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VE-29-92 i ~ • ~ x~RECEIVED''I SEP 2 91992 ZONING ADJUSTOR ; SPOKANE COUNTY, WASHINGTON S~K CO~~ EN~~~EER IN THE MATTER OF A VA►RIANCE FROM ) STORAGE SCREENING AND LANDSCAPING ) FINDINGS OF FACT, STANDARDS ) CONCLUSIONS, FILE: VE-29-92 (A&B) ) AND DECISION APPLICANT: JOSEPH SCHVVEHR, ) dba API DRYWALL ) COMPANION FILE(S): ZE-35-87 & CE-407-92 ) PARCEL NUMBER(S): 45044.0104 ) A►PPLICATION DESCRIPTION: The apphcant requests two vanances (A) Waive required storage yard fence screenuig along east property luie, allowuig an existing non sight- obscunng fence to suffice, whereas, section 14 632 355 of the Zonuig Code of Spokane County reqwnes storage vinttun the I-2 zone shall be entirely enclosed wntlun a build.uig or behuid a sight obscuruig, non-plerced fence not less than 6 feet m height and to a height to screen matenals, products, equipment and vehicles from view at ground level (B) Provide no landscapwg on the east and north side of the property, whereas, section 14 806 040 1 f of the Zoning Code of Spokane County requues 20 feet of Type l landscaping adjacent to any residential zone Authonty to consider such a request exists pursuant to secaon 14 404 080 of the Zoning Code of Spokane County and Spokane County Board of County Commissioners resolution No 89 0708, as may be amended PROJECT LOCATION: Centml Spokane Valley, North of and adjacent to Empue Way and approxunately 128 feet east of Pit Street, in the SE 1/4 of Secnon 4, Township 25N, Range 44 EWM 11915 E Empue Way 4PPONENTS OF RECORD: NONE PUBLIC HEARING AND DECISION: After consideranon of all available informauon on file, exhibits submitted and testimony received dunng the course of the pubhc heanrig held on September 9, 1992, the Zoning Adjustor rendered a wntten decision on September Q, -t , 1992 to APPROVE the apphcation as set forih in the file documents and as conditioned below FINDINGS OF FACT AND CONCLUSIONS 1 Testimony was taken under oath 2 The proposal is descnbed above and detailed in documents contained in the file 3 In comphance vinth RCW 36 70 450, the Planning Department deternuned that this proposal is not addressed by the Comprehensive Plan 4 The site is zoned Light Industnal (I-2), which allows the proposed use upon approval of thus apphcation 5 The existing land uses m the area of the proposal include (a) industnal to the north, and (b) dilaprdated residennal to the east wrth illegal, unscreened storage and alleged person(s) hving m a camper on tlus property to the east The condition and appearance of the applicant's t- ~ CASE NO VE-29-92 (a-b) SFOK;ANE COLfNTY ZONING ADNSTOR PAGE 2 property is supenar to that of the property to the east aad equivalent to the property to the north 6 The proposal is exempt from the provisions of the Waslungton State Environmental Pohcy Act, Chapter 43 21C RCW pursuant to WAC 197-11-800 7 The following storage provisions prevail vnth respect to the fenculg and screenuig portion of tlus request 14 632 355 Storage Standards Storage of all raw matenals, fimshed products, machinery and equipment, including company-owned or operated trucks and motor vehucles withln the I-2 zone shall be wnthin an entirely closed building or sight-obscunng non-pierced fence not less than six (6) feet 1n height and to a height to screen said matenals, products, equipment and vehicles from view at the ground level T'his requirement may be waived if adjacent propemes are zoned industnal or have existing industnal uses, and owners of said adjacent property do not object COMIIMNT This apphcation dzd not address the fencing and screemng requirements to the west or the north Screening and fencing is therefore requued on the west and the north, unless waived under the provisions crted ui 14 632 355 Since the land to the immediate east is zoned Urban Residenaal3 5, the option of waiver is not legally available However, a unique situation exusts to the east The owner of the land maintams a residence, most likely for rental, wluch is in such dilapidated shape that its roof consists of a blue tarp The rest of the site is fraught with illegal storage of equipment, matesials, vehicles, including an apparendy occupied camper For all practical appearances, the property resembles an unkept, disorderly contractor's yard or velucle wrecking and parting yard Except for ttus residentially zoned lot and one to the east of it, the surround.uig area is entuely I-3, I-2 and B-3 zorung It is highly unhkely that the property will ever be developed as residential property The owners of the adjacent residentially zoned property (to the east) expressed no objection to the lack of screemng and fencuig requirements and they are indicated in the records as having received notice of the heanng The UR 3 5 zomng is an infrequent, hmited example of an entirely inappropnate zoning cross-over from the Ordunance to the Code, as of January 1, 1990 The appearance of the property, being very much suYUlar to an industnal use, and the property owner having been noufied and not objecting to a lack of screerung and fencing, creates a situaaon very surnlar to the provision xn 14 632 355 8 The other vanance requested by the apphcant has to do vcnth an elunination of the landscaping requued by 14 806 040 1 f of the Zoning Code In this section a use proposed in the industnal zone is required to have 20 feet of Type I landscaping abutmg any residential zone As stated earher, a residential3 S zone exists to the north and the east of the subject property Also, as discussed previously, the land immed.iately to the north is a present nonconfonning use uidustnal use and the land to the east is a rmscellaneous assortment of unauthonzed., illegal outdoor storage on a residential lot vvith a senously dilapidated residential structure Only two lots exist to the east vnth residentzal zonuig, othervvise, the entire area is I- 2, I-3, B-2 and B-3 zorung The landscaping requu ement is designed to protect reasonable residential uses from what nught be occumng on an adjacent uidustnal property There is no RP-VE-29-92 (a-b) t A CASE NO VE-29-92 (a-b) SPOK;ANE COUNTY ZONIlNG ADNSTOR PAGE 3 reasonable residential use in this instance and there was no stated objecaon from the property owners from the north or the east with respect to waiving the requuement for 20 feet of Type 1 landscapuig As long as the residential property is never developed into new or different resldential uses, there is no need to reqiure the residential bufferuig As mentioned before, the situauon of this reqwrement resulted from a qwrk of the cross-over zoiung scheme that went into effect January 1, 1990 9 When the onginal rezorung was done on ttus property in 1985, the Heanng Examiner Committee made a special note that the screerung and bufferuig reqvu-ed by the (then) new Code should be unplemented at the pmperty at such time as new construction took place At that time, a great deal of surrounding property was agnculture aad it was not kaown that it would transiaon to Urban Residential3 5 However, when the actual unplementanon scheme was unplemented l.n the late 1989s, B-3 and B-2 zonuig was programed northward from Trent Avenue to the subject property, thus succeedmg in surrounchng the property nearly entlrely with industnal, business and muung zomng, with only a very limited two lot pordon of residential zonmg left immedi.ately east of the subject property The Heanng Examiner Committee could not have anacipated the degree to which the area was going to be comnutted to non-residennal uses Over a penod of tune the residential uses in the area, particularly immediately to the east, will likely be phased out In the event they are not phased out and some residential development does occur, it would be appropnate for the apphcant to mstall fencing and landscapuig consistent with Zonuig Code requuements from which this decision grants rehef 10 The reasons for granting the vanance, as setforth by the apphcant, are as follows a The property to the east and the north is equally or more cluttered and "junky" than my own will be, therefore, I should not have to screen or fence to protect their view b In the case of the property to the north, only the technlcalrty of the 60 foot vcnde residential zone is a problem 11 Secuon 14 404 082 of the Zonuig Code addresses the reqiurements for granting a vanance Subsection 1 of the above section is as follows 1 Any vanance from the teims of the Zorung Code shall be subject to such conchtions as will (a) ensure that the adjustment shall not consntute a grant of spectal previlege inconsistent Nnth the lirrutanons upon other properttes tn the vicinity and strnilar zone classificatton in wluch the property is situated, (b) ensure that the intent and purpose of the Zorung Code is maintained vcnth regard to locaaon, site design, appearance, landscapmg and other features of the proposal, and (c) protect the erivtronment, public interest and general welfare, and that the followulg cucumstances are found to apply a Because of special clrcumstances applicable to the property, includhng size, shape, topography, locatton or surroundings, the stnct appltcatton of the Zorang Code creates pracncal dlfficulties and is found to depnve the property of nghts and pnvileges enjoyed by other propernes in the vicuuty and sinular zone classificanon, and RP-VE 29 92 (a b) ~ s GASE N0. VE-29-92 (a b) SPOK:ANE COLfNTY ZONIIVG ADNSTOR PAGE 4 b That the grantwg of the vanance will neither be rnaterially detrunental to the public welfare nor injunous to the property or improvements in the vicintty and zone in wluch the property is locatied (emphasis added) CONIlVENT Grranting these vanances dces not consntute a graut of special pnvileges, msofaz as, the circumstances are unpossible to duphcate m ttus ar+ea or vicuuty or likely ln any other situation The intent and purposes of the Zonuig Code, that is to provide screerung and bufferuig for residential uses, is not sacnficed ui this uzstance The property to the north is industnal and the property to the east is residenaal only m a smetch of the unagination, beuig pnmanly a cluttiered, unauthonzed storage area on residential property The pubhc uiterest/general welfare is not adversely affected insofar as the appearance of the pmperty on empire way will be handled according to the zorung cntena and standards of the code Certmnly, the locations and surnounduigs, combine wnth the Zomng Code requnement for landscaping creates a practical diff'iculty of malntaining landscaping and fencuig where it serves no purpose The granting of these vanances wnll not be matenally demmental to the pubhc welfare nor injunous to the property or improvements in the vicuuty m the area. 12 No adverse testimony or wntten comments were received regarding the proposal 13 The apphcant has been made aware of the recommendations of vanous County agencies reviewing this project 14 Vanous peaformance standards and cntena are additionally needed to make the use compatible wnth other pernuttei acavities in the same vicuuty a.nd zone and to ensure against unposuig excessive demands upon pubhc utxlities, and these shall be addressed as conditions of approval 15 The proper legal requimments for advemsmg of the hearing before the Zonulg Adjustor of Spokane County have been met DECISION From the foregoing Fmdings and Conclusions, the Zoning Adjustor APPROVES the proposal as generally set forth in the file documents, subject to comphance vvith the followuig CONDITIONS OF APPROVAL I. GENERAL 1 The followuig condzuons shall apply to the apphcant, owner and successors ui interest and shall run vcnth the land. 2 Failure to comply with any of the conchtions of approval contained in this decision, except as may be reheved by the Zoning Ad~ustar, shall consatute a violation of the Zorung Code for Spokane County and be subject to such enforcement as is appropnate RP-VE-29-92 (a-b) a ~ f CASE NO VE-29-92 (a-b) SFOK;ANE COUNTY ZONIlVG ADNSTOR PAGE 5 3 The Zomng Adjustor may admunstraavely make minor ad,1ustments to site plans or the conditions of approval as may be judged by the Zomng Adjustor to be witlun the context of the onginal decision H. PLANNING DEPARTMENT 1 T'his parcel shall not be further subd.ivided unless consistent with RCW 58 17, the various county subdivision regulanons and the Spokane County Comprehensive Plan for the area 2 The apphcant shall develop subject property generally m accordance wnthva the concept presented to the Hearmg Body Vanations, when approved by the Planiung Duector/designee, may be permitted, mcluchng, but not lmted to btulduig locanon, landscape plans and general allowable uses of the pernutted zone All vananons must conform to regulations set forth in the Zoning Code for Spokane County, and the onginal intent of the development plans shall be maintauied. 3 As long as the property to the east and the north remain at theu present use or are sub3ect to zone reclassif'icanons to industnal, B-3 or B-2 zoning, there would be no need for the screening and buffenng landscaping However, at any pomt in ame that the north and east propemes may actually be developed to newer, present residential standards, the reason for granang the vana.nce would greatly dmunish if not be ehrrunated. Therefore, m the event that either of the adjacent properd.es to the north or the east are developed uito newer residential uses and a deternunation is made by the Planiung Department that they need the protection of screenuig and buffering from the subject property, the owner of the property shall install sight obscunng fencing and the landscaping required at the nme that such installation would occur III. DEPARTMENT OF BUILDINGS 1 The issuance of a bwlding perrmit by the Department of Builduigs is reqtured for the new storage buildng IV. DIVISION OF UTILITIES 1 None is needed V. HEALTH DISTRICT 1 None is needed VI. DIVISION OF ENGINEERING AND ROADS 1 None is needed NOTICE PENDING COMPLETION OF ALL CONDI'ITONS OF APPROVAL WHIGH NEED 'PO BE COMPLETED PRIOR TO PERMIT ISSUANCE, PERMITS MAY BE RFT FASID PRIOR TO TBE LAPSE OF THE TEN (10)-DAY APPEAL PERIOD RP-VE-29-92 (a-b) . _ ~ GASE NO VE-29-92 (a-b) SPOK:ANE COUNTY ZONIlVG ADNSTOR PAGE 6 HOWEVER, TBE COUNTY HAS NO LIABII.ITY FOR EXPENSES AND INCONVENIENCE INCURRED THE APPLIC'ANT IF TBE PROJECT APPROVAL IS OVERTURNED OR ALTERED UFON APPEAL DATID this caq daY of September,199 ~ ~ MAS M HER, AICP Zonuig stor Spokane County, ashmgton FILED 1) Apphcant (Cernfied/Retum Receipt Mail) 2) Opponents of Record 3) Spokane Ihvision of Engzneerung and Roads 4) Spokane County Health Ihstnct 5) Spokane County Drvision of Utthues 6) Spoka.ne County Department of Buil(uigs 7) Spokaae County Fue Protection Distnct No 1 8) Planrung Department Cross-reference File andlor Electroruc File NOTE ONLY TIHE APPLIC'ANT OR AN OPPONENT OF RECORD MAY FILE AN APPEAL WM-IIN TEN (10) CAI.E]NDAR DAYS OF TI-E ABOVE DATE OF SIGNING APPEAL MUST BE ACCOMPANIED BY A$120 00 FEE APPEALS MAY BE FILED AT THE SPOK:ANE COUNTY PLANNIIVG DEPARTMENT, BROADWAY CENTRE BUII.DING, NORTH 7217EFFERSON STREET, SPOKANE, WA 99260 (Secaon 14 412 042 of the Zoiung Code for Spokane County) RP-VE-29-52 (a-b) 4 + ? • BLDG. PER►MIT # -or -FILE# 92 - - ~ Related File # ( } Date t(7 Rf:VIf;W 0$-26-92 TZA1e 10.00 # 3 Date tt] ,AA & DR TIICIE: Da[e R'eGetVetl 07-24-92 Project Name STURAGE-W,fNO UBSCURING FENCE OR LANDSC Z'`To. Lots No.Acres .94 -Sectron - Township - Range SITE ADDRES S E 11915 EMP'IRE WAY /E OF PIT PARCEL # 04544;9I44 Applicant's Name JC)SEPH SCHVVEKR Phone # 467-55$0 ,Address 7511 E DAY MT SPOKANE DR-MEAD, WA 9%21 Work # 922-6505 Date Conditions mailed ir Contact pers4n ghone # FLOC)D ZONE Yes No Emgineer 1 Surveyor's Architect's Name Water .4,cidress Sewer Schoal . . . . Planning Contact Person Phone # 456-2205 . . Date Submitted DescriQtion Initials . 1 1 AGREEMENT TO PAY FEES CUMPLETED & COPY T(] ACCC]UNTI1VG I 1 FINAL PLAT F'EES CQMPLE`X'Ep & CQFY TO ACCQUNTING 1 _l NOTICE TO PUBLI+C # 1 3 4 f CCIMPLETED - C)R h1(]T I'r1EEDED _ NOTICE TO P[JBLIC 1'+iEEDS TO BE SIGNED _(1p1tU'eview.t0r - - - . . s I ~ ~ ` PLANNING DEPARTMENT y ( ~ . k~ ..I., i • BROADWAY CENTRE BU I LD I NG 721 JEFFE S PHQNE 456 2205 z ; s #r ~ ~~s.~ +rJ SPOIfANE WASHINGTpN 99260 JUL ~ 4 1992 SPpKANE COUNTY GBURT FipUSE ' 1~2.~'~r`~~~ NOTUCE QF SPQoKQNE CQMNTY ZOnMONG ~,1DdNJSTCJoR PNJBLOO bGARCHC DATE August 26, 1992 TI M E 10 QO a m or as sovn #hereafter as possible PLACE Spokane County Pfanning Department 2nd Floor Hearing Room, Broadway Centre BuElding 721 North Jefferson S#reet Spokane, WA 99260 AGENDA ITEAA # 3 File VE-29-92 (A&B) YARIANCE FROM STORAGE SGREENING STANDARD LOCATtUN Central Spokane Valley, North of and adjacent to Empire Way and approxfmately 128 feet east of Pit Street, m the SE 1/4 vf Section 4, Township 25N, Range 44 EWM 11915 E Empire Way PROPOSAL (A) Waive required storage yard #ence screenrng along east property line, ailowing an existing non sight-abscuring fence to suffce, whereas, section 14 632 355 of the Zoning Code af Spokane Cvunfiy requires storage within the 1-2 zane shall be entirely encfased withcn a buddsng or behmd a srght-abscuring, non-pierced fence nat less than 6 feet m height and #v a height to screen matenals, products, equipment and vehicies from view at ground leve! (B) Provide no landscaping Qn the east and north side of the property, whereas, sectlon 14 806 040 1 f of the Zoning Code of Spokane County requires 20 feet vf Type 1landsc2ping adjacent to any residential zone EXISTING ZONING Light Industrial-2 (1-2) SlTE SIZE Approximately 94 acres APPL[CANT Joseph Schwekr 7511 E Day Mt Spokane Road Mead Wa 99021 NC?T'E ONLY THE APPUCANT OR AN OPPONENT {)F RECORD MAY F1LE AN APREAL WITHIN TEN (10) CALP-NDAR DAYS OF THE DATE OF SlGNING QF A DECtSION REGARDING THE ABOVE APPEAL MUST BE FIL.ED AT THE PLANNING DEPARTMENTT, BRUADVIIAY CENTRE BUILDING, NORTH 721 JEFFERSQN STREET, SPOKANE, WA 99250 APPEAL FEE IS $1 20 00 (Section 14 412 042 of the Zoning Code of Spokane Caunty) ` s • ~a- ~ 9 ~ 19 S , J- + ~ ~ 1 p " < CS. Q ~ ~I t J oc ' ~ Z 1 ~ 01 , ~ av ' w~ L~„ES LEY I~ r2g 13° t M ' ~Zq 125 126 P ' ~,4 E~5 ~ 118 119 120 JZ, ~Iz . I i ` nt • e 4 115 /170 ~ ~ - 1 ' 1 t13 ~ 1 ~ V ~ t ~KWg~.L J ~ J tP C'AOSSE o ~ a + ~ % • OR 1 . 10~~ 1 . 1 ~ ~ j ~e~,,~ gR~ J)GE 610 ` k e t o V ~ o;~ o . ~ . ~ , Ce aU ~ ~ , • ~i - ~ ~ ~i / - ~.l►P • ~ , . . / s ,Y r . ft, i ' ~~E ~ r ~ ~ ~ ~ .~i,r Wi~ ~ L ~ p ~ ~ o a : ~ r. ~ • ~R AY~ + ~ 1 • ~ tr v ~ ' . , m 1 ' . . , ` 3 ~ . ~ ✓ ~ 'i3l x . t~'i.' . 1 r; i qJ<~: -~.„rk~.l, . . . • ' %n / . . . 77" , . . . , _ , . . ~ pLA~~G D C~ Couli'I SP ~ , ~ ~PPlication No N o Agent: -y N . ~ ` - lome' ~ ~canr; ~ f d f~ phone Q c / s No.: - sS: C Agent operty phone ~ e► Z~.p . ~ e/ VIo'rk• Ss: ' Code: re State: a ~ ropriate action) ~ ~ i.rcae apP XpansxOnxmi~g U se ,I,gp .P,G~.C7I~ (S) (C, . an~~s~ perrnit ~ oncon~o - Con Violation! y N oxLY ed by: ~nforceme" AFF U SE ~ge nt leg~ check ded: Y t n~ -rownshiP e fjLID p, ee en , . ~ , ~~~,d le al check~urve by; licable Seca Plan designa ~WSSA, ~'ater ite •CoMP' c°nf.: xeaPP ~ . Ey.isting z°ne' deSi~aa°n' propertY . Roa~} plan personnes d~°volv~ng ~1S . ~,rt.enal ent action ,.Fue District: aztm en h ~~~y ' ' ous Plan~-ngDep c ~ - , ~~e1 ~e •~~'nt. agr ~ ~ 10~ ~ ~ - •~.earing ~ate' ' )UT ,rJIE pgpPEK -el .'t'c ' F' u ble TD d r~ ~ ht in comp se of ~ pxopu o£ Che ~ro~etty: _ L •nce sau ~ :isting u d descn~ the van ~scrlbe Prop° C~ ~7~ ~ a~.On ~ State e : a yan ce aD .y.1~., . , ~ . nns ~ - . , y N • or ~aposcd divxsion`~ _ ~ varianccs b~cn f~sepro~oS is a rccent n4t l - ~ , has anc or m° ~ origina~ P~ccl , t ~ ~c sizc of ~cnown) ' S ~ent, ~ aPp~ca css o~ ~TapC~.~ tln~lude ~ - . S acct ad~ ,~on o f prop ~ ga1 des ~PW ~ ~ onsar and/° r agont: v pntzolled by this °`N~ er, sp parcel NQ(S)" . _ ~ Yce of leg~~ land co TopertY • sou . of ad~°~~n licant) hold in ~e p •Total ~ount au CaPP _ .tNhat intezest d~ Y ~ S ~tNER OF K~COR-D p gNiIS ` S O N ' ~pCHEI?: ~D S.-I'A-~ OF ~NAS~GTON ) .Y~ -~p.T: t1~ Y E 4V~T~I~ cOtfi~y OF SPOX'~S pF FERX .E.D SI''I'E; (2) ¢ g BE~~F rriADE ~UDER PF.~I~g T~E pROP~ CTION$ ON ~.IS/~~G ,D~~JN¢.N'TS AR~ ~ P,,GF.''r FO y.~G I,,iy A SZJpgpR OR~ ~1N~R ~'UTKOR S ANp ''~OS' ONB~~ 0 NS Fg,01~ 5P' Ag0`lE gESpO ~ pF BES~, OF My • ,~y°" r , ~,L U.r~,L'y kND TO S' ned• k ~ d~xes A. ne N0. Fho: ~ ,.t•~"~'~~`.►~ ' _ SUE 11~ kpublic ashin~°''i ~or M e state 0a ~ izeS: AS~iti,izt~ent exp s.l~ in„~..and y Pv~~~` Z* % o ♦ 1 nf I. . , ` ; j , . r ~L}~•. ..~:1 i~,~ '•x•_ . J 1 4~y1 ~ ~tf'y<< I 1 sh 4~} + ~ i~,L y~.. ~BURDEN OF PROOF ; it is%ecessary for the, applicant or his/lier representarive to establish the reasons why the RE IACI`ION should be approved and to literally put forth the basic argumcnt in favor of ~oX14 g,the;.application. Accor.dir:gly, you should have been given a form for your requested ac orr~~ j4ce;f6bnditional use, etc.) designed to help you present your case in a way which addzesse ste criteria which the Zoning Adjustor must consider. Please fill the form out and return it.with ydur application. .B. SIGN-OFF BY COUNTY DEPARTMENTS AND OTHER AGENCIES 1. SPOKANE COUNTY HEALTH DIS'TRICT , _I a) Proposed method of watez supply: . l~IN b) : Proposed method of sewage disposal: ` - ~ c5 o11~ o A preluninary consultation has been held to discuss the proposal. The applicant has been xnfonned of requizements d~Lr . JOJA \ Signature) (Date) (Sign-off Waiv ` Z. SPQKANE COUNTY ENGINEERING DEPARTMENT preliminary c tation has been held to discu s the roposal. The applicant has been info f Y ments and stand ture) ate) . (Sign-off Waived) ` 3 POKANE COUNTY UTILITIES DEPARTMENT (Planning Department may waive . . if outside VV~PTMA) A preliminary consultation h e n eld to cliscuss the proposal. The applicant has been informed of zequ' ents and standar . (Signature) (Date) (Sign-off Wa.ived by Planning?) ".'he aPP7icant zs req. uired to discuss the ProPosal widl /CJ C l to become informed of water system I requirements and stanriards. !Scc 11"4 bclo\v; [ j Ti1e applicant is z-equired to cliscuss tile pz-uposai wiu~~~ ~ to become info ed of sewage disposal requirements and standards. (See #5 below) . WATER PURVEYOR: N a) The proposal i 1 nlocated wi in the boundar,~ of our future service area. b) The proposal i 1 n located within the boundary of our cturent district. c) We are/are not able to serve this site with adequate water. d) Satisfactory anangements have/have not been made to serve this proposal. (Signature) , (Date) , . . SE'PVERAGE PURVEYOR: A prelimui P onsultation has bee he to discuss the proposal. The applicant has been informed of requirem ts d standards , 9~ (S gnature) (Date) page 2 of 2 ' 7A: n.PP r.L• v; i /91 • = sJ ";~,r s~ _ . . - ~2n• , ~ s~`"'~"_`, , ti " . ~ i`??' e. ~~~~'t+'f"1iu~+' +"'ti-•---4, ' ' . . .t . _ - - - • . O~ P OOF FORM VAR~NCE BURDEN Narrae. File I~u bex: e a licarion of the specifi.c ment is made xn th PP This eans by which an ~Just ' culax (the subject) P• ~~e ° npr.~°eg~ ommo~-y aons 1anCe is the classi~i.cation for 3- p~ rived. of P ~S ~jusunent of the zonxng • ~umstances applicable to it, is dep lubited in ty because o£ sPecial cu d ln a simil~' Zone classifxu e othe~se p~ , othez prOPerties in the e~~ an~ance shall not authonze a ,d Y erence xnpn`~leg prope~Y xs ~ocated. ~.es the d~ uest re~, ~e s ane st. Your xeq. which the £ our req.Ue classification in outeoraae o e~,e y follovvx.ng ~i1]. help to determin e„ esoz the „no'~ ~,swe esS ~e p~vided) 'ollowing questions 1~ ~ needed ~ P CountY e res nseS• ~ust c~scle elth a~en P f s k,ane ;ate and complet F° o~ situatxon an the Zoning Code o P° ti.ans below as they aPPly tO y Certain phrases fm~ ~ for convenz.ence. ue situation clear• ~.ons an d ~~d~~ .~e y°~ u~q e~.ncluded u~. ~ese ques ne? Ye~,,,Ro'-) Lon on variances ar rohi.bited ln ~S zO ~v.t a use w~ch ls °~e~Se P ~W'ill this van~ce ~ _ Explain: ta o aphy, locaaon, access, (lot size, shape, e and which may not 'Ye Na ~.re there 1 to the subject P1OF • 5~ow~ngS, etc.) whlch aPP y.~1 ~ . rties in the Y~ • ~ aPp~,y to other proPe Explain: ~ ri~ ? Yes No ro e~' riv ~-,;1 ar z ne 1 Is the subj P P and ~ a C . in the vi. ' m , Explain - or to other prop~es in yes ~ - harmful to the pub~.c we I~ W~ ~s van dea i be mil z n n`? • the vS~ an ~ Explain: ~ 0 ~ a 717I1 No er similaz situa ns in the vi ~ th~re oth inl ~~ey „n n . E Are theY Permitted uses N° ~ Explain: nnitte,d use by you or ano~e Yes~ ~ e be put to a zeasonable and P~ Could the subject prop ~Y ~ ~ , uested van~ce . , person without the recJ. . , Explain: ' ~ ~ more enviaronmentally Nc , y,nll. the subje~t PT°Pe~Y uest is ~te 7 • t romote the use of an historic pmPe G . If thls re9. conserving, Qr v~ll ~ p ~Iioi:11111!1,9 --O~ ~ sensitive, energy . Expl . of 2 ~ ; . . page 1 ,~~•-.f r'ir~ s': . . ~ ~ No st be SeN~. ' lic ne~ed o~' intere te,d, v~ ~e b~'oaderpub xs g~ s variance ,xplain. 7ezonins w~ch app~es tO,Yes N consistent ~e P~°Se of . ~7,~ this vari.ance be in subject P1Opem? Explain: . erent ~e .~ri~.eges of a diff t to the subject P;OP, zone change)? Yes xoval o~ ~S v~ord~e wld th~.s be a de facto W~ aPpn other w classificaaon (x , Explain: al urP°sc and int+ent of the .~eS No ' ce be inconsistent with the gen~' P `7~Ji11, this vaI?a~ ColnprehensiVe plan? Explain: . . mic return from the subject e rIo ' ce requu'~ £or a reason ~ small ~ Is th~.s van~` structuxe t Frope~ or is the exisung . Expl~n ~ 1 for this variance e~ci.st yeS No ~.w~~h caused you to apr Y ' d the 4rac-~~ct o ertY ~1 ou owned the sub3e Pr p before y ___----Explain: - si regulations w~ch ex~.st ye~ .S V~an Ce affect land use den rY ~ If aPP2O~~, wo d~~SPokane Aq~er . . to protect t~?e Ra : EXplain:.~- . . a e{S~ f neede.d. n. ~,ttach an add~.nonal p g ~ ace is for furth~ expl~a~o e fallo g sp SU ort of this s, charts, etc. -in PF =~rial is rel.ui~r' .y s, maP , _•'onal photog~PhS~ diagran No such addinonal ered in relanon vite,d to present add~-t~- la ~.deo tape to be cons• ~d -You are in haYe the ~equiPment to diSP, ~Y ~.e ~ to be followed feel free to ' tion. ~e F~d descnpave of xssuee which ~~-ne apP~~~ ~ case it mUSt be BRIE uestxons abaut th-P'r _ and in ~'Y ~ variance. If you have e~ent at 45b2205 st planning DP to thi.s re~.ue ounty contact the sP°kane C . . Page 2 of 2 ~p-VARIANCE ; BUN OF PROOF yORM . , , ' . SPOKA.NE COUNZ'Y PLA.NNJNG DEPAR'I'N1ENT APPLYCATI4NS BEFORE THE ZONINY AD T JSTOR Certificate of Exemption No.: Application No.: Name of Applicant: Agent: Y N Street Address: E:.J;16,z/ 42, Iled ~ v Phone - Home: SS City: - `Ly~~`r 101-- State: "-Code: 4 Work: -6 S Q S-' Agent's No.: Name of Property Owner(s): s-- Street Address: Z5,JL ~ ip Phone - Home: ~o - 5 ~ d-d City: Z State: Code: 0~Z/ Work: S o~ REQUESTED AMON(S) (Circle appropriate action): Variance(s Conditional Use Pennit Expansion of a r~ Nonconforming Use FOR STAFF USE ONLY ' 1 Viola.tion/ 7 Section~ Township ~ange- rr Enforcement: Y N . •Lot and legal checked by: •E M legal checked by: •CWSSA Water urveyor): ~I •ULID Agreeme t n ~ e~a •Existing.zone: ^ Cit licable Section~ • • ! •Arterial Road Plan designanon: ~ •Comp. Plan designa ' . •Fire District: •Personnel doing preapp conf.: •Other/previous Planning Department actions involving this property: 7 •Hearing Date: (•Maint. agreement ch ck ' - - - ~ 7 ABOjJT THE PROPERTY •Existing use of property: Lci •Describe propos use of the prope ~ J" G1~ L, •If a variance a plic VtAa od standard and d cribe th arice Wght par able te s: • 719. , 1 ."L If not, has one or more variances been requested? N. •What is the size of the o~ginal parcel if this proposisa recent or proposed division? /.2~_,F/~ ~ 9 ' .3 2 •Street address of property (if known): •Legal desc~p tion of property (inclu e easement, ' applicable): r~l~a~d v~ew ~ •Parcel No(s).: , •Source of legal: /feA/ •Total amount of adjoining land controlled by this owner, sponsor and/or agent: •What interest do you (applicant) hold in the property? Oc..c-3 - STATE OF WASHINGTON ) S S. COUNTY OF SPOKANE ) . I SWEAR, UNDER PENALTY OF PERJURY, THAT: (1) I AM THE OWNER OF RECORD OR AUTHORIZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OVVNER, WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON HISjHER BEHALF IS ATTACHED: AND (3) ALL OF THE ABOVE RESPONSES AND THOSE ON SUPPORTING DOCL:iMENTS ARE MADE TRUTHFULLY AND TO TFE BEST OF MY KNOWLEDGE. - , Signed: ~t SUE.~~ Addres . 7 / ~~s • 1 Phone No.. S1 L~ I~ate: , . , . i: ~ t P blic i d for e state of Washington, residin a ~ My appointment expires: ~~'PFSMAR.~1:•~dw page 1 of 2 . ~1~qRY > . n ;z- i ~ Y•. ~ - I~,i i J,'1 f ' . . 7 1{, n• n }yt_it~".).r'~~s^:'i*_.. , , j ~T , . = . - ' i. ~+t' . DEN OF PROOF ~t-is ec~s~Y foz.the:aPPlicant or his~ez- rePresenta~ve to establish the reasons whY the • ~•s :ACTION should be. appzoved and to literally put forth the basic argument in favor of~a~p ' g~`tbe-application. Accordingly, you should have been given a form for your requested actio~```~ ce', ~conditional use, etc.) designed to helP 5 ►ou Present Your case in a waY which ~ . add.resses the criteria which the Zoning Adjustor must corisider. Please fill r.he form ont and return it with your application. B: SXGN-OFF BY COUNTY DEPARTMENTS AND OTHER AGENCIES 1. SPOKANE COUNTY HEf1LTH DIST CT ~ a) Pzoposed method of water supply: rs~, 6 b) Proposed method of sewage disposal: t- r -(c( A preiiminary consultati has been held to discuss the proposal. The applicant has been informed of requirements an azds ~ lgn ture) (Date) 't::n:cff Waiv ~ 2. SPOKANE COUNTX ENGINEERING DEPARTMENT A preluninary consultation has been held to discuss the roposal. The applicant has been inf o uir ments and stander , - ig t e (Date (Sign-off Waive,d) 3. SPOKANE COUNTI' UTILITIES DEPARTMENT (Planning Department may waive " if outside Yv'WMA) A preluninary consultation has been held to ciiscuss the proposal. The applicant has been informed of r irements and 2°I'-~~ (Signat e) (Date) (Sign-off Waived by Planning?) , . . The applicant is required to discuss the proposal with to become informe of water sYstem ~ requirements and standards. (See #4 below) The aP Plicant is required to discuss the ProPosal with to become infonned of sewage disposal requirements and standards. (See #S below) 4. WATER PURVEYORy a) -The proposal is 1 n located wi 'n the boundary of our future service area. b) The proposal i/i n located within the boundary of our current district. c) We are/are no~ able to serve this site with adequate water. dj Satisfactory arrangements have/have not been made to serve this proposal. (Signature) (Date) . 5. SEWERAGE PURVEYOR: A preliminary consultation has been he o discuss the proposal. The applicant has been informed of requirements and dards. ~ 2 (Sign~ e) (Date) I s pri~C; 2 OE 2 ZA; APp • REV; 1191 • . CE -g,'D'CN OF P~R~OdF FORM ~ - : _ . ~on o£ t~ie sp~~c e ~ ~e aPp~`,a ~ only ~e of p~1}em omm ~'ustm~nt i.;~ mad (the subJ~t) pi s eans c~by W ti. an ~ on for a P~ to lt, is dePnv~ p n, This adjustment 1 ~e m ass• ~c~. ~~a 1icable ng , , ne class~catio s~ E ~e zoni circumstances ~d apP ~ a si~~ a use oiherwi ;ause of sP~eS in ~e , ce shail not a ~thez P PCe ~n P~~eges. A v~~ located. ~fez whlch the propertY ues~ Yo~ ~quest req , v~i.n ~S~cation ~ . e ~e outcome of yo~ , answ ez(S) i° e° e ded) . S yJi.ll help to detex~m~ eithex the „Yes Qr as n~~ (in ~e SP~ e~ountY ques~.on nses. Trust cu~cl d then eXPlai.r' C~e of Spokan lete re~P°1 conVenience. 1d comp ous situat~on ~ m tY~~ ~ f o~r Y ~elow as ~es~tu a~ ~a yarion clear • Certain ue P~stionsases fand ~ ~~d in thi es ~ ~ur u~qes are ~clude~ ~ ~ese q 5 ~ne ~o ~ va~i.an~ ch is ot~.erwise Pxohibited van' a.nce permit a use whi l ill tlv-s 1`.y - . , ~xplain: access, ahy T l~atio a~ not shape, topo~ and w~ch My es NQ l m (lot size, ect r4Pem' gWS&a th~re 1 • ch a p~-Y tO. ~e ~Ub• ~ ~ ~e oundings etc.) wheS ~ e aP~ly to o~ez pr°perti . ~ Explain - No riy f ny~, i n~ ect PxoP~~ Is the subj nl an,d in a~ c~J • :1~ the ~''1 .~✓';q'`.~c.. _ Explain . othe'r rroperties in 'yes ublic welfare or to ~anCe be h(;~ul to ~e~l n~ , w~ ~sl ~d a imil Z n the YS~ Plain - ~ . EX ~ -yes N( y.eS- N' „n n~f rm~n c~ ~~ey er similax situations No p,ze n S`t~~3.-°u _ ~ • ~ e~itted uses? Y ~ ~e they p ~ , ~xplain: . ~ ox another nitt~d use bY you yes ut to a zeasonable ~'d pen be C p ~ ect PzopertY ~ce• uested. F . Coulod n the subjout the - - y • P~ EXPIain' , ,mentallY _ be more enviro ~pe.~y? Ye' ~ of an hiStonc P , ~~.e subjcti PTOp e~e use ~g, aT wzll it pramot ~S request is grant~~ ~ s , G sensitiVe~ ener~I"con EXplain: , : ; _ page 1 of 2 H. If this variance is granted, will the broader public need or interest be served? Cy;) No Explain: ~ I. Will this variance be inconsistent with the purpose of the zoning which applies to the subject property? Yes ( No Explain: J. Will approval of this variance grant to the subject property the privileges of a different classification (in other words would this be a"de facto" zone change)? Yes Q~91 Explain: K. Will this variance be inconsistent with the general purpose and intent of the Comprehensive Plan? Yes (a) Explain: ~t-r-e~ ~L ~,~._•P ~ ~ L. Is this variance required for a reasonable economic return from the subject properry or is the existing structure too small? Explain: M. Did the practical difficul~y which caused you to apply for this variance exist before you owned the subject property? Yes~ ~ Explain: N. If approved, would this variance affect land use density regulations which exist to protect the Rathdrum/Spokane Aquifer? Yes No Explain: The following space is for further explanation. Attach an additional page(s) if needed. q~-~ 4'4&1~ You are invited to present additional photographs, diagranas, maps, charts, etc.- in support of this application. We have the equipment to display video tapes. No such additional material is required and in any case it must be BRIEF and descriptive of issues which need to be considered in relarion to thi.s requested variance. If you have questions about the procedure to be followed feel free to contact the Spokane County Planning Department at 456-2205. xP-vAxLnrrcE; BURDEN OF PROOF FORM Page 2 of 2 REV; s/92 . . . OFF ZCE 0F TF-!E CCIUNTY Ei'JGINEFR SPUi; Ah1E CDUNIYQ WAES)hIIN{6TCJN A+tait~,i- 17y [:19- TQ sPC]k'A1,IE CCJUNTY PLANNING DEPARTMEhIT (Cjtrr-~nt Flanninq Admii7istr~atotr) ' FRnM: SPQk AhlE CUUNTY ENG T hJELROqr6, SUBJ: Vr ~.D - 32 0 Sc{'Fwenler re Wara.ances The Coicnty Enqa.neerinq Department has r-eviewed the aboue referenced app].icationp The f-Dllowinq comments are offier-ed for inclu«ion a.n tIie Finda.riqs and Order as "Cip-nd~.tx.~.~ns ~:,f Appr~~v-►1 "sf~~oit1d the req~_tes~: be~approWed EGet WF F-lAVE FtEVIEWED THE ABQVE REFEREhlCED PRQPOSAL ANI3 HAVE NCl CU#'°iMENT5 TC] f`1APE CflNGERNI NG THE APPL ICr4TI Ohl .