VE-47-87
L3ECEiVED
ZONING ADJUSTOR 'JULi 2 21987
SPOKANE COUNTY, WASHINGTON
SPOKANF. ('ntttv7Y Fl~r,i;4EFO
IN THE MATTER OF A fdULTIPLE LOT VARIANCE TO )
ALLOW A UNIFORM FENCE TO BE CONSTRUCTED ON ) FINDINGS, CONCLUSIONS
SEVERAL DOUBLE FRONTAGE LOTS. (VE-47-87);) AND DECISION
TUPPER DEVELOPMENT, INC. )
SUMMARY OF APPLICATION:
The most southeasterly block of residential lots in Summerfield East
. Subdivisior, are "double-frortage" lots. Driveway access is r,ot permitted or,
the arterial streets which border the block on the east ard the south. The
portions of the lots which do border these arterials are these lots' rear or
back yard. However, the Zoning Ordir.arce corsiders these spaces to be fror,t
yards ar~d accordingly prohibits the constructior of fences in the front yard
(25 feet from the property 1 i r.e )greater thar, 3 feet i n hei ght. Thi s woul d
rot provi de adequate pri vacy i n the opi ni or, of the resi derces and the
developer still holding several of the unsold lots. Corsequently, the
appl icar.t, actir,g as the owner of several lots and the agent for lots al ready
sold, requests that fences o feet ir, height be permitted to be constructed in
the "frort yards" borderirg or, the arterials of Progress Road and Wellesley
Avenue. Section 4.17.040 of the Spokane Cour,ty Zoning Ordinar,ce requires that
ro ferces greater than three (3) feet be built in the frort yard. Authority
to consider ard grant such a request exists pursuart to Sectiors 4.03.020 64.
& 4.25.030 b. of the Spokane Courty Zoring Ordinance.
LOCATION:
The site is located in the Spokane Valley, r,orth of Wellesley Averue and west
of Progress Road in the SE 1i4 of Section 35, Towrship 25, Rarge 44. The
Assessor's parcel numbers are 35644-2701 ar.d 35644-3101 to 3110. The
properties are addressed or Broad Averue between Burns Road ard Progress Road
and or Lucille Road.
DECISION OF THE ZONING ADJUSTOR:
Sased upon the evidence presented ard circumstarces associated with the
project proposal, the Zoning Adjustor APPROVES the variarce application
generally as set forth or, the APPROVED DECISION DOCUMENT contained in the
file. Attentior, is drawn to the fact that the main portion of the fences are
proposed to be within the County right-of-way or, Progress and Wellesley and
the Zoning Ordirance has ro jurisdictior over those portiors of fence within
the right-of-way. Approval is essertially for the side lot ferces which are
in the front yard. The County Ergireering Department has firal authority for
corstructir,g items in the right-of-way. The applicar,t should be aware that
anything constructed ir the right-of-way is subject to removal without
compensatior, by the County ir the event that the right-of-way is ever r.eeded.
PUBLIC HEARING:
After examirirg all available informatior on file with the application, and
visitirg the subject property ard surrourdirg area, the Zonirg Adjustor
corducted a public hearir.g or, July 8, 1987, ard rerdered a writter decision on
July , 1987.
FINDINGS OF FACT
l. The proposal is generally located in the Spokane Valley and is the
block at the r.orthwest corr,er of Progress Road ard Wellesley Avenue ir the SE
1/4 of Section 35, Township 26, Range 44 and is further described as
Assessor's parcel r,umbers 36544-2701 ar.d 35644-3101-3110, being more
. ~
FINDINGS, CONCLUSIONS AND DECSION PAGE 2
VE-47-87; Tupper Developmert, Ir.c.
completely described in Zonirg Adjustor File #YE-47-57.
2. The proposal consists of a multiple lot variarce to allow the
corstructior, of a six (6) foot tall solid colo r, wood ferce in the Progress
Road/Wellesley Avenue fror,t yards of this block of elever (11) lots. When the
Summerfield East Subdivision was approved it was required that r,o access be
allowed or.to the arterials from the irdividual lots and these lots are served
by the i r.terral streets of Luci 11 e Road and Broad Aver.ue. The homes
cor,structed (and those remaining to be constructed) are raturally orienting
their frort yards toward Sroad Averue and Lucille Road. Their rear yards
become those which face Progress Road and Wellesley Aver,ue. However, the
Spokane County Zonirg Ordinance provides that "double fror,tage" lots such as
these shall comply on both streets with the frort yard requirements of the
Zoni ng Ordi r.arce. 7he Zoni ng Ordi r,arce for f ront yards requi res that ferces
be only three (3) feet in height. The applicart cortends this would r,ot
provide adequate back yard privacy for these resider,ces.
The Subdivision process did not deal with a variance or ary provisior, for
hi gher fer.ci r,g ir, order to accompl i sh back yard pri vacy. Ner,ce, the
developer, as owner of several lots and agent for the other lot owrers is
requesting a variance to allow corstruction at the edge of the sidewalk or the
curb or, these lots on Progress, Wellesley, a portion of 6urrs and a portion of
aroad. The applicant has worked with the Courty Engireering Department to
establish "clear-view" triar.gles consistent with the County Ergineer's
recommerdatior,s (rot recessarily consistert with the clear view triangle
provision of the Zoning Ordir,arce; the County Engineer's requirements are more
rigid and produce a safer triargle which is related to the design speed of the
roads involved). The design of the fence is depicted ir, a sketch cortained ir
the file. Several clarifying commer.ts have beer, added by the Zoning Adjustor.
3. The adopted Spokare County Future Lard Use Plan designates the area
of the proposal as Urban and the proposal is consister.t with the County's
erti re Compreher,si ve P1 an, i ncl udi ng the Future Land Use P1 an.
4. The site is Zoned Single Family Residential (R-1) which would allow
the proposed use upon approval of this applicatior.
5. The existing lard uses in the area of the proposal include schools to
the east and west and small lot residential to the north and south, all of
whi ch are compati bl e wi th the proposal.
o. Sidewalks are either existing or anticipated or Burrs Road, Wellesley
Averue and Progress Road, None is anticipated on Broad Averue west of
Progress Road. 208 drainage swales exist, or are to be built, ir all of the
areas proposed to be ferced; that is on Broad Averue at Progress, along
Progress, alor.g Wellesley and along Burns. 7hese are drair,age easements which
are to mair,taired in an operatior,al manner by property owr,ers, ir.sofar as
grass is to be cultivated and groomed. There are some dry wells in the swales
which will need periodic cleanirg by the County. The County has requested
that provisior,s for gates be made to access each of these dry wells, ard that
the gates may be locked as lorg as there are clear understandings that these
gates are to be urlocked for mainterarce upor the request of the County
Ergineering Department.
7. Due to ar, oversight by the Planrir.g Departmer,t staff, a six (6) foot
tall wood fence was installed or lot 3 of Slock 31 (parcel rumber 3103). This
fence was irstalled at the sidewalks edge. The County Engineer has determined
that the right-of-way exterds six (6) inches beyond the sidewalk, thus making
much of the fence erected in the Courty right-of-way or Progress Road. The
fer.ce is proposed to be located similarly for the rest of the lots on Progress
Road, with the exceptior of the clear view triangle at the intersections of
Wellesley Avenue/Progress Road ard 8road Avenue/Progress Road.
Or Wellesley Aver,ue the right-of-way/property boundary lire is 18 ir,ches
from the edge of the sidewalk. The applicart requests permission to build the
fer.ce at the edge of this sidewalk. Final judgemer.t with regard to
corstruction in this right-of-way will be the prerogative of the County
. FINDINGS, CONCLUSIONS AND DECSION PAGE 3
YE-47-37; Tupper Oevelopmer,t, Inc.
Ergir.eering Department; that is, the Zonir.g Adjustor has no authority to grant
or establish any fence height variarces within the right-of-way. However, if
the County Ergir,eers approve of construction at the edge of the sidewalk, the
Zoning Adjustor has no objectior..
It is poir,ted out tnat the situation of constructior at the sidewalk's ~
edge has both pros and cons. On ore hard, if the fence is set back 18 inches,
aesthetic problem materializes ir, the form of an area of grass or weeds, as
well as ar~ "outside of the fence" mair,ter,ance problem for the lot owner. On
the other hand, if the fence is cor,structed at the edge of the sidewalk, it is
more likely that the area will be maintained due to it's enclosure by the
fer,ce. Nowever, the pedestrian is left with orly a 5 112 foot wide space
between the edge of the busy street ard the ferce. The fence, in the case of
Wellesley, will be over o00 feet lorg, thus providing a fairly narrow and
unattractive place for pedestrians and bicycles, including school children, to
vie for space or, the sidewalk. Additionally, wher srowplowir,g occurs in the
wirter, there will be no other alterrative walkir.g space for people if the
plowed sr.ow significantly interferes with the sidewalk space. (The situation
should be hardled ir the subdivisior process with the creation of a wider
space alor,g arterial streets when ro access is allowed. 7he need to
accomodate an aesthetic space or distance, from street to tall fence, ir, the
form of a tree lawn or "devil strip", as well as a sidewalk, including
possibly space between the sidewalk ard the fence. There should also be a way
to mairtain these established by the coverarts of the subdivision).
8. The County Engi r,eeri ng Departmert has submi tted a memorardum
recommerding clear-view triangle for the irtersectiors of Broadway Avenue/
Progress Road, Progress Road/Wellesley Avenue and Burr.s Road/Wellesley
Avenue. To the exter,t these clear-view triargle place portior.s of lots
outside of the fence, these areas will be required to be mairtained by the
underlyir.g lot owners ard these requirements should be conveyed in a amended
covenant and cor.ditior,s of approval. It shall also be the responsibility of
all the various lot owr,ers to periodically groom the ferce/sidewalk meeting
poirt by removing weeds which grow between the fence or.to the sidewalk. This
resporsibility shall also be established in amended coverarts and conditions
of approval.
9. Although it dealt with side yards alorg Wellesley Avenue, the
develope r did establish similar fencing oro this same subdivisior west of the
elemertary school site (at Calvin Road). The Spokar,e Courty Building & Safety
Departmert, The Planrirg Departmert and the Engireering Departmer,t approved of
this concept. The developer had initially cleared the corstruction of the
ferce on 1 ot 3 wi th both the Ergi reeri r,g Department ard the Pl ar,ri r,g
Department. The applicant has no problem with establishing gates ar.d the
recessary covenarts which address the resporsibility of those persons who's
lots cortaired dry wells ard gates. The sporsor also stated that a title
policy or similar vehicles for the unsold lots could cortain these
respor,si bi 1 ities.
10. The applicant also cor,cured that there could ard should be amended
coverants, cor.ditions of approval, title policies, etc. which address the
periodic ard uniform mainter.ance of the fence including it's aesthetic
appeararce as a sirgle, solid color fence.
11. There are other lots in this subdivision which will have the same
problem (north of Progress Road). It is understood that this case will
establish a precedent for har:dlir.g the approximately elever (11) lots to the
rorth.
12. Ta the extert that the lot's property owrers would r.ot be permitted
to have a o foot high fencirg in the back yard against these arterials, they
would find themselves lacking the privacy, security, protection from roise ard
the safety of their childrer and their property when compared with other
housing throughout the Ualley. Other housing developments which have
restrictior.s for access onto arterials are faced with the same dilemma, and ir
some cases have proceeded to fer,ce without acquirir.g proper permits.
Although, mar,y PUDs do have such fercirg.
. FINDINGS, CONCLUSIONS AND OECSION PAGE 4
VE-47-87; Tupper Developmert, Inc.
13. Apparently, the property owrer or, the corner of Broadway Avenue and
Progress would prefer to have the fencing at the curb, in order to er.close as
much back yard as possible. Recoynizing that this same situation will likely
arise on the north side of Broadway Avenue at Progress Road and that quite a
rarrow "tur,nel effect" could be created by 6 foot high fencing at the edge of
both the curbs, the Zor,i r,g Adjustor prefers that the ferci ng i n these
locations be established at the property line, several feet back from the
curb.
14. The proposal is exempt from the provisions of Chapter 43.21C RCW
pursuant to WAC 197-11-800 (o) (b).
15. The applicant has been made aware of the recommendations of various
County/State agencies reviewing this project and has indicated he car comply
with those recommendations.
15. No or,e appeared to oppose the proposal -nor were any wri tten comments
adverse to the proposal received.
17. The proper legal requirements for advertising of the hearing before
the Zoning Adjustor of Spokane County have been met.
18. Any conclusion hereinafter stated which may be deemed a finding
herein is hereby adopted as such.
From the Findings, the Zonirg Adjustor comes to these:
CONCLUSIONS
l. The variance will rot authorize a use otherwise prohibited in the
zone.
2. With the conditiors of approval set forth below, the variance will:
a) not constitute a grant of special privileges inconsistent with limitations
on other properties in the vicireity ar,d similar zone; b) ersure that the
intent and purpose of the Zoning Ordinance is achieved with regard to
location, site desigr, appearance, and landscaping, etc; and c) protect the
environment, public interest and general welfare.
3. There are special circumstances applicable to the property which wher
combined with the standards of the Zoning Ordinance, create practical
difficulties for the use of the property and/or deprive the property of rights
and privileges commor to other properties ir the vicinity ard similar zone
classifications. Particularily, the Courty's platting approval which
authorized the double frontage lots created the presert problem when combired
with the standards of the Oridinance for frort yard fer,cing requirements on
the arterial street borders.
4. Grar,ting the variance will be neither materially detrimental to the
public welfare nor injurious to property or improvements ir, the vicinity and
zone. Although it has been rner+tioned that the fence sets up a narrow space
between the curb and the fence, the same narrow space would be created by the
legal 3 foot tall ferce, particularily insofar as piled snow may interfere.
The only significant feeling is the aestethic feeling of erclosure which may
come from the fence being 6 feet tall as percieved from the sidewalk.
5. Strict application of the zoning staRdards does create an
unreasonable burden in light of the purpose to be served by the standards. To
not allow the taller fence to be built, both separating the properties at the
side property line as well as at the sidewalk, creates a problem of nonprivacy
and diminishes the usefullness of the parcels as well as the quality of life
of the persons occupyir,g these lots. In the technical sense, the Zoning
Adjusto r is not able to authorize the 6 foot height at the edge of the
sidewalk, since it is in the right-of-way. However a favorable decision by
the Zoning Adjustor wi11 undoubtedly favorably influer.ce the County
Engineering Department with regard to approving fencing in the right-of-way
consister,t with a variance for the side property line ferce construction.
FINDINGS, CONCLUSIONS AND DECSION PAGE 5
VE-47-87; Tupper Development, Inc.
5. The case for the variance was not supported by substantial reference
to or reliarce upon illegal or non-confo rming precedent(s)a Reference was
made to the fact that there may be some illegal and non-conforming precedents;
but there are also situations in which similar offenses have been legally
authorized for the planned unit development process.
7. Grar,ting the variance will not adversely affect the overall zoning
design, plan or concept for either the immediate area or the entire Courty.
8. The case fo r a variance was rot based substantially upon a lack of
reasonable economic return nor a claim that the existirg structure is too
small.
9. Grantirog of the variance will not be irconsistent with the general
purpose and intent of the Comprehensive Plan.
10. The grantir,g of the variarce will rot result in defacto zone
reclassification.
11. The requested variance is not substantially for the purpose of
circumventir.g density regulations designed to protect the Spokane
Valley-Rathdrum Prairie Aquifer.
12. The proper 1 egal requi rements for adverti si ng of the heari ng before
the Zoning Adjustor of Spokare County have been met.
13. Ary finding hereinbefore stated which may be deemed a conclusion
herein is adopted as such.
DECISION
From the foregoing Findings and Cor,clusions, the Zoning Adjustor APPROVES
the proposal as set forth below. The foilowing CONDI7IONS OF APPROVAL ARE
STIPULATED.
CONOITIONS OF APPROVAL
I. GENERAL
1. The followir.g conditions shall apply to the applicant, owner and
successors in interest.
2. Failure to comply with ar.y of the conditions of approval contained in this
decision, except as may be relieved by the Zoring Adjustor, shall
constitute a violation of the Zonirg Ordinance and be subject to such
enforcement actions as are appropriate.
0
H. PLANNING DEPARTMENT
l. The fence shall be constructed of uniform materials, be of a sir,gle color
and be constructed in a marner depicted in the sketch cortained in the
Zonir,g Adjustor file, with specific attention to treated posts placed in
concrete.
2. The fence shall be constructed consistent with the file document titled
"Approved Decisior pocument" when read together with any clarifications
resul ti ng from col 1 aberati on between the appl icant and the County Engi neer
with respect to exact location and design of the clear view triangle
areas. NOTE: Fencirg at poirt A or this document (Broad Ave. at
Progress) shall be at the property line and not at the curb line). The
"approved decision document" is attached to this decision for
cla rification.
I
'r-INDINGS, CONCLUSIONS AND DECSION PAGE 6
VE-47-37; Tupper Develop;nent, Inc.
3. The applicant shall notify by letter the existing lot owner(s) that they
have responsibilities inside and outside of the fenced area with respect
to the actual lot area, including the ,naintenance of the 208 swales and
the responsibility to allow f ree passage of drainage waters into these
swales. Also included in this letter shall be the responsibility to keep
weeds from growing between the f2nce and the sidewalk area. This
info wnation shall also include infor,nation that any fence constructed in
the right-of-way may be removed without compensation to the property own2r
oy the County. Tne letter should be accompained by a copy of these
conditions of approval and a copy of the letter filed at the Planning
Department, to the Zoning Adjustor's file. Future lot sales srall be
accompanied by an appropriate information, a copy of which shall also be
filed with the Planning Department, which will explain the
responsibilities regarding the maintenance and repair of the fence in a
uniforn and consistent manner to the above. EVIDENCE.OF THE ABOVE SHALL
6E IN PLANNING DEPARTMENT FILES PRIOR TO ISSUANCE OF ANY NEW BUILDING
PERMITS.
4. This condition of approval does not authorize the construction of fences
within the right-of-way, as the Zoning Ordinance and the Zoning Adjustor
have no jurisdiction within the right-of-way. This decision deals with
appearances of the fenc2 if it is to be built in the right-of-way upon
receiving permission from the County Engineering Departmznt for such
construction.
5. If it is appropriate to amend the covenants of this Subdivision ta include
information and responsibilities r2garding these fences, such shall 5e
accomplished and verification of the same filed with the Spokane County
Planning Department, both Subdivision section and the Zoning Adjustor
s2ction.
III. DEPARTMENT OF SUILDING & SAFETY
None a re applicable.
IV. UTILITIES DEPART14ENT
tione a re appl i cabl e.
V. HEALTN DISTRICT
Nonz are appl icable.
VI. ENGINEERING DEPARTMENT
1. Tne applicant shall wo rk with the County Engineering Department to clarify
the precise location of the fence with respect to the sidewalk along
W211es1ey Avenue. The applicant shall also work with the Engineering
Department to clarify the design and positioning of all of the clear view
triangl2s. The fence inay be lOC3t2d at the sidewalks edge on Progress
Road and on Burns Road. The fence may not be located in the Broad Avenue
(3s Proyress Rd.) rignt-of-way. 1
2, Tne County Engine2ring Department shall verify to the Planning Department
file in writing of the various decisions and desian agreements arrived at
with the applicant. The agreements between the applicant and the County
Engineering Department shall also address acc2sses in thP-f-"e to
maintain the swale dry wells.Thefence shall be constructed as per these
agr2einents and any inconsistenc-ies i4ill,_bevapproached as zoning violations
2nforceaale f'hrough cooperative efforts of the Engineering Departmentand
the Planning Departinent.
3. It shall be made clear to existing home owners and future lot purchasers
that the maintenance of the drainage swales 3re the responsibilities of
the land owner(s), even when these swales are containe3 within fenced
"back yards". This includss seeing to it that water freely can flow
beneath the fence into the swale areas.
. ~
FINDINGS, CONCLUSIONS AND DECSION PAGE 7
VE-47-87; Tupper Development, Inc.
NOTICE: PENDING COMPLETION OF ALL CONDITIONS OF APPROVAL WHICH NEED TO BE
COMPLETED PRIOR TO PERMIT ISSUANCE, PERMITS CAN BE RELEASED PRIOR TO THE LAPSE
OF THE (10) DAY APPEAL PERIOD. HOWEVER, TNE COUNTY HAS NO LIABILITY FOR
EXPENSES AND INCONVENIENCE INCURRED BY THE APPLICANT IF THE PROJECT APPROVAL
IS OVERTURNED OR ALTERED UPON APPEAL.
DATED THIS 21st DAY OF JULY, 1987. ~
,
. Thomas G. Mosh , AICP
Zoning Adjust r, Spokane County
Washington
FILED:
1) Applicant
2) Parties of Record
3) Spokane County Ergineering Department
4) Spokane County Health District
5) Spokane County Utilities Dept.
6) Spokane County Dept. of Buildir,g & Safety
7) Planning Dept. Cross Refe rence File and/or Electronic File.
NOTE: ONLY THE APPLICANT OR AN OPPONENT OF RECORD MAY FILE AN APPEAL WITNIN
TEN (10) CALENDAR DAYS OF TNE ABOVE DATE OF SIGNING. APPEAL MUST BE
ACCOMPANIED BY A$100.00 FEE. APPEALS MAY BE FILED AT THE SPOKANE COUNTY
PLANNING DEPARTMENT, BROADWAY CENTRE BUILDING, N. 721 JEFFERSON ST., SPOKANE,
WA 99260. (Sections 4.25.090 and 4.25.100 of the Spokane County Zoning
Ordi nance
0017z/7-87
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/ SPO KANE COUNTY PLANNING DEPARTMENT
' APPLICATIONS BEFORE THE ZONING ADJUSTOR/BOARD OF ADJUSTMENT,
Ce rti fi cate of Exempti on , Appl i cati ori
Name of Applicant: Tupper Development Company
Street Address : E. 12929 Sprague
Home:
City: Spokane State: WA Zip Code: 99216 Phone:Work: 928-1991
N ame of P rope rty Owne r(s): Tupper Development Co. and individuals listed in attached
- letter of authorization.
REQUESTED ACT ION ( S) ( Ci rcl e App rop ri ate Acti on
ri ance(s~) Conditional Use Permit Non-Conforming Lot/Use
Wai ver of Vi.ol ation Temporary Use/Structure Other:
* _ *
* FOR STAFF USE ONLY *
* *
*Cite Ordinance Section: y/7 Old Code: New Code:
* *
*Sectiorl _D~ Towriship LRange ~L Property Size: *
*Existing Zoning: T F.L.U.P. Designation: * /'1` LEGAL CHECKED BY : *
PSSA: ~ Y?N UTA: N ASA: N FIRE DIST. #
*Hearing Uate: Staff taki►ig iri Application:
* * * * * * * * * * * * ~t * * * * * * * * * * r x * r ~ ~r * * ~r~ ~ * * * * *
Existing Use of Prope rty: Single-Family Residences (some lots vacant)
Describe Intended P roposal:Construction of a 6' high wood fence (see attached desian) alon
Wellesley and Progress having double f rontage. Since lots have double frontaQe, the pra Ctical
rear yard is defined as a f ront yard by the Zoning Ordinance which means that only 3' hiah
fen~cz, are allowed within 25' of the right of lines of Wellesley and Progress.
Street Address of P rope rty : South s i de of Broad AyPnuP fr,pl,TL,$i.i.r-ncz Rsaei to Lur_;1 lp
Legal Descri ption of Property ( Iricl ude easemerit i f appl i cabl e) :
Lot-l, Block 1, of Summerfield East First Addition
Lots 1 through 102 inclusive, Block 11, of Summerfield East Second Addition
Parcel 35644-2701, 35644-3101 to 3110 Sou rce of Legal: Survevor
Total amount of adjoirii ng 1 and control led by thi s owrier/sponsor: non-contiguous parcels
to nor, h.
What i nte rest do You hol d i n the ProPe rty :Q)W\~q.-`' L"4~ C~~ ~ nr•
~ , -
~ tJ S~ ~ ~ ~ e . ' ~ <; \ ~ •
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Please list previous Planning Departmerit actions involving this property:
Preliminary plat approval of Summerfield East and finalization of various ohase alats
ot the project.
I SWEAR, UNDER THE PENALTY OF PERJURY, THAT: (1) I AM THE OWNER OF RECORD OR AUTHORI-
ZED AGENT FOR THE PROPOSED SITE; (2) IF NOT TNE OWNER, WRITTEN PERMISSION FROM SAID
OWNER AUTHORIZING h1Y ACTIONS ON HIS/HER BEHALF IS ATTACHED; AND (3) AdL OF THE ABOVE
RESPO ~gS,tNIW;;THOSE Ofl SUPPORTING DOCUMENTS ARE MADE TRUTHFULLY AND TO THE BEST OF
MY`,00 ~~C~'r ; , , '
S i gn e d ~ ~~,1 C"Cr~ocw i ~
~ • ~ ~.--t~ o
: -..•9 - Address: .
Phone No. : Date :
NOt d .`l.~ I, j ds...~'1
~ • '~~y !L• r' ~
' Date:•'
: 1 c o" : ,
i • l: a•
` ♦ ~
rI,'°•. ~rlv~ t`~ •1~
(over)
A. BU RDEN OF PROOF
It i s necessary for the appl i cant or h-is/her representati ve to establ ish the
reasons why the requested proposal shoul d be approved and to 1 i teral ly put forth
the basi c case. Accordi ngly, you shoul d have been gi ven a form for your requested
action (variance, conditional use, etc. ) desigried to help you present your case
in a way whi ch addresses the cri teri a whi ch the Zoni ng Acjustor must cons i der.
Please fill*the form out and return it with your application. If you didn't get a
form, ask,the Planriing Department personriel for advi ce on how to proceed.
~
~ SIGN-OFF BY COUNTY DEPARTMENTS
1. COUNTY HEALTH OISTRICT
A preliminary consultation has been held to discuss the proposal. The appli-
?ig ha been informed of requi rements and standards.
~ ~ ►
c7 -
J`:~ I 1
a ure ~(Date) ' (Si gn-off Wai ved)
2COUNTY ENGINEER'S DEPARTMENT
A preliminary consultation has been held to discuss the proposal. The appli-
cant has been info d of requi remerits and standards.
~ e
Si nature ate) /7(Si gn-off Wai ved)
~ COUNTY UTILITIES DEPARTMENT (Waive if outside WMAB)
preliminary orisultation has been held to discuss the proposal. The
ppl i nt ee iriformed of requi rements arid standards.
~ ~Si gnat
ure (Si gn-off IJai ved)
The appl i cant i s requi red to di s cuss the p roposal wi th
to become iriformed of requi rements and
standards.
(Distri ct Si gnature) (Date) (Si gn-off Wai ved)
4. WATER PURVEYOR (Wai ve i f outsi de CWSSA) NAME :
a) The proposal is/is not located within the bouridary of our future service area.
b) The proposal is/is not located within the boundary of our current distri ct.
c) We are/are not able to serve thi s si te wi th adequate water.
d) Satisfactory arrangements have/have not been made to serv this proposal.
(Signature) (Date) gn-of aiv`ed
- s• - ~ !~i„F / ~ . .
y ~ . • ' I _ ' ' :7 , i ^ " j''' jc ~ ' ~ %a. / L • , C._.
SPOKANE COUNTY PLANNING OEPARTMENT
APPLICATIONS BEFORE THE ZONING ADJUSTOR/BOARD OF AOJUSTMENT
F1LE # : L4/r---CONTACT: 11)L, , ele~cle~.i5OAJ - HEARING DATE :
Z-~/~- Z~oS
NOTE TO APPLICANT: Additional in rmation may be required by the Planning Department
after the application is submitted.
(~A.l Additional Fee Requirements
In order to assist you with your financial planning regarding this application, PLEASE
BE ADVISED THAT OTHER DEPARTMENTS AND AGENCIES WITH WNICH YOU ARE REQUIRED TO CONSULT
MAY CHARGE YOU AN ADDITIONAL FEE. The fees charged by the Planning Department only
partially defer our administrative costs and are not shared with other departments or
agencies.
Preliminary Submittal
Prior to filing an application, the project sponsor shall become familiar with the
current procedures and forms. Planning Department staff inembers are available for
advice on current procedures, past actions which may affect the proposal and the
Zoning Ordinance requirements.
Scheduling an Application for Public Hearin%
Complete applications received by the Planning Department will be scheduled for public
hearing on the earliest possible date. Staff will contact the applicant approximately
21 days prior to the public hearing, and provide the information needed to fulfill the
notification requirements outlined in "E." below.
~ Submittal Requirements
The Planning Department staff requires that the following information be submitted at
a minimum. NOTE: WE HAVE A FREE NOTARY SERVICE AT OUR OFFICE.
Completed application form (green)
Cl-
2~. Completed certificate of exemQtion form (yellow) (if required)
3, Completed environmental checklist (if required)
~.Assessor's section map for subject parcel and property within 300 feet (Obtained
at the County Assessor's Office). If required by the Planning Department, obtain
one (1) copy. The maps are to be submitted with the application form and other :
required information to the Planning Department. Outline the subject parcel.
Adjoining Assessor's maps that are needed:
~ Statement of Attending Physician for Dependent Relative (if applicable)
Affidavit of Dependent Relative Circumstances (if applicable)
~ Fees - Fees are itemized as follows: .
Dependent Relative Conditional Use Permit $ 50.00
Conditional Use Permit
Variance each)
Waiver of Violation (varies) - Envi ronmental Checkl ji st $ 75.00
~ T
'A$25. _9,4)fee wi11 be ca~ hed at the time of aPplication conference and aPPlied
toward the final fee when the application is submitted.
8. Site Plan - Submit four (;fC-opies of the proposal drawn to scale and indicating
the following information:
a. scale of drawing i, parking areas/spaces/
b. north arrow driveways
c. vicinity map j. landscaping
d. site area showing property boundaries k, fencing ,
and dimensions l. topography of the site
e. width and names of streets adjacent m, easement(s) affecting the
to the site use. of the property
f. existing buildings . n. septic tank, drainfield
g, proposed buildings (including and well
exterior decke/balconies) showing o. dimensions from proposed
dimensions and distance to property structures to the ordinary
boundaries high water mark of all water
h. height of all structures bodies within 200 feet
APPLICANT'S FORM
NAME:
. FILE:
I. YARIANCES A. will the variance authorize a use otherwise prohibited in this zone?
Yes ; No Comnent:
.r
B. Will special circumstances a licable to the pro ~ert,y (such as size,
. shape, topography, surround ngs when combined witFthe standards of
the Zoning Ordinance, create practical difficulties for use of the
property and/or depri ve the property of ri ghts and pri vi 1 eges comnon
to other properti es i n the vici ni ty and simi 1 i ar zone cl assi fi cati on?
Yes _..X ; No ; Comnent: Pre'I imi nary pl at approval of Summerfi el d East
required the creation of double frontage lots along Progress and Wellesley,
which _ots were denied access to those arterials, so that houses constructed
on these lots have their front yards along Broad Avenue and Lucille Road.
However. the Standards of the Zonin4 Qrdinance consider the lot lines (continued
over)
~ Wi l l the granti ng of the vari ance be materi al ly detrimental to the
publ ic wel fare or i n3 uri ous to property or improvements i n the
vi ci ni ty and zone? Yes ; No ' x_; Comnents : Fence wi 11 not be a traf f i c
safety problem because it will not be located in the clear-view triang)e
defined bv oning rQatilatinns or mjnimum siQht trianqle as defined by
traffic engineering manuals (see site plan)
Does strict application of the zoning standard create an unreasonable
burden in light of purpose to be served by the standard? Yes X, ;
No ; Comment: Owners of double frontaqe lots are effectiv 7ey denied
the right to have a private back yard along arterial streets with heavy
tuffiq. '
E. Would relaxation of the zoning standard make a more environmentally
sensitive or energy-conserving project or encourage continued or new
- use of an hi storic property? Yes ; No Comnent:
f,~.>Will a broader, public need or interest be serwed by granting verse
denying the variance? Yes X; No ; Comment: Granting the
variance would ensure a uniform fence design along these lots, which
wnuld hP mnrP aleasinq than a visual hodqe-podge of different fence
styles and heights. ~ G. Is the case for a variance supported by other like or si ilar
si tuati ons i n the vi ci ni ty and i n simi 1 ar zones? Yes No ;
Comnent :
(continued on reverse side)
n y .
H. Will granting the variance adversely affect the overall zoning design,
pl an or concept for ei ther the immedj ate area or the enti re County?
Yes ; No Comnent: ,
I. Is the case for a variance substantially based upon a lack of .
reasonable economic return or a claim that the existing structure is
too smal l? yes ; No L ~ Comnent:
.
J. will granting the variance be inconsistent with the general purpose
and intent of the Comprehensi ve Pl an? Yes ; No Cortment:
K. Did the practical difficulty which gives rise to the variance request
exi st before the property was acqui red by the present owner? Yes
No ; Comment:
L. Wi11 the granting of the variance result in defacto zone reclassifica-
tion; that is, the establishing of nearly all the privileges common to
a different zone classification? Yes ; No • omment:
M. Ooes the requested vari ance resul t i n the ci rcumventi on of densi ty
regulations designed to protect the Aquifer? Yes ; No
Coment:
B. (continued f rom f ront page)
along Progress and Wellesley to also be "front yards", even though they are useci
as back yards, in which it is not possible to construct a fence taller than
three feet within twenty-five (25) feet of the right of way line. A three= foot high fence along sich arterial streets is not adequate to create the
sense of privacy people expect in their backyards. To build a taller fence
at the twenty-five (25) foot setback would almost certainly result in the
creation of an untended 25 foot wide strip between the fence and Wellesley and
Progress, which would be aesthetically injurious to the neighborhood. This
would also effectively deny the owners the use of the rear 25 feet of their
lots as a portion of their rear yards.
.
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PLANNING DEPARTMENT
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BROADWAY CENTRE BUILOING N 721 JEFFERSON STREET
i -
1 PHONE 456-2205
~ ~ •
SPOKANE, WASHINGTON 99260 pw '
. ,t . V&D
SPOKANE CoU„tr CoURT HoUsE August 13, 1987
'AtIG 13
7g87
Mr. Kenneth Tupp Com SPOKANE Co~r~`.'~'
Tuppe r Development pany Y E~~cVryEER
E. 12929 Sprague Avenue
Spokaned WA 90-216
SUBJECT: Variance #VE-47-87 regarding certain lots fronting on Progress Road
and ltiellesley Avenue and which are lots contained within Summerfield
East Subdivision.
Dear Mr. Tupper:
I am in receipt of your clear-view triangle information and the memorandum
from various property owners regarding the proposed fence and the respective
property owne r obligations. We will file these documents in the Auditor's
Office, as they relate to the various parcels of land in Summerfield East
Subdivision. These docuinents are hel pful i n complyi n g wi th the vari ous requi rements of
II., 3 and 4 as listed on page 5 of the July 21st, 1987 decision. I dra:v your
attention to the "approved decision document" which shows whe re the various fences
are to be constructed, with particular not2 to point A, at 3road and Progress,
whe re the fence is to be at the property line and not the curb line.
I note that the one portlon of the existing constructed f2nce appears to 5e
inconsistent with the Engine2r's approved drawing for clear-view triangles.
1 '~CtE L~iai. ti;2 iiit75~ SOut ied5~2rn CQTt72P i'i~ l0~ 3 JlCCiC i1 aNp2df S ~0 hu4~ G ~i"~-
anyle which infringes i'nto the property line. The fence was constructed, as I
understand it, about 6 inches outside of the prop2rty line, at the sidewalk's
edge. This would seem to make a portion of the existing fence inconsistent with
the Engi neer's approved drawi ngs . T suggest that you c] ari fy or recti fy thi s
situation wi:th Mr. Finney who signed the clear-view triangle document.
Further, I note Condition H. 5. in which the Subdivision Covenents are to
be amended to include information and responsibilities regarding these fences.
Such should be accomplished by filing the same with the Spokane County Planning
Department, in 5oth the Subdivision Section and the Zoning Adjustor Section.
Possibly they should be filed in the Auditor's Office too.
Sincerely, ,
Thomas G. Mosher, AI~P
Zoning Adjustor
cc. Jack Phinney
Spokane County Engineering Department
Douglas Adams, Spokane County Subdivision Administrator
TGM/jh
0027z/8-87
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~ . VE_'~47-8%wTuP~aEr _I7eve 1 0[~ ri~~nt Tt~~ ,t r~:~ f~ i e's~-ct i on n f t he Cc3~~n ~t y
? E:ngineeri.ng Departmerit har:-~ ^eviewed thi s app1 icL.tiona Th<<y h-~~ve
~ s•t_ ~---tted th~.a t bot h o f -t he street.~ invo]. vL= d ai, c~ e 1{~ a s: f ied as rte r i. aIs
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on -k_hc at..t~.?rheds! iee-t_ must tae ma:irtaincd. Thee sub.j ect inte-^ sec_t ion
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Tiie mai.ntcnance- o~ ~~deC;i_t,--Ate- <sigi-it d:;.s-t_<a.rrc~~ at 'I,-hL-- a.nte; s-sicti.on is
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" i;~ OFFICE OF
SPOKANE COUNTY ENGINEER
1~-'•i''~ ~~f:;:~:,::~~s= AVOIDVERBALORDERS
TO DATE lc~
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ZONING ADJUSTOR - PUaLIC NEARING
AGENDA: June lII, 1987
TIME: As set forth below; hearing opens at 9:00 a.m.
PLACE: Assembly Room, Spokane County Court Nouse, W. lllb aroadway, Spokane WA 99260-0100
facility, using the present building for a lesser care facility.
EXISTING ZJNING: Agricultural Suburban
SITE SIZE: ApproximatPly 5.3 acres
APPLICANT: Sunshine Gardens
• E. 10410 ninth Ave.
Spokane, WA 9.9206
CONTACT: P. Kelly Rhoads * * * * * * * * * * * * * * * * * * * * * * ~ * * * * * * * * * ~ * * * * * * * * * * * * * *
5) UE-47-87 VARIAiVCc FROM FENCE HEIGHT REQUIRE14ENTS
(This item will be heard at 10:45 Located on the north side of Wellesley Avenue and
+ a.m. or as soon thereafter as the west side of Progress Road in the SE 1/4 of
possible) Section 35, Township 26, Range 44.
PROPOSAL: The applicant requests a multiple lot variance to allow a 6 foot high, solid
color, wood fence to be built at the property lines fronting on Wellesley ana Progress
Road, (in the front yard), whereas Section 4.17.040 of the Spokane County ZoninQ
, Ordinance requires that no fence over thirty-six inches (3 feet) in height be built
in the front yard.
EXISTING ZONIfVG: Single Family Residential (R-1)
.
APPLICANT: Tupper Development
E. 12929 Sprague -4ve.
Spokane, WA 99216
SITE SIZE: Approximately 2.90 acres (11 lots)
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
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