot office space (for a total of 720 square feet). Approximately 10()0 square feet of the existing structure (a 910 square foot area and a 190 square foot area, separated by the salon), is indicated as storage. This amount of salon and office space has been judged by the Planning Department to require 7 parldng stalls. The office area has been judged to require 5 additional parking stalls. It seems possible that the Planning Department might consider an interpretation which would simply look at a 720 square foot beauty salon and not separately break out the off'ice area. If this were the case, the beauty salon operation would require 10 parking stalls and not the 12 stalls as presendy presumed by the applicant. 3. The adopted Spokane County Comprehensive Plan designates the area of the proposal as Commercial Urban. The proposed uses are generally consistent with this category. 3. The site is zoned Residendal Office, which allows the proFosed use upon approval of this application. 4. The existing land uses in the area of the proposal include auto body repair work to the south and residences to the east, west and north, all of which are compatible with the proposal. B. CONCERNING THE VARIANCES TO ALLOW PARKING IN THE FLANKING STREET YARD AND NO LANDSCAPING. 1. The approved site plan for the Residential Office Zone reclassification (ZE-270-79) specifically approved parking in the flanking street yard. Such parldng was prohibited by the RO zone in 1979 and no variance was sought, discussed, contemplated or granted by the - Hearing Examiner Committee. 1'he applicant at that time obviously went ahead and installed the unauthoriz,ed parldng and the present applicant, upon purchasing the property, continued the parldng in the flanlang street yard. The action of the Hearing Examiner Committee has in fact created a defacto variance which must be recognized as consistent with the applicant's present proposal. 2. The landscaping between the most southerly parldng stall and the Riverside Avenue right of way existed until recently when the building was hooked to the sewer. In efforts to locate a sewer tap which was not as shown on the proposed construction plans, all of the landscaping was lost. Subsequently paving was added which created a drainage problem not existing when the shrubbery was still in the ground with some open exposed earth. In an effort to solve what had become an impervious surface drainage problem, a drywell was installed; all apparently on the good faith assumption that parking was allowed in the flanking street yard. ' 3. The information presented by the applicant, the applicant's agent and followup conversarions with the Spokane County Utility Department and County Engineer's Office employees ind.icate that the present applicant has acted in good faith and with no deliberate attempt to side-step any of the County regulations. The present situation involving lack of landscaping is not due directly to the applicant's own efforts. The applicant's contractor was apparently not provided with as built drawings in order to properly locate the site sewer tap. b CASE NO.CUE-12-90/VE-31-90 SPOKANE COUNTY ZONING ADNSTOR PAGE 3 The County's street paving contractor apparently paved over portions of the owner's private land, thus contributing to the impervious surface drainage problem. 4. The applicant testified that the landscaping at the south side of the properrty line had generally grown tall enough to have conflicted with the overhead power lines. The power company had requested numerous times that the landscaping be removed so they would not be engaged in yearly maintenance trimming. 5. '1te neighbor to the immediate east, the party most affected by the flanking street parking and lack of landscaping, was present at the hearing and voiced no complaint. 6. Granring the variance will not adversely affect the overall zoning design, plan or concept for either the immediate area or the entire County. 7. Granting the variance will not be inconsistent with the general purpose and intent of the Comprehensive Plan. 8. The practical difficulty which gives rise to the variance request did exist before the present owner acquired the property. 9. The granting of the variance will not result in de facto zone reclassificarion. C. GENERAL 1. The proposal is exempt from the provisions of the Washington State Environmental Policy Act, Chapter 43.21C RCW pursuant to WAC 197-11-800 (b) (b). 2. The applicant has been made aware of the recommendations of various County agencies reviewing this project and has indicated those recommendarions are acceptable. 3. The proper legal requirements for advertising of the hearing before the Zoning Adjustor of Spokane County have been met. 4. No adverse testimony or written comments were received regarding the proposal. DECISION From the foregoing Findings and Conclusions, the Zoning Adjustor APPROVES . the proposal, subject to compliance with the following CASE NO.CUE-12-90/VE-31-90 SPOKANE COUNTY ZONTNG ADJUSTOR PAGE 4 CONDITIONS OF APPROVAL 1. GENERAL 1. The following condirions shall apply to the applicant, owner and successors in interest and shall run with the land. 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 as are appropriate. 3. The Zoning Adjustor may administratively make minor adjustments to site plans or the conditions of approval as may be judged to be within the context of the original decision. . II. PLANNING DEPARTMENT - 1. The applicant's project is to be in substantial conformance with the site plan of record. The applicant may utilize the 2 most southerly parking stalls, which are shown to be located in the flanking street yard. The applicant is not required to replace landscaping which was lost at the time of sewer installarion; although, loss of the south stall and installation of _ landscaping is preferred, since more stalls than needed are shown. 2. The applicant is not restricted in the number of parlang stalls which can otherwise : be located on the property when the spaces otherwise conform with the Zoning regulations. 3. The Planning Deparnnent is not restricted from interpreting or reevaluating the uses ~ within the building and the parking and the assignment of parking spaces to these uses. The Zoning Adjustor is neither making decision with respect to the number of parking stalls needed nor the uses within the building. 4. The applicant is required within ninety days of the approval of the beauty salon conditional use pernut and the variance to place some landscaping in the vicinity of the south property line, west of the paved parking lot approach. The plantings should not be of a tree nature because of the overhead power lines, but they may be a combination of shrubbery and trees planted between the power line and the existing building. A landscaping plan reflecting this general concept must be approved by the Planning Department and landscaping installed prior to a Certificate of Occupancy being issued by the Department of Building and Safety. , III. DEPARTMENT OF BUILDING & SAFETY 1. The applicant shall contact the Department of Building and Safety at the earliest possible stage of design/development in order to be inforTned of Code requirements ✓ CASE NO.CUE-12-90/VE-31-90 SPOKANE COUNTY 7AIVING ADJUSTOR PAGE 5 , ~ - administered/enforced by the department, e.g., State Building Code Act reguladons such as requirements for fire hydrantJflow, fire apparatus access roads, street address assignment, barrier-free regulations, energy code regulations, and general coordination with other aspects of project implementation. 2. The issuance of a building permit andlor Change of Use and/or Certificate of Occupancy by the Department of Building and Safety is required. The Department will work with the Planning Department to achieve landscaping south of the existing build.ing prior to issuance; see R. 4. above. IV. SPOKANE COUNTY ENGINEER'S OFFICE 1. The applicant shall comply with all the County Engineer's conditions of ZE-270-79 for the rezone of the subject property. NOTICE: PENDING COMPLETION OF ALL CONDTTIONS OF APPROVAL WHICH NEED 'PO BE COMPLETED PRIOR TO PERMTT ISSUANCE, PERMITS MAY BE RELEASED PRIOR TO THE LAPSE OF THE TEN (10)-DAY APPEAL PERIOD. HOWEVER, THE COUNTY HAS NO LIABII.TTY FOR EXPENSES AND INCONVENIENCE INCURRED BY THE APPLICANT IF THE PROJECT APPROVAL IS OVERTURNED OR ALTERED UPON APPEAL. DATED this oZg day of June, 1990. 1 THOMA ' . MOSHER, AICP Zon' g djustor Spokane y, Washington FILED: 1) Applicant (Certifified/Return Receipt Mail) 2) Parries of Record 3) Spokane County Engineer's Office 4) Spokane County Health District 5) Spokane County Utilities Department 6) Spokane County Department of Building & Safety 7) Spokane County Fire Protection District No. 1 8) Planning Department Cross-reference File andJor 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, NORTH 721 JEFFERSON STREET, SPOKANE, WA 99260 (Sections 4.25.090 and 4.25.100 of the Spokane County Zoning Ordinance). . o ' i r Ei 1 d c~ . F' e r m i t F- ee N c~ . F~ i. 1 e N . ~ ~ . (fug r • ~ Jf-~ ~ ; ~ . j ~ ~ . t N Am e ~~~~.LaG..ac,F... . Ad ci r e s', s r c e 1 N c- . ~ ~i~` ~ 1_~ ~ . • S pon s --'r ' s N am e . F' h on P # 'h 1 i,~ t~~I~ . F.nU i rieer /Sur veyc,~- s/ r_. ti~.t e,__ tls Name Tel ephone # F'1 ann i nq C-ant act F'er son ' Aate Submxtted Descr ipt ion Init a.als R . i . IIc ~ PLANNING DEPAPTMO 12 1990 M1},It~1 ~ : BROAOWAY CENTRE 6UILDiNG N. UTRE ENGIMEER I ` f ~u+nt PNONE 456-2205 11'~ - SPOKANE, WASNINGTON 99260 s►o-•nc CouNr. coVar Moust MEMOit.AMV irl 'PO: Spokane County Utilities Dtpartment Attn: Bill Wodlakc Spokanc County Enginca's Officx . Pat Harpcr FROM: mas G. Mosher, AIGP, Senior Planner DATE: May 18 1990 ~ SUBJEC'T: CLJE-12-90; VE-31-90 It has been brought to my attcntion that the applicant's justification for the Variancc is related to an assartion which he will make that the presently unauthozized parldng lot in the flanking smxt yard (Riverside) is as a result of the sewer construcdon project. I need to have a response fram either or both of your offices with respect to his allegations. You may do so in writing ar be prasent at tha hcaring if you choose. Please respond if you can possibly do so. As I understand it, the applicant claims that a scvcre drainage problem occurred, demanding immediate aaention, as a result of the d.isruption of the smeet area during the installation of the sewer. The applicant claims to have had only approximately 12 hours to solve a drainage pmblem to keep water from passing onto neighboring properties and did so by apparently utilizing the County's paving contractor to pave the flanking street yard and install a drywell, all without `208' areas. This paved parking anea is whai the applicant seeks relief from in order to allow it to continue its use as parking. I have concerns that adequate 208 storm water management construction is not present. Any inforanation regarding the improvements at the site prior to the installation of the , unauthorizod parldng and drywell would be helpful inforniation. Ultimately the County should be preparcd to respond to a position from the applicant that he is in the position of applying for a variance at this time bocause of a construction project which cTeated a situation which demandod his immediate response in the manner that paved the area all the way southward to the flanking smeet property line. Thank you for any atuntion you can give to this matter. ~ , t , . 1 . ~ - ~ • . PLANNING DEPARTMENT ' BROADWAY CENTRE BUILOING N. 721 JEFFERSON STREET I ' PHONE 456-2205 SPOKANE, WASMINGTON 99260 . . , _ . . . . { . . $oOKANC COUNTV LOURT HOUSE 1V~~~~~ SIPOM111NiG ~OUN11 lt ~OlqU1VG !'t1llJ/JJWSllOIR PILJIBL11C 1l11~~~~IqG DATE: June 13, 1990 TIME: 9:45 a.m. or as soon thereafter as possible PLACE: Spokane County Planning Depanment 2nd Floor Hearing Room, Broadway Centre Building North 721 Jefferson Street Spokane, WA 99260 AGENDA ITEM 3 FILE: GUE-12-90: VE_31_90 CONDITIONAL USE PERMIT FOR THE OPERATION QF A BEAUTY SALON IN RESIDENTIAL OFFICE ZONE AND A VARIANCE FROM PARKIN(i PROHIBITInN lll-4 FLANKING STREET YARD: . L O C A T I O N: Generally located east of and adjacent to Bowdish Road and approximately : 800 feet north of Sprague Avenue in the SE 1/4 of Section 16, Township 25N, Range 44 EWM, Spokane County. Washington. P R O P O S A L: Applicant seeks to allow a Beauty Salon in the Residential Office Zone which is an allowed use with a Conditional Use Permit per Sections 4.07.140 g. and 4.24.420 a. of the Spokane County Zoning Ordinance. The applicant also seeks a Variance to allow parking to remain in the flanking street yard (on Riverside) and to not place landscaping at the property right-of-way lines; whereas, respectively sections 4.07A.110 a. and 4.17.065 e. of the Spokane County Zoning Ordinance requires no parking in a flanking street yard and landscaping at the property line if parking is ultimately allowed. EXISTING ZONING: Residential Office (RO) COMPREHENSIVE PLAN: Major Commercial SITE SIZE: Approximately 9595 square feet APPLICANT: George and Midge Braman , North 112 Bowdish Spokane WA 99206 AGENT: Christopher Green, AIA ITEMS CARRIED OVER FROM PREVIOUS HEARINGS MAY BE HEARD FIRST, POSSIBLY CAUSING DELAYS. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE AVAILABLE IN THE PLANNING DEPARTMENT FILES. APPEALS OF THE DECISION ON THE ABOVE LISTED CASE MAY ONLY BE FILED BY THE APPLICANT OR AN OPPONENT OF RECORD ACCOMPANIED BY A$100.00 FEE. (Scctions 4.25.090 and 4.25.100 of the Spokane County Zoning Ordinance.) ` , . . ' . ' ~ ' - , . - ~ ~ . • , ~ , , • . . ~ : D~pg,7C~p T c ~U~t a No.:..~=~~-~~~ ~ P, l~cat~oa ~ G~W►~~t1'~ - . ti~n v°•.' , fE . C~nificatc o phon~ Hom►c: , o f .~App~, ~can ?.ip Su~ct Addrcss,. codc,. Ag~ , ~z~~.• - ' ~ ~ , , . City'~ ' Komc: phoaP- ame °f Pr°pe-M N 12 Zip , . gtrcct • ~t~~d:r=z a CitY • ~ ~NtS) , ~Circla .2P--~ iptb~r; . C ~ , , ~QUESTED c ondi~ oIIa'~ u sE . . ur~ . . . . : r , . ~ . ~ • ~ _ , ~ T ~A 'Y I tiYCance(s)' ~~,~rarY ~ C . co,~,* ~ ,•s, ' . , ° - • Y~ ~,~!J ~ ~ . • ,~~°t~~ . - ~ 3:~' piopartiy orce~►~• . '~'t,S~j~~O~`~~~' o s~a• ~~~,~r~ Y,•'~ ' (/^~~w Citc R~SuIa~Q ' _ ~ ~ R Rss~B~~~ ~ ~ovai~..-,- . " . ~ • . , To'~hi~ . . , ' . LIapAI.: ,Y:~ la~► . ' . . . ~ Se ~ ~~CoV,p, P , • Zonc:.A~-' , - ' ~FcE D~ • . . ~ ~ ~ ' Ex~st~n8 ~ . ~ ~ pS►A'~ ` . . . V. Taking aa A►Fplication~~: ~ pSS .A ' . pNS , ~°vc,.. . I • ~yt~ ~,A~ ~ Exisung Ust oi - ~ ~ Tcrw °f , ~9 . ` ~ t1 - ~ ~Da~nb ~ , ,t,.°`' .~~`,c'ri~►~ ~ : : ti~ ~ _ . . l1 ~ ~ ,t,r►, 'S - . " ~ ~ ~ LS~ . . . ~ ~ . ' , &ppl~cabla)•. s, ~ o f , piop~~Y.~ d~ ~~~nont;~ g~rcct 'A►ddn s . . ; ~ rt,.~ (iaclu 0f Po~ 1040 . , oa Dcscnpu c~ . ► s. : =i.. : . r. 32.°~~~ ✓ -e;~.~ ,.h ~ ~ ~RL ~ . . t ' • . • . ~ •..~p.._~r~' , . . , , . • ~ - O ~.-yRfk `:~~ti - ' ~ ~ • 1a' _ • y ; - . : r~ , : - ~ ~ o~,c of :.p~OZ' • ~ owner/$p°nSO~' ~ ~ . No(s): 'ontrollcdbY parccl o# ~jo;a,ag i~►d , rty?+~ Tots~ ~'°unt -~old ia ~'e pr°pe f. crty: , inte~t do YO u . . inv olving ~'is Prop ; . . . ,DepartmcAt scuoms ~ . ~ . . ' ~vious Pla►n~~'8 . ~ list p C,pgn C?R • vp ~v , . O~VI'~,l~c 4F . Y, T1rIA►T: (1) i~•~•~~ pVVr1E~t* IS TY 0" p~~ STTS: (2) V ONS ON I~S/m R R.~Nt3 1i~E~~ [JNM~ ~ F R TO pR0~ p~II`j~' ~ AA v THOSE QN S~E , t S pGFN'SAID' O~,NF.R A~~~ppNSFS ~~O41L~.D A~gION FR~ 3) pg'~'r~E ~ ~ , . A TR .~ACHPV• Ap~E ~ Signe ~ f qfl p+ddrcss: . ate:~ . . . . . PhoIIt ~O • ~ . ~ . ~ ~ij0~ • , . , s , n;,~,`» ~totatY _ . . Tr,D,~,: , s.. • ~ f . ~ ~ 88 N~ p►R~ .w , Datc. .4. , g,evised 3 fn aa . ~ . . . . ~•~'+I1Nsd.~'~11►1~ (oyet) • . 3 0f 4~~~~i~~~ - . . . . . . Page , . - . . - Y ~ , . - ~ 's. ~ .:J~ . . ~ . _ ~ . . . . , : ~ i . ~ . . . . . ~ ' ' ~ , " ~ ~ ~ ' • • . . ' . . • ~ , ' . ' . G)lt is nep4".g~ry~. applicant or his/hcr rcprescntativc to cstablish the rcasons ~ why thf 'RfQU~:~ ~'54XION should be approvcd and Lo litcraliy put , forth the basic casc. kAcLdrdi17yWi • stould havc bcen given a form for :y_our requestcd action . (variank, c, ~ co *tc.) designed to , help you, prasentr,yourw case ~ w a- way whicb ~ddi~cs - t~ •ctc ' whicb the -Zoning Adjustor - must - . - consider. aP~casc . fill the forri~~iit;~r .~~1r~f~tn i with your. applicatiori. ~~If yoa did not get. 'a-'~~ ask the Planning~~ onncl for advicc. on, how, = to ~ procctd, " YAa B. SIGN-OFF w~ . - , _ - • a . . • - . . - ' . - • • _ . • , , ~ • . :,,3 ~ . 1. COUNTY HEALTH DISTRICT a ) -Proposed method - of watcr supply: b ) Proposcd mothod of sewage disposal: , . . . , A prclimi consultation has bccn held to discuss ' thc proposal: " Thc applicant has been i fo ed requirements asid taadards. ` ~ ~ ~ c tSignaturc) (Date) (Sign-off, Waivcd) ' ' ! ' _ . , • . , . . ' ~ ~ ~ . , , . 2. - , - - A preliminary*~ coasultatioa has beea held to discuss the _proposal. The,-applicant has bcca-~informcd "of _requircments and stsndards. (S.i•gnat~,re)~;~`~ ~ (D'4te)~~ (Sign-off .,Waived) . , _ - , - . , ~ ~ ' ' ~ i: , . , . , • . ' aa:;~ s ~ . •~y` , ~ , . - (33. ~OUN7'x L1TIL.TTTFS DEPARTMFNT ~ (~yiuvc if outsidc WMAB)~ ~ ~ . . ~ - [ l ~A proliminary consultation has ~cea, bcld to discuss . . _ tha ' proposal; . The ~ applicant os bcea iaformed f .requirtmeatsw$,- aad standards.~~ ~ *-~;t~ , • . . . ~ ^ . ~ . (Si~,nature3. . . . . - . _ _ . ~ (Datc) : , ~ . . , . . (Sign-off-~ ~ ~Wajvcd~ ~ . ~ ~ . i ,Cu, 5., ~ 'v~ . i4 .i. . ~ ~ . . I ' ft:S^,!^y'r! }F1j,;,~i!'~:M.(' ` ' , ~ . ~ . ' - ~ - ~ 'rr ' . . • appl~caat, is roquired ~to°. discusa the proposal witti ~ ~ . ~ . osne informed of water' system rcquireiapats apd signdarda.:x''~" I J 1'hc applicaat is rcquired to discuss the pnoposa] . witb .to . ~-becomc . informad of :-sewage ' disposal ~ requiromcnta- aad staudards. ~ ~ • ~ . ~ y. . , ' 4. WATER . PL1itVFYOR_ • - - (Waive_ if outide C'WS4A1' . ~ e) Thc proposal ' ocatcd within. the boundar~► of I our futura ~ . scrvica arca • b) The Proposal locatod withia the bouadary of ~ our curnnt I-N _ distr t. . . ~ . , . : . . ~ . . c) Wa able to scrve 'tbis sitc ith adequate water. d) Satis acto arrangcments ' bcen ade to scrv this ~ _ TO OSSI. ~C(~,~ a,t,, S~ - t - . ~ _ • ,t,~~ ~ _ (~'gnature). (D tc) (Sign-off Waivad) s. ~ • ~ k~1 3 - . - If otbar tban ( Spo aaa County) . . , . A prcliminary consultation bas becn hcld to discuss tbc, proposal. Thc applicant has bccA • informed ~ of rcquiremonts aad 'staadards. - . . . , . . (Signaturc) (Dato) ' (Sign-off Waived)- ~ . . . _j.~~-. _ . . . . , . _ , . , - ~ . , • . , . ~ . . . . - , . Pagc 4 of 4 . : ~ - . - - . . ; . . . ~ . , . _ ~ . - . . . , . • . J . ~ v • ~ ~ • i`i • ~ • , . ~ ~ ~ . • ' . . _ . ....i ~ . . ' . ~ . . APPLICANT'S FORM ' . VARIANCE' . ~ r NAME: FILF• C li, O 1 VAR IANCES: A Will the varience authorize a use otherwise prohibited in this zone? Ya-, no-X_ Lbmmenl.• 6 Will speclel circumstenoes $QQ1lcable to the Qrg=tv [such es size, shape, topogrephy, surrovrdings] when canbined wtth the standerds of the Zonfng Ordinence, create practical dlfficultles for use of the property and/or deprfve the property of rights and prlvtleqes oommon to other properties in the vicinfty end sfmfler zone clessiticetfons? Yes Gbniment.• C Will the grenting of the varience be meterielly detrlmental to the publlc welfere or injurious to property or improvements in the vicinity end aone? Yes No X GbMnent.• 0 Does strict epplication of the Zoning standard create en unreasonable burden in light of purpose to be served bythe stenderd? Yes-X NQ l,bmment.• Applicatfon ot exfsting zoning ordinance requlrements necessitate the removal of existing pevtng, end the relocatlon of en exlsting drywell that imposes edditlonel tinencial cests to this project. In 11ght of the existence of the peving and drywell the removei of owRer finenc;ed peving and drywell construction is perceived to be an unreesonable burden in rel8tion to this project. E Would relauation of the zoning standard mace e more environmentally sensltive or enerqy- conserving project or encourege continued or new use of en historic property? Yes No-X Gbininent.• In consideretion of the fact that the current parking alreedy dreins into a drywell the relocation of that drywell wfll not necessarlly m8ke the exlsting parking area eny more environmentally sensitive. Enerqy canservation is not an issue in this proceeding. F W1118 braeder, public need or lnterest be served by qrentinq verse denying the verience? Yes,-X NQ Gbmment.• This ectian - ft epproved - wtll provide e wlder vehiculer eccesss to the perking provfding greater vision of onooming treffic trom both directions, thus making this a safer ingress/egress sltuetion. 0 is the c,ese for e verience supported by other like or similar situetions in the vicinlty end in sf m t lar zones? Yes NQ Gbmmenl.• At the tlme of submissfon of thls applicatfon appltcetlons/s1mi18r situetlons have not been fully researchee. PAt the hearing for this ectian, more information will be presented if eveileble. Anr i 1 1A_ 199n DACaF t nF ~ . . , ~ . . r , . ,APPLICANT'S FO#tM YARIANCE NAM E • FILE• O1 VARIANCES: [Cont.] H Wfll grenting the variance edversely atfect the overell zoning design, plan or oancept for eith6r the immediate erea or the entlre county? Yes No._X Lbminenl.• Th1s actton fs based on one piece of property whtch has pre-extsttng oonditlons thet are unique to the property. I Is the case for a variance substantially based upon a 18ck of reasonable economic return or a clafm thet the existing structure is too smell? Yes No-X Gbminent.• Th1s action is based on the cost of relocation of existing drywell assemblies and peving whfch wtil serve the same purpose now befng served. J W111 qrantlnq the variance be lnconsistent with the qenerel purpose and intent of the Comprehensive plsn? Yes No-X Gbmment• The comprehensive plan allows the uses proposed for this property wiihin the RO zone - there is no incansfstenLy. K Dld the prectical difficulty which gives rlse to the variance request exist before the property was acqufred by the present Owner? Ye$ No-X Gbinmenl.• The parktnq area was intttally paved by the county, or County's Contrector/Representetive during the instellation of the Spofcene Yolley Sewer I nteroeptor srstem. Paving wes fnstalled to drain the existing parking srea to tte netghbor's property but wes graded tncorrectly. To correct the incorrectly greding paving provided by the valley sewer work, the Owner purchased end contracted for the installation of a drywell end new peving greded to &ein to said new drywell. This, then, hes eliminated water run-off from Owner's p8rking erea from going into neighbors yerd, and elimtnates weter run-off from entering storm sewers. The action taken was not taken at the initiative of the Owner, but wes teken by the Owner to mitfgete an otherwlse poor job of eddressing storm weter runoff by others. L W111 the grenting of the variance result 1n defecto zone reclesslffcatton; that fs, the esteblishing of nearly ell the previleges common to e different zone clessificetlon? • Ye$ No-X Gbinment.• The proposed use fs allowed within the Comprehensive Plan and the RO Zone. M Does the requested variance result in the circumvention of density regul8tions deslgned to protect the Aquifer? Yes No-X Commenl.• w....t~ ~7 1 nnn nwnr n nc n . , o . ~ . ;CONDITIONAL USE PERMII ,PLIG ON NAME• FILE• V. OONDITIONAL USES: Stete Law, SectiQn 36.70.020(7), clarifles that the County Ordinances must specity the standards and criteria that shell be applied in the review by the Zoning Adjustor. A Assuming the proposel is listed as a"permitted" condltionel use, do you believe the proposel meets 8110f the required established and eppllcable criterie? R&Wsa• 01 The praposed use being epplied tor are aliowed in the RO zone eccording to Article 4.07A.140 of the Zoninq Ordinanoe of Spolcane County. 6 What have you done or could you do to: 01 Melce the use compatlble wlth other permttted ect1v1t1es in the same vlcinity ar zone? Asowsa• A h1gher lntenslty use [Commerciel - Auto Body Repeir Buslness) exists across the street to the sauth. The proposeci use being applled for is certalnly canpatlble with a oommerciei zone. Other permitted uses heve pertormance crlterl8 established tor them to attect and control the impact ot thase activities on surrounding properties. 02 Ensure agatnst lmposing excessive demends upon public utilltles? Resoca7sv.- The extstlnq fec111ty 1s connected to uttltttes, end the velley sewer system. There should noi be sny additlorial impact to existlnq uti1iiies. C Explaln how or why the proposal w111 not be detrlmentel to: O 1 The Comprelenstve Plan: = Respo»m• The qoais snd pol tcies of the comprehensive pl8n designete this area es an "urban" aree. The proposed use within the RO mne within the "Urban" category ellow this use wfthin the existing zone. 02 Surrounding Property: Res,vonw,• The performence stendards esteblished for the uses within the RO zane will mltigate any impects by this ectivlty uRon surraundfng propertfes. D What reasonable restrictions, conditions Qr sefeguards wiil uphold the spirit artd intent [ heelth, safety and genwal welfare] ot the toning Ordinance AK mttigate any edverse effect upon the neigfiboring properties...including but not limited to: 1) time limits; 21 tront, side, or rear yard greeter than minimum steted; 31 suiteble landscaptng; 41 signing; S] otf-street perking end 61 others? Res,oonse.• The buflt 1n conditions er►d restrictlons of the RO zone end Condltional Use situetion eddress the corxer ns ebove. I n addl t 1 on , t he zon 1 ng edj ustor has the eb 111 ty to p lece edditional conditions on the eDnditiQnel use permit to mitigate perceived elfects of the proposed use. Anr11 1~ 1440 PAAF 1 ..y. , . r• ~ . • ~•i. ...t ..r . r • . i - - t"1 .-y ~ e . ,•1 ~ i ~ i ~ r•~ ~ • i . ^ . . . " " ' • - r 1•, ~ ~ - l,... J . ~ . _ ~ . , - % ..E..'. : . 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' ~ ` ink. ~ ; 01 r 1 ~ • • ',~t;` ~ ~ ~ e s t ~ y E LL • w i I ' Tp~ M 5,~ U~~_ ~ _ y , ~►1 . 4 1 : •T ~ , ~ ~ :i' ~7 ~ 47~9' 1S s • ~ .,j' ~ ~ ~ a )C K, p`v Y • ' ~ ' if - . . - ~ ' = ~ , ' . . !b' ' ~e / ! ~ ~ 4 4 y ,,N A"~ • . . • ~ z ' ~ .~ai . O Z d vu . ~ R j~ v . s ~ ~ :0 vE i 9 i FF1GE . 4 . . ~ 1 N,° 2312 , ~t ra • - 4 r RAJLRQAD Ro f 1:100( E ~y ~ ouFt T N A i . Z p p ac , \ ~ EASYDISP V1.01 - ROAD SEGMENT INFORMATION Road Number: 0297 - BOWDISH RD Start MP: 02.20 Function Class: Minor Collector Ending MP: 03.47 Rural/Urban: Urban Federal Route 4055 Pavement Shoulders Type: Asphalt Type: None Width (Feet) : 40 Left (Feet) : 00 # of Lanes: 04 Right (Feet): 00 Medians General Information Type: None Curbs: None Width (Feet): Sidewalks: None PF5 to List Road Intersections. PF15 to Enter new Segment. PF16 To Enter new Road.