VE-21-91
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ZONING ADJUSTOR ISET 1991
SPOKA►NE COUNTY, WASHINGT4N
IN THE MA►TTER QF A VARIANCE FROM)
MAXIMUM SIZE REQUIRED FOR AN ) FINDINGS OF FACT,
ACCESSORY BUILDING ) CONCLUSIONS,
[VE-21-91] CHARLES HERNER ) AND DECISION
COMPANION FILES• NONE )
ADDRESS: 8120 E GLASS
PARCEL NUMBER: 45063.3026
APPLICATION DESCRIPTION: The apphcant proposes to construct a 2800 square foot
"accessory" buflding, whereas, Section 14 616 220 7 b of the Zontng Code of Spokane
County allows an accessory detached structure up to 1500 square feet Authonty to consider
such a request exists pursuant to secuon 14 404 080 of the Zonuig Code for Spokane County
and Spokane County Board of Counry Comnussioners resoluuon No 89 0708, as may be
amended
PROJECT LOCATION: I.ocated ln Spokane County, a few hundred feet west of
Millwood, south of and adjacent to Glass Avenue and approximately 147 feet east of Dick
Road m the SW 1/4 of Section 6, Township 25 N, Range 44 EWNI, 8120 E Glass Avenue
OPPONENTS OF RECORD: Dan Harper
PUBLIC HEARING AND DECISION: After considerataon of all available ulformatior)
on file, exhibits subnutted and testimony recelved dwnng the course of the pubhc heann held
on August 26, 1991, and the Zoiung Adjustor rendered a wntten decision on .t(o.,
nts
, 1991 to DENY the application as set forth in the file docume
FINDINGS OF FACT'
1 The proposal is descnbed above and detaiIed in documents contained in the file
2 The site is zoned Urban Residential-3 5(UR-3 5), which allows the proposed use
upon approval of this apphcation The Zotung Code allows a 1500 square foot bwlding,
whereas, the apphcant is requestmg one of 2800 square feet, a deviation in excess of 86°l0 of
the standard The Board of County Commissioners recently amended (Resolution 910809)
the Zoning Code to allow larger accessory builduig in the UR-3 5 zone The Code prevzously
restncted residential accessory structures to SO% of the size of the dwelluig structure (only
being measured on the actual building footpnnt, not the total floor space of the bwlding) The
amendment which reached the Board of County Commissioners proposed an absolute
hmltanon of 1000 square feet of accessory structure area vvithin tlus zone Testlmony before
the Board of County Commussioners indicated this was stzll too restnctive for providing
adequate storage facilities The Board of County Comnaissioners responded to that pubhc
testxmony and raised the maximwm size of the residential accessory structures total area per
Ynstance to 1500 square feet The Board of County Commissioners, as did the Plammng
Commission, felt that ttus amendmen~ pmvided adequately for larger residennal structure
storages in the UR-3 5 zone The County Comnussioners were tt}nng to smke a balance
between provid.uig adequate storage for vanous accessones associated with the resident and
RP/GA VE-21 91/IERNER FNDGS-9/01
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CASE NO VE-21-91 SPOKANE COUNTY ZONING ADNSTOR PAGE 2
hmiting the size of the bLUlchng in the Urban Residential-3 5 zone to the pouit where it would
be least likely to interfere with the nomnal residential character of the neighborhood
3 The existing land uses in the area of the proposal include predominantly single
family residential vcnth several duplexes to the west and southwest This lot, and several
nearby lots located m the nuddle of the block bounded by Dick, Glass, Liberty and Vista Roads
stands as somewhat of a rare excepnon to lot sizes throughout the area of the Qty of MjLIiwood
to the east and the unincorporated. County to the west Most of the lots are substantially
smaller, on the order of 80 feet by 150 feet (9,000 to 10,000 square feet) The apphcant's lot
is approxunately 28,000 square feet and could be subdivided into two lots and still be
companble with the lot sizes and land uses exusting in the area
4 The apphcant attempted to demonstrate that there were other large accessory
buiIdings in the area, presenting numerous photographs, on the back of wluch were addresses
A number of the examples were out of the vicuuty (in some instances across the Spokane River
to the north and in other instances in the City of Spokane and the CYty of Millwood) Of the
addresses m the vicuuty and sunilar zone of the proposal presented by the applicant, the
followuig addresses and theu buildmg permit accessory btuldxng sizes are as follows
a 3306 North Sargent 1250 square foot (building pernut of record)
b 3707 North Edgerton 432 square feet (bwdding permit of record)
c 3615 Narth Ely 360 square feet (buflding permit of record)
d 8205 East Glass 704 square feet (builduig pemut of record)
e 8605 East Glass -(no permit of record)
The Zoxvng Adjustor, duruzg a field mp and viewuig of the area, identified three other
propernes wnth accessory bwlcimgs 1n the vicuuty af the project as follows
f 3325 North Vista - 864 square feet (builduig permit of recard)
g 3514 North Edgerton (No building pemut of record)
h South west comer Vista and Glass Roads -(No buildmg pernut of record)
5 Adverse testimony was received regazduig the proposal Dan Harper ldennf'ied
himself as the owner of the land immediately adJacent to the west, on the southeast corner of
Glass and Dick Roads Presently the parcel is vacate, although it is authonzed for duplex
construcaon The apphcant stated concerns that the large metal buildi.ng would present a
negattve unage from the standpoint of developing his property for rental purposes He stated
support for the Zonuig Code wluch hnuted the size of accessory buildings
6 In support of lus apphcaaon, the apphcant both testified and submutted hus case m
wnting The contents of the fiIe and the tape are a matteT of record The essence of the case
presented by the apphcant is several fold The apphcant began purchasing the property m 1990
when a bwlduig of tlus size would have been allowed by the Zonuig arduia,nce Due to
cucumstances beyond his control the actual closuig of the property occurred in 1991 W'hen a
bullding permit was sought, the apphcant ran mto the regulation restncting the buildmg uunally
to 50% of the foot prult of the residence and ultunately to 1500 square feet (with the
amendment to the Zonuzg Code) In this case the apphcant cla.ims the hardship zs one wluch
was beyond Ius control, however, the applicant adnnits that he never personally checked vath
the Planrung Department with respect to regulations The Planiung Department customarily,
RPIGa vE 21-91/BERNMt rTmcs-9n3/91
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CASE NO VE-21-91 SPOK:ANE COUNTY ZONIlVG ADJUSTOR PAGE 3
from July 1990 on, advised persons malang such lnquines of both the Zoning Ordinance and
Zomg Code regulahons that would affect property (however, there is no way to know that
ttus would have absolutely happened upon an uiqwry by the apphcant)
The apphcant also testified that he has several vehicular possessions and a need to have a
workshop to remodel a former Greyhound bus into a recreational vehicle The apphcant hsts
as his velucular possessions a bus, a 20 foot trailer for towing a car, three automobiles, a
pickup truck and a tractor Upon assignuig reasonable sizes to the storage space needed for
these bzulduigs, the Zonuig Adlustor came up wnth about 1276 square feet of actual storage
space needed and thus figure was not contested by the apphcant The apphcant d.id pouit out
that he needed maneuverabihty space and a large amount of space to remove a chesel engine
from lus bus and to rebuild that enguie in a covered space
The apphcant did not claun that the property had been used uz the past for agncultural
purposes or the keeping of anumals and thus does not quahfy for a possible openuig for a
vanance created under the defuunon of accessory (Section 14 3010 of the Zoning Code)
wherem it says " unless the builduig is used in conluncnon with pernutted farnung or arumal
raising "
The apphcant claims that being allowed to place all of lus structures inside of a building
wlll keep the neighborhood looking cleaner, less cluttered and reduce the chance of attractive
nuisance and vandahsm assoczated vsnth the children of the neighborhood The apphcant and
the Zonuig AdJustor d.iscussed the possibility of a I500 square foot detached accessory
building for the remodeluig of the bus storage of some of the velucles and shop space while
considering adduig to the residence an attached garage for tus street vehicles, thus
accomphshuig 2800 square feet of storage space The apphcant indicated that was not his
preference
7 There was testimony m support of the apphcation Lonrue Stevens, a builduig
contractor who constructs accessory bculdings, uidhcated support of the apphcanon, statmg that
his understand.ing of the restnctions was to avoid situanons ui which illegal busmesses would
be estabhshed, m large accessory buildings, and to avoid accessory builduigs that would dwarf
nearby houses or shade such things as swimming pools He points that the apphcant has set
the bullchng far from the street and some d.istance both from the east and west properry Imes
He also points out that where zonuig to match the size of thus lot happens to be, he beheved that
the structure would be allowed (NOTE in actualnty the SR-1/2 zone would allow a storage
structure of 2000 square feet, sall falling shart of the apphcant's desire of 2800 square feet)
8 Keith Jones responded as a favorable character wimess for the apphcant He
commented that as a pastor of a nearby church, he had no objection to the buiiduig
9 A visual uispection of the property revealed no spemal circumstances apphcable to
the property such as size, shape, typography, location or surroundings which would create
practical cliff'iculties in usuig the site for allowed uses m this zone In fact, the parcel has been
used as a single family residential lot for a substantial penod of tlme
10 Many, if not most owners of the property, would be able to use the property within
such restncaons as the UR-3 5 zone indicates, including a single family residennal lot with a
RRMA vE..22-91fiMLMM Frmcs-9n3/91
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CASE NO VE-21-91 SPOKANE COUNTY ZONIlVG ADNSTOR PAGE 4
1500 square foot accessory builduig Alternatively the parcel may even be subdivided mto two
lots and sull comply with the underlyuig standards of the zone
11 The apphcant's case basically boiled down to the faet that he has a number of
possessions wluch he beheves needs to be fully confined wnthui a bculding and that the
buildmg necessary to confine and provide for his possessions and needs exceeds the size
lumtanon of 1500 square feet set forth in the Zonuig Code as a(reasonable) size accessory
biulduxg
CONCLUSIONS
1 Granting the vanance to allow the construcaon of a 2800 square foot buulding, or
for any size in excess of 1500 square feet under the cucumstances in this vicuuty and sunilar
zone classif'icaaon, vvould constitute a grant of a special pnvllege not common to the area The
evidence presented and discovered mdicates that lawful accessory bzulduigs present in this
vicuuty and sunilar zone are substantially less thaun the maaamum 1500 square feet allowed
outnght in the zone, averagzng about 1000 square feet
2 Granting the vanance would estabhsh a precedence wlthout support from the
traditional cntena for granting a vanance, which, if duphcated repeatedly, would conmbute to a
breakdown in the spint and mtent of the zone and the recent amend.ment by the Board of
County Commissioners to stablhze the maxunum size of an accessory building at 1500 square
feet in the UR-3 5 zone
3 Ther+e are no special cmumstances apphcable to the property which would support
granting a vanance The pnmary argument in suppornng the vanance as presented by the
apphcant, is what could best be descnbed as a self-created hardship or practical dffficulty on
the part of the apphcant havuig to do with a large number of personal possessions Failure on
the part of the apphcant to become aware of the change to the Zoning Code with its more
restncuve language Ls also a self-created pracncal difficulty or hardship
4 The construction of a 2800 square foot accessory building is reported to be
detrnmental to at least one adjacent property owner, notably the one possibly most affected by
the presence of -the proposed builduig
5 The lot and the present residence are not overly or unreasonably burdened by the
restncaon of the Zorung Caie to a 1500 square foot accessory builchng Numerous uses of the
property as presently existing and as nught be enhanced by a two lot subdivlsion are a matter of
facL
DECISION
From the foregoing Findings and Conclusions, the Zoauig Adjustor DENIES the
proposal as set forth in the file documents
"rn-vE-21 91JBMUM FrmM 9n3/91
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CASE NC3 VE-21-91 SPOKANE CO[TNTY Z4NING ADJUSTQR PAGE 5
DATEI7 tlus ~ay of S ePtember,1991 ~
THRMAS MOSHER, AICP
~Zonin Adjustor
Spokan ty, Washington
FILID
1} Apphcant (Cerhfied/Return Receipt Ma.il)
2} Qpponents of Record
3) Spokane County Divi.siun of Engmeermg and Roads
4} Spakane County Health Ihsinct
5) Spokane County Divislon af Uu1ltles
6) Spokane County Ihvislon of Build.ngs
7) Spokane Cvunty Fue Protection Distnct No I
S) Bill Moser/Scvtt Engelhard
9) Plannuig Department Cross-reference File and/or Electronic Ffle
rroTE or~Y TBE APpLZCANr aR A.v oPParENr oF REcoRn rr~Y FILE AIv
APPEAL WIT.HM TEN (10) CAI,ENDAR DAYS 4F THE A.BUVE DATE UF SIGNINC'r
AP'PEAL MT,JST BE ACeOMPANIED BY A$100 00 FEE APPEALS MAY BE FILED AT
THE SPUKANE C()UlUT'Y PLA►NNING DEPAR.Zfi/IENT, BR4.ADWAY CENTRE
BUII.DING,7211`1aRTH JEFFERSON STREET, SPOKAN]E, WA 99260 (Sectian
14 412 042 of the Zonmg Cade fvr Spokane County)
xPrAv8-21 91AiERNERFNncs 9n3Y91
• _s
BLDG. PERMIT # • or - FILE # 57i I
Date to Review Time # 3
Date Received ;LJr,
Project Name oMd~ ~o. Lots No. Acres
SITE ADDRESS PARCEL # ~.3
s -t -
/
Sponsor's Name ~d . Phone # -7
~
,
Address
Work #
Date conditions mailed
Conta~Yperson Phone #
FLOOD ZONE Yes No
Engineer / Surveyor's / Architect's Name
Water _ Address
Sewer _
School _
Planning Contact Person Phone #
Date Submitted Description Initials
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PLANNING DEPARTMENT
= BROAOWAY CENTRE BUILOING N 721 JEFFERSON STREET
, PHONE 456-2205
~SPOKANE, WASHINGTON 99260
SPOKqNE COUIITY COURT MOUSE
NV//TUC1Z (DIF A7r~~~NIZ 4~OUNTY ZOiViilVy7l ADJW~~~~
~~~~~NG
DATE August 26, 1991
TIME: 9:45 a. m, or as soon thereafter as possible
PLACE Spokane County Planning Department
2nd Floor Hea7nng Room, Broadway Centre Btulduig
721 North Jefferson Street
Spokaae, WA 99260
AGENDA TTEM 3
File: VE-21-91
VA►RIANCE FROM MAXIMUM SIZE REQUIREMENTS FOR AN ACCESSORY '
BUILDING:
LOCATION: Located xn Spokaae County,a few hundx+ed feet west of Millwood, south of and
adjacent to Glass Avenue and approxunately 147 feet east of Dick Road in the SW 1/4 of Secton
6, Township 25N, Range 44 EWM, 8120 E Glass Avenue
PROPOSAL: Apphcant is requestuig pennission to construct a 2800 square foot "accessory"
btulchng, whereas, Section 14 616 220 7 b of the Zoning Code of Spo.kane County allows an
accessory detached structtm up to 1500 squar+e feet
EXISTING ZONING: Urban Residenaal-3 5(UR-3 5)
SITE SIZE: Approximately 64 acres
APPLICANT: Charles Herner
8120 East Glass
Spokane, WA 99212
NOTE ONLY THE APPLIC'ANT OR AN OPFONENT OF RECORD MAY FILE AN APPEAL
W:[THIN TEN (10) CALENDAR DAYS OF TBE ABOVE DATE OF SIGNING APPEAL
MUST BE ACCOMPA►NIED BY A$100 00 FEE APPEALS MAY BE FII.ED AT THE
SPOKANE COUNTY PLANNING DEPARTMENT, BROADWAY CENTRE BUILDING,
NORTH 721 JEFFERSUN STREET, SPOK:ANE, WA 99260 (Section 14 412 042 of the Zoiung
Code of Spokane County)
RPNE-21-91 /Agenda
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1
SPOKANE COUN TY F G DEPAR'IMENT
APPLICATIONS BEFORE THE ZONING AD STOR
Ceraficate of ExemPtion No N~~~~P~~~~~APPlicatio o ~E -Z1-"" ~ I
.
Name of Apphcatl~ r k 21 c. r~~,•- Agent Y
Street Address F t&v ~/a c s
zip Phone - Home 9.2 Y•
City State Wj Code v Work.
Agent's No.
Name of Property Owner(s) Street Address•
Zxp Phone - Home
Clty S aV,c State Code Work
C RE UESTED ACTTON(S) (Cu~cle appropnate action)
anance~ Conditional Use Penaut Expansion of a
~'t Nonconforming Use
FOR STAFF USE ONLY '
Section dIX Township 26" Range qq Violation/
EnforcemenL
Y C13>
•Lot and Iegal checked by ~ •Easement legal checked by ~/t1r-
•CWSSA Water (purveyor r•ULID Agreement needed. Y
•Existin zone• J2-' ~CS~Qm=Apph'ecfable g Section, 1q . & .ZZ 8 7 b
•Artenal Road Plan designation. C LA-s s L- . A •Comp Plan designation rJ/1'AAtn4
•Fire Distnct. DNC •Personnel douig preapp conf 5~?~►~u~,, ,,~~tr.A-~~'
•Otherfpreviou ~P1~anmnRr Department actions involving this property s
~
•Heanng Date• 62~ - 724- `1 ~ •Maint agreement checked by
ABOUT THE PROPERTY
•Existing use of property ~ .t
•Descnbe proposed use bf the property _ __Ojj d j % pk4 ~ I r ~4.
•If a vana~qce a phcation, state the Code standard and descnbe the vanance sought in comparable
~terrns `f _ 1~.~~ 27-6 * 7 b* W JA + c-fj kL~ Kf S A-At *tG CSS o,Cy P &rftcl-1e_--D 51"-U c-7_0(z t
ly Tb p,+~'OpI,.S ~-c- l~s ~
~
6V'LV OC)
Lic12iiP W L7W LV •If a condiaonal use permxt apphcation, dls proposal meet al s dards? Y
~ If no has one or more vanance
~ s been requested? ~ ~ 7p~
~ •What is the size of the onginal arcel if ttus pro
. p posal is recent or oposed division?
Tt-~!S ts N oT- r4- 1~~-c.~i~ S cJ/a~Pl %I t.S / olJ . ~ In1D 1(.47)6` I c~8' s~J'
•S treet address of ProP if known). ~~s~ g'!~ 4`~ A v~~ ~ Po~~^~~~ ~ ~t 2 t~-
C ~t
•Leg~ ~~p~ of~ perry ulclude easement, if a pi~cable) -yAt~~~
(17~ 26 4
•Parcel No(s) 45-0 (Q 3 6
_ •Source of legal• C'C~~3►~ e-SSe) R,
•Total amount of adjouung land controlled by this owner, SP'n o nsor anor agent NaI~► ~ ci,~
•What interest do you (al~cant hold ui the pro erty?
~ C~~S~,D lN -
FAF L) A49~v d r- Tl- [ 1S
~-5" 4Z'2 L~'°1~
STA'TE OF WASHINGTON ) S S
COUNTY OF SPOKANE )
I SWEAR, UNDER PENALTY OF PERJURY, THAT (1) I AM TBE OWNER OF RECORD OR
AUTHORI'ZED AGENT FOR T'HE PROPOSED SITE, (2) IF NOT THIE OWNF1t, VVRTITFN PERMISSION
FROM SAID OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACHED AND (3)
ALL OF THE ABOVE RESPONSES AND THOSE ON SUPPORTIING DOC'LTMENTS MADE
TR Y AND TO T~ BEST OF MY KNOWLEDGE Si~ed
Add.ress ('^~lLu ow-C
.`0:o~
ho„ne No ~-1,so 1 Date 1-10- g~
P in an~r the state of Washuigton, residuig
f • ~ ~ My appointinent e ues ~
s c~ . ~
ri~~o,~. F ~APR s.:
page 1 of 2
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A. BURDEN OF PROOF
is necessary for the applicant or hi,s,/her representative to establish the reasons why the
REQtJESTED ACI'ION should bc appmved and to litrerally put forth the baslc argument in favor
of approving the apphcation. Accorciingly, you should have been given a form for your requested
acaon (vanance, conditional usc, etc ) designed to help you present your case ui a way which
add.resses the cntena which the Zoiung Adaustor must consider Please fill the form out and return
it vrith your apphcauon.
B SIGN-OFF BY COUNTY DEPARTMENTS AND OTHER AGENCIES
SPOKANE COUNTY HEALTH DISTRICT
V
a) Proposed method of water supply 4W~A & 4cw+-44 Avc'
b) Proposed method of sewage disposal bw si i-e
A preliminary consultauon has been held to discuss the proposal The apphcant has been inForcned
of re,quuements and stand.ards luo p(Ce? D~ ~~~(~~7~QS , 6~~ f~ ►
~
(Signatiire) (Dam) (Sign-off Waaved)
~ SPOKANE COUNTY ENGINEERING DEPARTMENT
A preliminary consultaaon has been hold to discuss the proposal The applicant
has been uif rmed o uirements ana standards
~ +
(Signatune) (Date) (Slgn-off Watved)
~ 3. SPOKANE COtJNTY UTILITIES DEPARTMENT (Planning Department may w13ve
if outside WWMA)
A preliminary consultation has n held to d.iseuss the proposal The applicant has been infornied
of reements~ and s d 6._2P_J'
a
)a04(tSiinature) (Date) (Sign-oFf Waived by Planning9)
The applicant is required to discuss the proposal with
. to become informed of water system
requimments and standards (See #4 below)
The applicant is requumd to discuss the proposal with
~ to become informed of sewase disposat
requirements and standards (See #S below)
. WATER PURVEYOR: ~ At
a The proposallsfis nQLlocated wl in the boundary of our future service area
b) The proposal Lf s not located within the boundary of our current distnct
c) We ar_elare not able to serve this site with adequate water
d) ti actory azrangements have/have not be n made to serve this proposal
(s ignacure) (Date)
5. SEWERAGE PURVEYOR: V h-
A preliminary consultaaon has been held to d.iscuss the proposal The applicant has been infonned
of requvre v and standards r
,
6fv~signature) (Date)
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page 2 of 2
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ZA
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♦ `
V CE BURDEN of PrROOF Form NAME• &EUEOP
r
~ FILE NUMBER ✓ Zl 'W
Inu oduction to ttus form
,
, A"vanancc" is the means by which a.n adjustmcnt is madc in the apphcativn of the specific
re.gulaaons of the zorung classifi,cauon for a paracular (the subject) pieca of property This
property, because of spemal circumstances applicable to it, is depnved of pnvileges commonly
enjoyed by ocher progerncs in the vimiiry and m a similar zone classification. This adjusmaent
remedies the difference ul pnvfleges A vanance shall not authonu a use othermse prohibited in
the zone classif"icanon in which the property is located ~
The following quesuons will help to determune the outcome of your request Your request
requires accurate and complete resgonses Frrst circle eithcr the "yos" or the "no" answer(s)
followmg the quesnons below as thcy apply to your situation and thcn cxplaui as needcd (m the
spacc provided) to ma]ce yout wcuque situanon claar. Cert,ain phrases from the Spokane County
Zonung {:odc scenon on vanances are uieluded m thesa quesuons: Thep are underlmcd -
If your request is a ROAD FRONTAGE VARIANCE please answer only questions A,B,C,D,
and E
WL11 this vanance pernut a use which is otherwise prohibited in thxs zone? Yes N~
Explain a 5q..~ ~ ~ s ~ w►. ~ j
te
v
B Are there svecial cizrumstancrs (lot size, shape, topography, locatxon, access,
surroundsngs, etc ) wluch apply to the subject property and which may not
not apply to other propemes i.ci the cinitv? Yes No
Explain `
r
C Is the subject proptrty depnved of pnnleges commonlv en3oyed b, oy~ ther
proveraes ui the viglniry and xn a s~imilar zone elassification? (Yes No
Explain &tZE O t,VAJ E PS Z.A) /`'l 6-4-50J.E feAL
7
a-B EL4
D Will this va.nance be harmful to the public wclfare or to other properties in
the vlclnity and asixnllar zone classificahon? Ycs No
Expia.in ~ E Are there other sumiIar situaa s in the yicinity in a.5imilr ione, clasgificatxon94S~> No
Are chey pernnucted uses ? es No Are they "noncunforncung" uses? Yes ~
Explain -rMry 6-&1' ,d121 4.11IA-) ~?'D "y
hA'JQUJ E: O&E
F Could the subject property be put to a reasonable and permitted use by you or
anocher person without the requested vanance? Yes I~Io
Explain ~ )
~J~
G If this request is granted, will the subject property be more envxronmentally sensin
energy conserving, or will it promote the use of an hxstonc property? es No
Explaui ,E,1,12 U11
Over please ~
Rev 5I22/'90 Page 1
H If chis vanance is granted, will the broader pubhc need or interest be served? Ye No
Explain Q~ l[)Fx !F sa
.
I ~INJ I) -LMAi Ixy A7'r`6-&c'Z?.11~' A&A'sp,07A'cE
~
I Will this vanance be inconsistent wnth the purpose of the zoning which applies
to the subJect ProPertY? ~c es (No
Explain -LFIF- /VFuJ 204&~/G %S -/-0 /<EE'
. E92a S~`b4-RT1t16 I-IIQ 6(,JFRIgUZZL)IA'l6 &t -51 Z~
J Will approval of this vanance grant to the subject property the pnvileges of a aifferent
zane classificauon (in othcr words would this be a"de facto" zone change)l Yes ~
Explain ~~11La1d.1r tl5 p-
}
K Will this vanance be mconsistent wnth the general purpose and intent of the
Comprehensive Plan9 . Yes
:
e
Explaun
,
L Is this vanance requvred for a reasonable econonuc return from the subject property
or is the cxisung structurc too small9 e No
<
Explain FXS ST[kJ'b S1-1t4 i. ~
'A Did che prgcnral diffigu]uLwhich caused you to apply for this vanance exist
before you owned the subject property? Yes No
r
Explain 7r~F- kQ[-50 is- dJ ~2C.~d~UE A
S-r'R 0~7 P-F USE &,1_J3F1.O,U6t1O6-S
F
If approved, wouId this vanancc affect land use density regulations which exist
co protecc the Rathdrum/Spokane Aquifer? Yes
Explain 1g J)AE!D
y
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ne following space is for furt.hcr explanamon Your application will get better considera.non if
Ohac, how, and why you proposc your applicaaon is clcar Attach an addaaonal page(s) if needed
}
.
)u are invited to present additionai photographs, diagrams, maps, charts, etc in support of
s application kfwe have the equipment to display video tapes). No such additional material
► equired and in any ca.se it must be BRIEF and descriptive of issues rvhich need to be
-isidered in reUtion to this requested variance. If you have questlons about the procedure
.)e followed feeI free to contact the Spokane County Pfanning Department (456-2205)
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July 9, 191-' 1,
To ; Spokane County n- Zo N "q /1-DTUS71)Q
Dear Sim
Three years ago I purchasea a Greyhound bus to convert into a motor home
to use when I retire.
At that time w+e had been living on the South hill for 20 years and our hom
was caupletely paid for and nei-71y remodeled in anticipation of atlr retiring there.
Hatiaever, because we didn't have adequate room to work on or park the bus there, we
decided to sell our home and move to a nev area where we would have room to build
a building to store and work on oLr bus. 0~a
Our Sotith hill hom2 sold in September of 1990, and we decided to 1;~urchase our current home at E. 8120 Glass becatse i t was on approximatE:a y~re _ acre of "land4
an6 there would be plenty of room to build the building jie need We did not
realize there would le any proY~lcm erecting abuilding as there aYe several '
large builciings in the area. Ha.d tfe knovm about the new zonzng, we tfould not
have purchased this property
We had checked with several builders of steel buildings who guve us estimateL
on doing the work, so we decided to pwcchase this property and have a builaing
erected on it.
In February of 1991 the ~vurchase of this house finally c7 osed, and we then
contacted Town and Country Builders to 6et the builaing started They infornied
us about the zonii:c.i cliange, and suggested I apply for a variance
As you have requested, I am now listing the reasons idiy I need this buildincl
1 Because I work for Wonder Breacl and my busy season is in the spring and
sutraner months,. I ntust do the work on rny bus conversion dvsi.ng the winter
;;.nd need protection fram the ueather
2. When my bus is completed it will be vorth approximately $100,000 and I will
neec3 to stoi e it out oF tnF F] ements
3. When the bus is sitting outside it attracts children. On tiio occasions I have
observed children around the bus. On one occasion with a B-B gun On one
other occasion it wa.s pelted wnth eggs. Having the bus outside is not safe
for the bus or the children. This could be es; cca.a] i y hazardous if Iwere
working on the bus and had electrical equipment out or had the bus 3acked up.
4. Iinll need aplace to store the parts I need to canvert the bus (e y a
conglEte diesel en5{in sneet metal, tires, e#-.c The buildinjc will not only
protect them, but it ~-ill improve the appearance of r,1y property and acsjoining
. • ~
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prapertxe., by not havins these pdrts lying around in the, cpen
P
5. I hatiTe a lot o"L- e:-,pensive tools and some lar5e erquinment that I neea
to keep in a locked building.
fi Z`he building must be 1Qrge enouGh ta house a 4(} ft. rus conversion,
the tools and equix~mtent necessary, a 20 ft. car trailer tc, pull beha.nd
the bus when we travel, cne pick-t.cp truck, 3 cars, and a tractor.
7. ()ne of our cars is very e:pens a.ve and must be kept ins i de ( Mercedez-
Henz We are also rEStQring another car which vn ll have a netl, vinyl
top aric' paint, arxd will need to 1e Yept pratected.
The building ix have planned wlll be situatea accod irys back frcm the
raad, and -vie are plannlng tc remodel the outside of the hause so th+e building
and the house wi11 compliment each other presenting an attractive appearunce
We hc.,oe that you z,n 11 see ous need tor thi s buz lding as we hav+e alreac~
investee much tum and money in buying and niprwinc.s this ~roperty and itioulc
lske to 1oE able to stay here. Trying to sell at thas tirr~ xiould result in a
great lcss fcr us
7`hankinc,, you in advance fcr your consideratxon of this rxa.tter, Ian,
Youss truly, ,
Ch.arles T Herner
E $120 Glass
Spokane, WA 99212
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SP(JK:ANE G'aUTt TY PL'ANNING DEPAxtTMEI'rtTT
APPLICATION'S BEFO,$,E THE ZOL~IINC AD TiTSTOR
rn i
c
eraficate of Exemptton No Applacatian 1'd'o
N'ame of Apphcant ; ~~e • ~►e r► Agent Y N
Street Address: Fflji, v
Zap Phone - Home• g~ 2y-
City State. Wj Code ' ~t,. Work.
Agent's No.
Na.me of Propenty C3wner(s): qA
S treet Address S ~i.,
Zxp Phone - Home City Sa*„e State: Cade: Work•
RE UESTED AC'TxC~N(S) (Cu~cle appropnate actton)
~
anance~,~,~ Condxtional Use Permit Expansion of a
Nonconfornung Use
FUR STAFF USE 4NLY ~
VivlationJ
S ection Townshzp R.ange EnforcemenL Y N
•Lot a,nd legal checked by: •Easement legal checked by:
•CWSSA Water (purveyor): •ULID Agreement needed. Y N
~Existing zone: ~ite Appl~cable Sectiont
~Artenal Road Plan designation. •Comp. P1an designatzon iFu~e Distnct: •Personnel do~ng preapp conf.•
•Other/prevXous Plammng Iepartrnent actLons involvsng thLS prvperry
[ ,ep 4
F•Hearsng Dace: •Mant agreement checked by: ABOUT THE PRQPERTY
•Exisung use of ProPertY 6i ra j-e, ,
*Descnbe proposed use of the property ok4 PJL-7,0 ~ dP
•If a vanance apphcativn, state the Code standard and descnbe rhe vanance sought w comparable terms
•If a cvndzaonal use pernrut application, does proposal meet all sta.ndards? Y N If not, has ane or more variances been requested? Y N
•What is the size of the onginal parcel if th1.s proposal is a recent or groposed divi.sion?
•Street address of pmperty► (if known): r *Legal descnption af pmpesty (snclude easement, i.f apphcable) Y3:~, e.t ~ *Parcel IV'o(s)
'
*Source of Iega1 •Tatal annount Qf adJouung land contro►lled by tlus owner, sponsar andlor agent •What interest do you (apphcanc) hold in the property?
sTATE OF wAsHvGTOrt ~ s s
cocmrrY OF spoxANE ~
I SV;EAR, UNDER PENALTY OF PERJURY, THAT (1) 1 AM THE QWNER 4F RECCIRD OR
ALTTHORIZED AGENT FC1R THE PRQPOSED SITfi, (2) IF NOT THE 0►WNER, PERMISSION
FRrJM SAdD O`VnqER AUI'HQRIMG MY ACTTQNS ON HIS/FM BEHALF IS ATTACHED AND (3)
ALL OF THE ABOVE RESPC?NSES AND THOSE OAt SUPFC?RTING DG1C'[TMFNTS ARE MADE
TR Y AND TQ TfE BEST 4F MY KNOWLEDGE
Signed:
Address.
Phane 1`de Date-
.
NOTARY SFAL
Notary Pubhc in artd for the state of Washington, residvag at
My appointment expues
page I of 2
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A. BURDEN,OF` PROOF ~ , T' ~ , > . ,
is necessary far the apglicant or hisJher representaave to establzsh the reasons why the
REQUES'TED ACTION should be approved and to uterally put forth the basic argument in favor
of approving the appli.cation. AGCarduigly; you"should have been given a form for your requested
acnon (`vanancc, con+ditional use, otc.) des~gned oo help you present your case in a way which
addresses the cnteria which the Zanuig Adjustor must consider. Please fill the fonn out and return
it vvich your application. ~ B. SIGN-OFF BY COUNTY DEPARTMENTS AND 4THER AGENCIES
1 SPOKANE COUNTY HEALTH DISTRICT
a) Proposed method of water supply: ' .
b} Proposed method of sewage disposal: .
A prelimmary consultation has been held to dhscuss the proposal. Tbe applicant has ~een infonned
of requirements and standards.
(Signature) (Date) (Sign-off Wmved)
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2. SPOKAh'E COUNTY ENCINEERING DEPARTMENT
A preliminary consultation has been held to discuss the proposal The applicant
has been mf rnled o uuements ana standards.
'
~ (Signature) A (Date) (Slgn-off Waaved)
A)
3. SPOKANE COUNTY UTILITIES DEPARTMENT (Planning Dep~ment may waivz
. , if outside WyVMA)
A preliminary cansultation has been held to discuss the proposal. The applicant has been informed
of requuementtand standards.
,
(Signat'ure) (Date) (Sign-off Waived by Planning9)
[ 1 The applicant is required to discuss the proposal with
. to become infornned of waier system
requumments and standards. (See #4 below)
The applicant is required to discuss the proposal with
~ to become 2nformed of sewage disposal
requuements and standards. (See #5 beIow) _
. WATER FURVEYOR: .
a The proposal iSC1S.a4Llocated within the boundary of our future service area
b) The proposal y;('ys S1S2i located wLthin the boundary of our current distnct c) We able to serve this site with adequate water.
d) Sausfactory anangements have/have not been made to serve thls proposal
; Stgnature) t (Date) ~
t
S. SEWERAGE PURYEYOR: y
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A preliminary consultadon has been held to discuss the proposal. The applicant has been informed
,t
of requirements and standards. 1 c, a
r (S ignature) (Dace)
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page 2 of 2
9•1 AM
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I-IFF T CF i lF -I" MF GOLlI\I I Y TNGI NFEF~
SPOh Ah1E C0L1hll Y y WA'!-! 11AGT0N
A+Iqu-.1t
T~a Sf'Q! (~L~'~i~hJT~~C~ DLP,4rT~iEhiT f ~ itirt~cr~t (~1~nn~.nc~
Administrator a
FROM° SROk AIVL COUhITY ENGINLCR
SUBJa VE F-Iernr r
rec Variances
The Gounty Enqa.neer-ing Depar tment ha5 reviewed t!-!e above r-eferenced
applacatione Thz follinwinq cinmments are offered for incl.usion in
the Findinqs and Qr1er ~-~s "C:,nditx.ons s_-f Approual" shot_tld the
reqi_cPSt be aaprovedQ
E64 w!E HA4'F REVTEWE?7 rHE AB04'E REFFRFNCEP F'RQPOSAL AND NA41F N0
CQMMENTS TO MAk E rOhICERhlING TNE APPI_IGATION.
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