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dOP ~ STOR ZONCOUNTYING
I NGTON rQ UG 45 1987
IN THE MATTER OF A YARIANCE FROM THE REQUIRED) ^
NUM6ER OF PARKING STALLS FOR A BUSINESS. ) FINDINGS, CONCLUSIONS
KELLY-MOORE PAINT COMPANY (YE-105-86);) AND DECISION
SUMi4ARY OF APPLICATION:
The applicant is in the process of developing a new site for their business,
including a future building for lease to another business. The pro3ect is
proposed to be developed with a total of 59 parking stalls. Section 4.17.061
(m) of the Spokane County Zoning Ordinance requires sixty-nine (69) parking
stalls for this business proposal. Authority to consider and grant such a
request exists pursuant to Sections,4.25.030 b. and 4.03.020 64, of the
Spokane County Zoning Ordinance.
LOCATION:
The property is located in the Spokane Valley, at the northwest corner of
Sprague and Adams Road in the SW 1/4 of Section 14, Township 25, Range 44.
The Assessor's parcel numbers are 14543-3021, -3022 and -3025. The property
is addressed as E. 14617 Sprague Avenue.
DECISION OF TNE ZONING ADJUSTOR:
Based upon the evidence presented and circumstances associated with the
project proposal, the Zoning Ad3ustor APPROVES the reduction of the required
total number of parking stalls from 69 to 59.
PUBLIC HEARING:
After examining all available information on file with the application and
visiting the subject property and surrounding area, the Zoning Adjustor
conducted a public hearing on July 22, 1981, rendered a verbal decision on
July 22, 1987, and a written decision on August 5, 1987.
FINDINGS OF FACT
1. The proposal is generally located in the Spokane Valley,
specifically, at the northwest corner of Sprague Avenue and Adams Road and is
further described as Assessor's parcel numbers 14543-3021, -3022 and -3025
being more completely described in Zoning Adjustor file #VE-105-86. The
property is addressed as E. 14617 Sprague Avenue.
2. The proposal consists of the applicant's desire to clear, regrade and
develop an existing four (4) original lots (3 present lots), into a retail and
wholesale storage facility for Kelly-Moore Paints. The proposal also includes
the development of an approximately 5,600 sq, ft. future building for another
client. The project is displayed on file documents entitled Kelly-Moore Paint
Company, Inc., YE-105-86, dated June 11, 1987. The parcels of land fronting
on Sprague Avenue are double-frontage lots, being bound also by Riverside
Avenue (a culdesak) on the north side. Riverside Avenue originally had a 70
foot right-
of-way, which has been reduced by a vacation effort to a 50 foot right-of-way
with a 35 foot radius circular area at the end of the culdesak. The project
is proposed to be built in 2 phases, one phase would be the Kelly-Moore Paint
Company building itself and most of the associated parking stalls. The space
for the future building pad would be left undeveloped for the present time.
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FIHDINGS, CONCLUSIONS AND DECISION PAGE 2
VE-105-86 Kelly Moore Paint Company
It is also possible that not all parking stalls would be developed at this
time. The site would be heavily landscaped as indicated in the site plan,
however, detailed ve9etative plantings would be pursuant to a plan approved by
the Zoning Administrator. The eight (8) parking stalls immediately east of
the future building may also not be constructed in the initial phase.
However, it will be necessary that at least 31 parking stalls be constructed
with the initial construction of the Kelly-Moore Paint Company building. The
site actually went through development stages as evidenced by exhibits A. B&
C in the file and resu]ted in the previously identified approved site plan.
3. The adopted Spokane County Future Land Use Plan designates the area
of the proposal as Major Commercial and the proposal is consistent with the
County's entire Comprehensive Plan, including the Future Land Use Plan.
4. The site is zoned Commercial which would allow the proposed use upon
approval of this application. The property was zoned commercial as a result
of the Zoning Map Amendment ZE-77-78 and Board of County Commissioner
Resolution 78-1071. These documents essentially called for the project to
become null and void (reference Condition of Approval #8 of the Board of
County Commissioners Resolution) by this time. The Zoning Administration
staff has ruled the Condition of Approval to void the zone change after a year
is not relevant or applicable at the present.
5. The existing land uses in the area of the proposal include
residential to the north and various types of businesses and offices to the
east, west and south, all of which are compatible with the proposal.
6. Efforts were made by the applicant to fully vacate Riverside Avenue
to the north and leave a remainder private road to service the three
residents. This would have then eliminated the double-frontage lot and more
than likely allowed plenty of room for required landscaping, 208 drainage and
parking stalls. Full vacation was opposed by a portion of residents on the
street and a 50 foot public right-of-way was retained. While this granted
another 20 feet of depth to the subject property, it still did not eliminate
the problem of a 35 foot setback from both Riverside Avenue and Sprague
Avenue. The applicant testified that the double-frontage lot setbacks
provided little or no usefull benefit, since significant landscape screening
vias going to be erected on the north side of the site anyway.
7. The existing Spokane County Zoning Ordinance does not recognize mixed
use developments when the calculations are performed to determine the required
number of parking stalls.
8. Evidence was presented by the applicant that other Kelly-Moore Paint
stores in Mountain View and Fresno California, developments similar to the one
proposed, would only need 25 parking stalls, including 8 stalls for the
employees. This store is projected to only have 20% of the volume of business
of the stores in Mountain View and Fresno, thus suggesting that there are more
than enough parking stalls.
9. The applicant also presented testimony to the effect that if a zone
change were used to create the present "cross-overu, which allows for
calculation of parking stalls based on mixed use, the 59 parking stalls would
equal 11 in excess of those required.
10. The applicant is willing to construct 29 stalls of parking with the
first phase of construction.
11. The applicant has stated that it was necessary to shift the primary
building location in order to improve tractor trailer/delivery circulation,
but that in so doing, the shifted building resulted in a loss of 19 parking
stalls, only 9 of which can be regained by a redesign of the parking and
circulation areas.
12. The proposal is exempt from the provisions of Chapter 43.21C RCW
pursuant to WAC 197-11-800 (6)9
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FINDINGS, CONCLUSIONS AND DECISION PAGE 3
VE-105-86 Kelly Moore Paint Company
13. The applicant has been made aware of the recommendations of various
County/State agencies reviewing this project and has indicated he can comply
with those recommendations.
14. One party who lives on Riverside Avenue opposite the property wrote
and expressed concern that more people will be parking on the street,
therefore reducing property values in the neighborhood. In response to this,
the applicant referenced extensive landscaping and curbing which will be
installed where none presently exist. The applicant also pointed to the fact
that a moderate quality existing building and environment will be replaced.
The applicant also confirmed that a tractor/trailer (moving van) re9ularly
parks on Riverside Avenue, belonging tv one of the three properties whfch has
frontage on Riverside Avenue, thus possibly marginally diminishing the value
of the properties to a degree greater than occassional automobile parking. It
was discussed in the hearing that it is unlikely that persons would choose to
park on Riverside Avenue, as opposed to Adams Road, if all of the parking
stalls at the business were filled with automobiles.
15. The proper legal requirements for advertising of the hearing before
the Zoning Adjustor of Spokane County have been met.
16. This project may involve the storage and handling of critical
materials and is hence subject to the Aquifer Sensitive Area Overlay Zone
Requirements pertaining to critical materials.
11. Any conclusion hereinafter stated which may be deemed a finding
herein is hereby adopted as such. From the Findings, the Zoning Adjustor comes to these:
CONCLUSIONS
1. The variance will not authorize a use otherwise prohibited in the
zone.
2. There are special circumstances applicable to the property which when
combined with the standards of the Zoning Ordinance, create practical
difficulties for the use of the property and/or deprive the property of rights
and privileges common to other properties in the vicinity and similar zone
classifications. The property is a double-frontage property which originally
contained a 10 foot Riverside Avenue right-of-way. The right-of-way has now
been reduced to 50 feet with 24 feet of additional property passing to the
applicant. The need to allow space for manuvering a tractor/trailer delivery
rigs is a legitimate need is addressed and can be addressed by granting this
variance.
3. The Zoning Adjustor concludes from the testimony and observation of
the site plan that it is made sufficiently difficult for persons to park on
Riverside in order to enter the businesses from their front doors that the
chances of persons parking on Riverside Avenue are highly unlikely. Any
persons who choose to park on Adams will be doing so on a street which has at
least a minor arterial or collector status.
4. Strict application of the zoning standards does create an
unreasonable burden in light of the purpose to be served by the standards.
The purpose of the setback requirements is to establish adequate light, air
and circulation around structures and to possibly allow for expansion of the
right-of-way. The arguments of the applicant that other similar stores do not
generate as much demand for parking as is being provided even by the proposed
solution seemed persuasive, the fact that the new Zoning Code will take into
account mixed uses; thus allowing for fewer parking stalls than the Zoning
Ordinance would require, is equally persuasive and suggests that the
requirement for 69 parking stalls is excessive.
5. The case for the variance was not supported by substantial reference
to or reliance upon legal or non-conforming precedent(s).
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FINDINGS, CONCLUSIONS AiVD DcCISION PAGE 4
VE-105-86 Kelly Moore Paint Company
6. Granting the variance will not adversely affect the overall zoning
design, plan or concept for either the immediate area or the entire County.
7. The case for a variance •as not based substantially upon a lack of
reasonable economic return nor a claim that the existing structure is too
small.
8. Granting of the variance will not be inconsistent with the general
purpose and intent of the Comprehensive Plan.
9. The practical difficulty which 9ives rise to the variance request did
exist before the present owner acquired the property.
10. The granting of the variance will not result in defacto zone
reclassification.
11. Any finding hereinbefore stated which may be deemed a conclusion
herein is adopted as such.
DECISION
From the foregoing Findings and Conclusions, the Zoning Adjustor APPROYES
the proposal. The following CONDITIONS OF APPROVAL ARE STIPULATED.
CONDITIONS OF APPROVAL
1. GENERAL
1. The following conditions shall apply to the applicant, owner and
successors in interest.
2. Failure to comply with any of the conditions of approval contained in this
decision, except as may be relieved by the Zoning Adjustor, shall
constitute a violation of the Zoning Ordinance and be subject to such
enforcement actions as are appropriate.
3. The 8uilding and Safety Department shall assist in coordination of this
decision by routing building permit application(s) to the various
departments which participate in or take actions to ensure that various
required written documents have been executed and filed.
II. PLANNING DEPARTMENT
1. Development shall vccur in substantial conformance with the approved site
plan of July 30 as contained in the Zoning Adjustor file. The applicant
shall ultimately provide a minimum of 59 parking stalls and shall provide
31 available for use prior to the issuance of the Certificate of Occupancy
for the Kelly-Moore Paint Company building (indicatd as 8,125 sq. ft. on
the approved site plan).
2. The Zoning Administrator shall approve a specific exterior lighting plan
for the approved area prior to installation of such lighting. (Such plans
shall attempt to confine illumination to the area with full consideration
to adjacent properties.
3. The Zoning Administrator shall approve a specific signing plan for the
described property prior to the release of any building permits.
4. A specific landscape plan, planting schedule and provisions for
rnaintenance acceptable to the Zoning Administrator shall be submitted
along with a performance bond for the project landscaping prior to the
release of building permits. Landscaping shall be installed and
maintained such that site distance and access points is not obscured or
impaired. An adequate irrigation system shall be part of the acceptable
maintenance arrangement.
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• FINOINGS, CONCLUSIONS AHD DECISION PAGE 5
VE-105-86 Kelly Moore Paint Company
III. DEPARTMENT OF BUILDING 8 SAFETY
1. The Departrnent shall require the applicant to identify critical materials
and submit design requirements for the containment prior to the issuance
of a building permit, all in accordance with the Aquifer Sensitive Area
Overlay Zone Requirements.
2. Specific location of hydrants shall be determined by the fire chief of
Di strict #1.
3. Fire hydrants ahll be located so as to be accessible to fire apparatus and
not be obstructed by any structure or vegetation or have the visibility
impaired for a distance of fifty feet in the direction of vehicular
approach to the hydrant.
4. Commercial dumpsters and containers with an individual capacity of 1.5
cubic yards or greater shall not be stored or placed within five feet of
combustible walls, openings or combustible roof eave lines.
5. The applicant shall provide written verification from Fire District #1 to
the Department of Building and Safety that provisions have been made for
adequate fire protection prior to the release of building permits.
6. Exterior dalls of any existing or proposed buildings shall have fire
resistance and opening protection from the property line as set forth in
the Uniform Building Code.
7. The Building and Safety Department shall assist in coordination of this
decision by routing building permit application(s) to the various
departments which participate in or take actions to ensure that various
required written documents have been executed and filed.
8. Development shall occur in substantial conformance with the approved site
plan of July 30 as contained in the Zoning Ad3ustor file. The applicant
shall ultimately provide a minimum of 59 parking stalls and shall provide
31 available for use prior to the issuance of the Certificate of Occupancy
for the Kelly-Moore Paint Company building (fndicatd as 8,125 sq. ft. on
the approved site plan).
IV. UTILITIES DEPARTMENT
1. ?he applicant shall affect a connection to the Valley Sewer Project before
a Certificate of Occupancy is issued by the Department of Building and
Safety.
V. HEALTH DISTRICT
None is applicable.
VI. ENGINEERING OEPARTMENT
None is applicable.
NOTIC'7: PEXDIyG COMPLETION OF ALL COYDITIONS OF APPROVAL WNICH NEED TO 3E
C3,1PLETED PRIOR TO PER;1IT ISSUANCE, P~R.4ITS CA~l 3E RELcASED PRIOR TO THE LAPSE
OF THE (10) DAY APP~AL PERIOD. HOWEVER, THE 'COJyTY NAS y0 LIA3ILITY FOR
EXPcniSES AND INCONVE3IE3CE IyCURRED 3Y THE APPLICAilT IF TiiE PROJcCT APPROVAL
IS OVERTURyEJ OR ALTEhED UPON APPEAL.
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FINDINGS, CONCLUSIONS AND DECISION PAGE 6
YE-105-86 Kelly Moore Paint Company
OATED THIS !044DAY OF AUGUST, 1987. ~
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Thomas G. Moshe AICP
Zoning Adjustor, Spokane County
Washington
FILED:
1) Applicant
2) Parties of Record
3) Spokane County Engineering Department
4) Spokane County Health District
5) Spokane County Utilities Oept.
6) Spokane County Dept. of Building g Safety
7) Planning Dept. Cross Reference File and/or Electronic File.
NOTE: ONLY THE APPLICANT OR AN OPPONENT OF RECORD MAY FILE AN APPEAL WITHIN
TEN (10) CALEHDAR DAYS OF THE ABOVE DATE OF SIGNING. APPEAL MUST BE
ACCOMPANIED BY A=100.00 FEE. APPEALS MAY BE FILED AT THE SPOKANE COUNTY
PLANNING DEPARTMENT, BROADWAY CENTRE BUILDING, N. 121 JEFFERSOH ST., SPOKANE,
WA 99260. (Sections 4.25.090 and 4.25.100 of the Spokane County Zoning
Ordinance).
0018z/7-87
•SPOKANE *.',OUNTY ZONING AOJUSTOH - PUBL1C IiEAKING
AGEN7A. July 229 1987
,4 TIME:. As set forth beloN +
~ PLACE. Spokane County Planning Oept.. N. 121 Jefferson SL., 2nd floor Hearing Room
~
R~ Section 4.04.170 aj of the Spokane County Zoning Ordinance allows such a use upon
~ issuance of a conditional use permit.
~ EXISTING ZONING: Agricultural
SITE SIZE. Approximately 2.5 acres
t
, APPLICANT: Joe Heaton
~ E. 20821 Trent
Otts Orchards. WA 99027
~
3) CUS-23-87 CONDITIONAL USE PcRMIT TO TEt4PORARILY
(This item will be heard at 9.45 HOUSE DEPENDENT RELATYVES
, a.m, or as soon thereafter as Generallylocated northeast and adjacent
possible.) to Smythe Road and south of Paradise Road
in the SE 1/4 of Section 1, Township 23,
Range 42.
PROPOSAL: The applicant requests a conditional use permit to temporarily house
dependent relatives, James and Guinevere Ells, in a manufactu red home on the subject
. prope rty. Section 4.04.170 jj of the Spokane County Zoning Ordinance allows such a use
upon issuance of a conditional use permit,
EXISTING ZONIyG. Agricultural
,
SITE SIZE: Approximately 5.13 acres
,
APPLICANT: Jason B. Ells
Smythe Rd.
Spangle, WA 99031
~****~~***~*****~t~*~~t*****~*~~f~*~**********
' q) YE-105-86 , 11ARIANCE FROM PARKING STALL REQUIREt~1ENT
This m'"will be heard at 10:15 Generally located north of and adjacent
a.m. o r as soon thereafter as tv Sprague Avenue and west of and adjacent
possi bl e. ) to Adams Road in the SW 1/4 of Section 14,
Township 25, Range 44.
PROPOSAL: The app]icant requests a variance to delete 10 parking stalls for a retail
~ store, whereas Section 4.17.061 (m) of the Spokane County Zoning Ordinance requires
~ one parking stal l for every 200 sq. ft. of a bui1 ding's gross floor area.
EXISTING ZONING. Commercial
SITE SIZE: Approximately 70,300 sq. ft.
.
APPLIC.ANT: Kelly-Moore Paint Company, Inc.
E. 429 Third Avenue
; Spokane, WA 99202
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ZONING ADJUSToR jA uG 1~ 1997
SPOKANE COUNTY, WASHINGTON SPOKAn,c ,,~,n, rs„rrr7
IN THE MATTER OF A YARIANCE FROM THE REQUIRED)
NUMBER OF PARKING STALLS FOR A BUSINESS. ~ CORRECTION TO DECISION
YE-105-87; KELLY MOORE PAIN7 COMPANY. ) OF AUGUST 59 1987
CORRECTION TO ORIGINAL DECISION
In the original decision, August 5th, 19879 a variance was approved which
would allow a total of 59 parking stalls instead of the required 69 parking
stalls. That written decision stipulated that 31 stalls must be installed
prior to the opening of the Kelly Moore Paint store, the primary building to
be located on the site. However, the applicant requested a review of the tape
of the public hearing and, the Zoning Adjustor, in his verbal decision, had
granted authority Tor the applicant to only install 29 stalls, as opposed to
31, with the construction and occupancy of the primary structure, the Kelly
Moore Paint store. 7HI5 WRITTEN OOCUMENT CORRECTS TNE IHCONSISTENCY BETWEEN
THE YERBAL DECISION AND THE WRITTEN DECISION, IN FAYOR OF THE YERBAL DECISION
AS STATED IN THE PUBLIC HEARING.
FINDINGS OF FACT
1. Prior to the public hearing, the Zoning Adusutor had received a
suggestion from other staff persons that the first phase cvnstruction be
required to provide 31 parking stalls.
2. During the public hearing, the applicant presented information in
suppart of only 29 parking stalls to be required with the construction of the
primary building.
3. The Zoning Adjustor, in the public hearing, agreed with the applicant
that 29 stalls would be more than sufficient to support the parking needs of
the Kelly Moore Paint store.
4. The Zoning Adjustor concluded in the closing remarks of the dariance
approval that only 29 of the suggested 31 parking stalls need to be
constructed by time if the occupancy of the Kelly Moore Paint store building.
(NOTE: Fifty-nine t59j parking stalls are still required prior to the
occupancy of the second proposed building.) ,
5. This decision extends the appeal time period to ten (10) calendar
days after the signing of this correction.
CORRECTED DECISION
The Zoning Adjustor corrects the original decision of August 5, 1987 to
require only 29 parking stalls (not 31 stalls, t be in alled and available
prior to the occupancy of the Kelly Moore PaOnt aci 'ty.
DATED THIS 12-o DAY OF AUGUST, 1987,
h s . Mos ,
Zoning Adjustor pokane County
Washington
~
FILED:
1) Appl icant
2) Parties of Record
3) Spokane County Engineering Department
4) Spokane County Health District
5} Spokane Counmty Utilities Dept.
6) Spokane County Dept. of Building & Safety
7) Planning Dept. Cross Reference File and/or Electronic File.
NOTE: ONLY TNE APPLICANT OR AN OPPONENT OF RECORD MAY FILE AN APPEAL WITNIN
TEN (10) CALENDAR DAYS OF THE ABOYE 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 JEFFERSOH STREET.
SPOKANE, WASNINGTON 99260. (Sections 4.25.090 and 4.25.100 of the Spokane
County Zoning Ordinance).
0020z/5-87
TGM/jh
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APPLICANT' S FORM
YARIANCE ~
VE-105-86
I.B. Property is double fronted by Riverside Avenue and Sprague Avenue.
Zoning Ordinance 4.03.020 #66 requires front yard setback from both
streets, equalling 70 feet of set back. The site is a narrow 133.5
feet deep, leaving 63.5 feet of buildable land after removing the
f ront yard setbacks. Parking and landscaping area requirements far
exceed the 35 foot setback requiring additional land being obtained to
devel op the site.
The property was zoned commercial in 1978 (File No. 2E-77-78). The
site plan for the aone change approved indicated a 20-foot setback
along Riverside Avenue and denied any access to Riverside Avenue from
the development. When Kelly-Moore approached the planning departrnent,
September 1986, Planning staff determined the site plan approved in
1978 was not a valid site plan due to nonconformance with section
4.03.020 #66 of the Zoning Ordinance. It was suggested Kelly-Moore
pursue a vacation of Riverside Avenue to obtain additional land for
this development.
Ri versi de Avenue to the north of the site i s a 70-foot ri ght-of-way,
20 feet wider than County standards. A full roadway vacation petition
would obtain the necessary land to develop the property consistent
with present right-of-way needs as a private road. The petition was
to vacate the enti re road and provide a private road to the property
owners at Kelly-Moore's expense. Said private road would be in a
30-foot access easement and have no access from the comercial
development. Due to opposition by the affected property owners, the
petition to the County was changed to vacate only the south 20 feet of
Riv erside Avenue. After several discussions with County Engineering
staff, the south 20 feet of Riverside will be vacated except for a
70-foot cul-de-sac (see plans for vacation alignment). The Board of
County Commissioners will consider this design on June 16, 1967. The
requirements of the vacation include curbing along the property owned
by Kelly- Moore, at their expense, with the remainder of the road being
a 50-foot unimproved road and cul-de-sac.
Wit h this vacation approval, including the cul-de-sac provisions, the
site layout had to be redesigned to accommodate the development
needs. Redesign included shifting of the Kelly-Moore building to the
east to comply with the setback requirements and to provide adequate
manuveri ng space for thei r semi -trai 1 er del iveries. Thi s shift
dis placed 19 parking stalls. The redesign could only obtain 9 of
these stalls.
The property will, in 1991, be reclassified B-2 under the Zoning
Code' s desi gnati on, There i s a di fference of stal 1 s required for this
development between the code and ordinance. The code recognizes
warehousing within a retail business when warehousing exceeds 1,000
square feet. Based on this provision the following parking standards
would be required:
FJ
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Building Ordinance Code Difference
Kelly-Moore (8,125 S.F.) ~
Warehouse/Storage (4,550 S.F.) 22.8 2.3 20.5
Retail (3,575 S.F.) 17.8 17.8 0
Future Building (5,600 S.F.)
Retail , 28.0 28.0 0
TOTAL 68.6 A.l 20.5
The project as proposed provides 59 stalls. Under the Zoning
Ordinance the requirements are 69 stalls. The zoning code requires
only 48 stalls. Due to the size of the building, it is anticipated
future use of this building will always have a storage area. Thereby,
reducing the number of sta11 s requi red for those future uses. This
excess of 11 parking stalls as recognized by the Zoning Code will
always meet the demands of future retail and storage. Kelly-Moore
believes the 59 stalls on the project site will accommodate todays
parking needs as well as future parking requirements. The maximum
retail space allowed on the site is 11,525 square feet with the
minimum warehousing space allowed is 2,200 square feet to meet the 59
parking stall provision.
For the reasons descrtbed above, Kelly-Moore is requesting the
approval of the variance for reduction in the parking requirements by
10 stalls, which is still 11 spaces extra as would be recognized by
the Zoning Code.
I.C. The parking is adequate as previously described. Landscape screens
and a no access provision along Riverside Avenue will deter use of
Riverside by the commercial property. As described in I.B., no actual
parking shortage will occur now or in the future.
I.E. To comply with the parking requirements would necessitate moving the
building to the north or removal of the cul-de-sac resulting in either
an impact to the residences to the north and/or maintenance of County
and Public facilities.
I.G. On September 9, 1958 a portion of Riverside Avenue was vacated to
allow the development of a Moose Lodge Hall and parking on lots S. 69
79 14, and 15 of Evan's Addition (approximately one mi 1 e west of the
Kel l y-Moore si te) . The vacati on was requi red to devel op the si te to
the needs of the user. This vacation was granted as requested. The
Moose Lodge development did not need a parking variance due to the
total vacation of Riverside Avenue. The Kelly-Moore vacation was not
granted entirely as requested, as previously identified. If the
v acat i on was approved as requested, the s i te woul d have been abl e to
be developed with 70 parking stalls and meet the ordinance parking
requirements (see attached 8-1/2" x 11" map).
I.I. Kelly-Moore is a national company with strict standards. Their store
size is set by company policy and they will require the
8,125-square-foot building. The future building space is 5,600-square
feet (see site plan). Kelly-Moore believes the si2e of this structure
must remain for the following reasons:
.
.
1. Smaller square-f oot single structures are harder to rent
and/or sell.
~
2. This size of building is needed to provide office, restroom,
retail, storage and other needs of the retail industry.
3. There is an interested party in this structure. His square
footage requirements are in the area of 5,500 to 6,000-square
feet.
I.K. The site has, by either platting, zoning action, and/or zoning
ordinances, been restricted for development. These restrictions are:
1. Na rrow property f ronted by two parallel, non-intersecting
streets.
2. Dual front yard setback requirements.
3. An approved site plan deemed invalid by planning staff due to
noncompliance with section 4.03.020 #66, double frontage, of
the Zoning Ordinance.
4. A 70-foot cul-de-sac required by County Engineers.
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SPOKANE COUNTY PLANNING DEPAR7MENT
~
APPLICATIONS BEFORE THE ZONIWG ADJUSTORIBOARO OF ADJUSTMEHT
•
Ce rti fi cate of Exempti on Appl i cati ori V~~ ~!03 - ~'f ,
Dean Logsdon (509)838-3810
Name of Appl i cant: Kel l v-tloore P ~ri c-t-Fast 429 Thi rd Ave. S k~an~~ I-IA 9920
Street Address: 987 Commercial Street
Home:
Ci ty: San Car1 os State: Cal i forni aZi p Code : 94070 Phone :Work 415-59 ~-gM
Name of Property Owner(s): Kelly-;loore Paint Companv. Irjc,
REQUESTEO ACT ION ( S)( Ci rcl e App rop ri ate Acti on
Vari ance(s) Conditional Use Permit Non-Confornring Lot/Use
Waiyer of Violation Temporary Use/Structure Other:
*
*
* FOR STAFF USE ONLY *
* ~ *
*Ci te 0 rdi n an ce Secti on :_iY7• 0(ol O1 d Code : e~ t
*Secti or~ d Towns hi p ~ Ran ge 4 P rope rty Si ze * ~
*
*Existing Zoning: F.L.U.P. Designation:
*
*PSSA: N UTA: Y N ASA: oy N FIRE OIST.:'f LEGAL CHECKED BY: ~
*
*
*Heari ng Date: Z2 Staff taki rig i ri Appl i cati on :
* r~r~
Existing Use f Property: Vacant
.pescribe Iritended Proposal: Variance to delete 10 parkinq stalls as required by the
Zoning Ordinance in Chapter 4.17.061 (M) - one stall for ever,y 200 square feet of
_.,qross fl oor area for retai 1 uses.
Street Address of Property: Plot vet assianed
Legal Descri ption of Property ( Iricl ude easement i f appl i cabl e) :
Lots 4, 52 6, and 7, Veradale Homes Fist Addition. accordina to olat recorded in
Vol ume 2 of ol ats, Pane 53 i n Sookane Countv, !►lashi nqton.
1454~-302Y,
Parcel 14543-3022, 14543-3025 Sou rce of Legal: Assessor's Office
Total amount of adjoiriing land controlled by this owner/sponsor: none
i
Wh at i rite rest do you hol d i n the p rope rty : Kel 1y-t9oore i s the Qroperty owner.
Piease list previous Planning Oepartment actions involving this property:
Zone change (File No. ZE-77-78)
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 PERh1IS5ION FROM SAID
OWNER AUTHORIZIPJG h1Y ACTIONS ON HIS/HER BEHALF IS ATTACHE ; AND (3) ALL OF THE ABOVE
RESP~QJ►! "~~~~jOSE ON SUPPORT ING DOCUMENTS ARE MADE TRU FULLY AND TO THE BEST OF
MY,,,ew y
. .....o ,
`P*1oN ~xN~,~'• d: Dean " n on behal o Kel ,~~oore
; gr~e . o f f 1~
: :f Address: Ea t hird Avenue SnokarLe. :JA 99202
: :ca Phone No. :50 - -3810 Date : ~ - i -
_ : z=
. ;NOi1RY ~►~`~~C~,~,~ ~a r Nota .
%Pj. 4pRo!;;:~9 D ate :
xx
0 F VV ~S~a
:,it list%'►•
(over)
.
•
.
. . .
, .
APPLICANT'S FORM
NAME : Kel l y-Moore Pa i nt Corroany, I nc .
FILE: VE - 105 -86
I. VARIANCES
A. Wi11 the variance authorize a use otherwise prohibited in this zone?
Yes ; No X ; Cortment: General retail with oaint store. paint
store to have 3,575 S.F. of retail with 4,550 S.F. of warehouse/
storane soace.
B. Will special circumstances a licable to the pro ep rty_ (such as size,
shape, topography, surround ngs when combi ned wi tthe standards of
the Zoning Ordinance, create practical difficulties for use of the
property and/or deprive the property of rights and privileges comnon
to other properti es i n the vi ci ni ty and simi 1 i ar zone c1 assi fi cati on?
Yes X ; No ; Conment:
See attached sheet. .
C. Will the granting of the variance be materially detrimental to the
public welfare or in3urious to property or improvements in the
vicinity and zone? Yes ; No x; Comnents:
See attached sheet.
D. 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:
See attached sheetT Refer to answer I.B. - nari.inp requirement
differences betwpen the Zoninn Ordinance and Zoninn Code. E. Would relaxation of the zoning standard make a more envirornnentally
sensitive or energy-conserving project or encourage continued or new
use of an hi storic property? Yes _j ; No ; Comnent:
Cpp attarhpd thPPt
F. Wi11 a broader, public need or interest be served by granting verse
denying the variance? Yes _j ; No ; Comment:
The cul-de-sac is reg,uired to serve the Dublic need reducinq site size
and el imi nati ng 1,0~qarki ng, stal l s t
G. Is the case for a variance supported by other like or similar
si tuati ons i n the vi ci ni ty and i n simi 1 ar zones? Yes X; No ;
Comment:
See attached sheet.
(conti nued on reverse si de )
.
.
A. ' BURDEN OF PROOF It is necessary for the applicant or his/her representative to establish the
reasons why the requested proposal should be approved and to literally put forth
the basi c case. Accordi ngly, you shoul d have been given a form for your requested
action (variance, conditional use, etc. ) designed to help you present your case
in a way which addresses the criteria which the Zoning Adjustor must consider.
Please fi11 the form out and return it with your application. If you didn't get a
form, ask the P1 anning Department personnel for advi ce on how to proceed.
B. SIGN-OFF BY COUNTY DEPARTMENTS
1. COUNTY HEALTH DISTRICT
A 1 iminary consul tation has been hel d to discuss the proposal. The appl i-
c t h as b en i f rme d o f req ui remen ts an d s tan da rds .
e-
, 7
(si gn a re ID e ( Si gn-o Y Wai ved)
2. COUNT NGINEER'S DEPARTMENT
A prel iminary con ul tation has been hel d to discuss the proposal. The appi i-
can s been i n o d f req ui remerits an d s tan da rds .
ignatu IDate) (Sign-off Waived)
3. COUNTY UTILITIES OEPARTMENT (Waive if outside WMAB)
A prel imina consultation has been hel d to discuss the proposal. The
appl ~ca t Ydat beeri informed of requirements arid standards.
" - -
S g ature ate (Sign-off Wai vea) :
[L4 The appl i cant i s requi red to di s cuss the p roposal wi th
,a~
L
to become irifonried of requi rements and
standards.
(Distri ct Si gnature) (Date) (Si gri-off Wai ved)
4. WATER PURVEYOR (Wai ve i f outsi de CWSSA) NAME: VeQe., wN-rea. ~
a) The proposal is/ijigM located within the boundary of our future service area.
b) The proposal is/Jmmt located within the boundary of our currerit district.
c) We are/a~at able to serve this si te wi th adequate water.
d S tisfactory arrangements ~e/have not been made to serve this proposal.
~
r
(Si gnature) DateV (Si gn-off Waived)
.
,
. ~ ~
H. Will granting the variance adversely affect the overall zoning design,
plan or concept for either the irtmediate area or the entire County?
Yes ; No ~ ; Comnent:
Because in 1991 the existing cornercial zone will cross over to the 6-2
zone and new oarking calculations based on mixed use will be used (ie. retail
witn warenousing/stnrdcie. 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 sma11? yes ; No __I ; Comment:
See attached sheet.
J. Will granting the variance be inconsistent with the general purpose
and intent of the Comprehensive Plan? Yes ; No x ; Comnent:
=nrPhPnsiyP 21an desinna _inn i Maior Commercial The site iS
develoning as a co;nmercial center.
K. Did the practical difficulty which gives rise to the variance request
exist before the property was acquired by the present owner? Yes.J;
No ; Comment:
See attached sheet.
L. Will 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 _j ; Comnent: Use as
crooosed i s consi stent wi th the Cor.mercial Zone. Parki ng requi ren-ents
exceed the Zoning Code's parki.no requirements which become effective 1491.
M. Does the requested vari ance resul t i n the ci rcumventi on of densi ty
regulations designed to protect the Aquifer? Yes ; No X, ;
Com:ient: ~ tion of th Zonina Code recoanizes warehousina/storaqe
in rPtail hijsin scpc and allows rPCn,ective narking calculations thereb}y
-^educi n~~oerviouc t„rfaqes over the aqu i fer.
0046z/Arch. 0002z 2
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PROJECT NAME DATE
~ Item ~rainagegoipt-em/s Units Quantity Price Cost
- - -
1) Dr ywe 11 - Type A EA ~
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2) Dr ywe 11 - Ty pe B EA ~
3) Grate - Type 1 EA
4) Grate - Type 2 EA
5) Grate - Type 3 EA
6) Backfill for DW CY ,
7) Concrete inlet EA
-
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9) C.M. pipe 12" dia. LF ~
10) C.M. pipe 15" dia. LF
11) C.M. pipe 18" dia. LF
.12) Pr e ca s t Man ho le EA
13) So 1 i d Lid EA
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15) Sod SF
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nGENDa: July zz, 19e7 . ,
TiME: As set forth below
PIACE: Spokane County Planning Dept. . N. 721 Jefferson St. , 2nd Floor fiearing Iloom
SecLion 4.04.110 jj oi ttie Spokane %'.ounty Loning Urdinance ailows such a use upon
issuance of a conditional use perinit.
EXISTING ZONING: Agricultural
S1TE S1ZE: Approximately 2.5 acres RE,
APPLICANT: Joe Heaton JUL
E. 20821 Trent
Otis Orchards, WA 99027 ~OL,
..,;,t.
. * * ~ * ~ . ~ ~ ~ * ~ . ~ * ~ ~ . * ~ . * ~ ~ ~ ~ * « ~ ~ ~ . ~ ~ * * ~ ~ * . ~
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31 r~fS-??-87 r!~A1
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(Thi s i tem wi 11 be heard at 9:45 HOUSnEPSDEyT RELAT YES
a.m. or as soon thereafter as Generany located northeast and adjacent
possible.) to Smythe Road and south of Paradise Road
in the SE 1/4 of Section 1, Township 23,
Range 42.
PROPOSAL: The applicant requests a cond3tional use permit to temporarily house
~epend^ent relatives, James and Guinevere Ells, in a manuf;:ctured home on the subject
prope rty. Section 4.04.170 jj of the Spokane County toning Ordinance allows such a use
upon issuance of a conditional use permit,
EXISTING ZONIyG: Agricultural
SITE SIZE: Approximately 5.13 acres
APPLICANT: Jason B. Ells
Smythe Rd.
Spangl e, WA 99031
q) VE-105-86 VARIANCE FROM PARKING STALL RE, UIREMENT
(This item will be heard at 10:15 Generally located nortfi-c;f and adjacent
a.m, o r as soon thereafter as to Sprague Avenue and west of and adjacent
possible.) to Adams Road in the SW 1/4 of Section 14,
Township 25, Range 44.
PROPOSAL: The appiicant requests a variance to delete 10 parking stalls for a retail
store,, whereas Section 4.17.061 (m) of the Spokane County Zoning Ordinance requires
one parking stall for every 200 sq. ft. of a building's gross floor area.
EXISTING ZONING: Commercial
SITE SIZE: Approximately 70,300 sci. ft.
APPLICANT: Kelly-Moore Paint Company. Inc.
E. 429 Third Avenue
Spokane, WA 99202
-2- Cont.
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BEF`ORE THE BOARD OF COUNTY COMMISSIONERS OF SYOKANE COUNTY, WASHINGTON
RESOLUTIUN N0.
IN THE MATTER OF )
VACATION OF A PORTION OF ) RESOLUTION - VACATION
RIVERSIDE AVENUE )
COUNTY ENGINEER'S ROAD FILE N0. 2260 )
This being the day set for ttie hearing on the County Road Engineer's Report on the
proposed vacation of A PORTION OF RIVERSIDE AVENUE, proceedings for which were initiated
by KELLY-MOORE PAINT COMPANY and others, and it appeacing to the Board on proof duly made
that notice of the hearing was published and posted in the manner and for the time re-
quired by law, and the Board after examining all claims and all maps and papers on file
and after hearing the evidence adduced at the hearing and it appearing that the herein-
after described road is useless and the same is no longer needed as a part of the general
road syetem within the County and that the public will be benefited by such vacation.
THEREFORC, BE IT RESOLVED BY the Board of County Commissionera of Spokane County,
Washington, that the hereinafter described portion of public road to-wit:
That portion of RIVERSIDE AVENUE as dedicated on the Plat of Veradale Homes First
Addition, lying Southerly of the following described line: Beginning at the Northwest
corner of Lot 6 in said plat; thence Easterly along a curve tangent to the North line
of said lot and having a radius of 35 feet, 34.36 feet to the beginning of a tangent
reversing curve concave Southerly and having a radius of 10 feet; thence Easterly along
esid reversing curve 9.82 feet to a point of tangency with a line parallel with and 20
feet North, measured at right angles, from the North line of Lots 6 and 7, in said
plat; thence East thereon 147.58 feet to the beginning of a tangent curve concave
Southwesterly and having a radius of 15 feet; thence Southeasterly thereon 23.5 feet to
a point of tangency with a line parallel with and 30 feet West, measured at right
angles, from the centerline of Adams Road; thence South thereon 25 feet to the East
line of Lot 1.
Located in the Southwest Quarter (SW 1/4) of Section 14, Township 25 North, Range 44
E.W.M. in the Plat of Veradale Homes First Addition No. 137. •
be and the same hereby is vacated in accordance with the provisions of Chapter 36.87
. R.C.W. Sub,ject to certification by the County Engineer to the Clerk of the Board that
adequate provision has been made for construction of curbing on Riverside Avenue ad,jacent
r to Lots 4, 5, 6 and 7 of Veradale Homes First Addition.
PASSED AND ADOPTED By the Board of County Commissioners of Spokane County, Wash-
ington, this 16th day of June, 1987.
BOARD OF COUNTY COMMISSIONERS I
OF SPOKANE COUNTY, WASHINGTON
~
~
.
ATTEST: W LIAM E. DO UE
LERK OF THE ARD
BY ~ ► ~ Y~;1;
D E U T Y
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~ APPLICANT'S FORM
.
VARIANCE
VE-105-86
I.B. Property is double fronted by Riverside Avenue and Sprague Avenue.
Zoning Ordinance 4.03.020 #66 requires front yard setback from both
streets, equalling 70 feet of set back. The site Is a narrow 133.5
feet deep, leaving 63.5 feet of buildable land after removing the
f ront yard setbacks. Parking and landscaping area requirements far
exceed the 35 foot setback requiring additional land being obtained to
develop the site.
The property was zoned commercial in 1978 (File Noo 2E-77-78). The
site plan for the zone change approved indicated a 20-foot setback
along Riverside Avenue and denied any access to Riverside Avenue from
the development. When Kelly-Moore approached the planning department,
Sept ember 1986, Planning staff determined the site plan approved in
1978 was not a valid site plan due to nonconforma,nce with section
4.03.020 #66 of the Zoning Ordinance. It was suggested Kelly-Moore
pursue a vacation of Riverside Avenue to obtain additional land for
this development. '
Riverside Avenue to the north of the si te i s a 70-faot ri ght-of-way,
20 feet wider than County standards. A full roadway vacation petition
would obtain the necessary land to develop the property consistent
with present right-of-way needs as a private road. The petition was
to vacate the entire road and provide a private road to the property
owners at Kelly-Moore's expense. Said private road would be in a
30-foot access easement and have no access from the commercial
developnent. Due to opposition by the affected property owners, the
petition to the County was changed to vacate only the,south ZO feet of
Riverside Avenue. After several discussions with County Engineering
staff, the south 20 feet of Riverside will be vacated except for a
70-foot cul-de-sac (see plans for vacation alignment). The Board of
County Comnissioners will consider this design on June 16, 1987. The
requirements of the vacation include curbing along the property owned
by Kelly-Moore, at their expense, with the remainder bf the road being
a 50-foot unimproved road and cul-de-sac.
With this vacation apProval, includin9 the cul-de-sac! provisions th
site layout had to be redesigned to accommodate the development
needs. Redesi gn i ncl uded shi fti ng of the Ke11y-Moore, bui lding to the
east to comply with the setback requirements and to provide adequate
manuveri ng space for thet r semi -trai 1 er del i veries. Thi s shi ft
displaced 19 parking stalls. The redesign could only obtain 9 of
these stalls. I
The property will, in 1991, be reclassified B-2 4nder the Zoning
Code's designation. There is a difference of stalls required for this
development between the code and ordinance. The code recognizes
warehousing within a retail business when warehousing exceeds 1,000
square feet. Based on this provision the fol]owing parking standards
would be required:
,
t
.
r Building Ordinance Code Difference
-
Kelly-Moore (8,125 S.F.)
Warehouse/Storage (4,550 S.F.) 22.8 2.3~ 20.5
Retail (3,575 S.F.) 17.8 17.8 0
Future Building (5,600 S.F.)
Retail 28.0 28.0 p
TOTAL ~$.6 -a.l 20.5
The project as proposed provides 59 stalls. Under the Zoning
Ordinance the requirements are 69 stalls. The zoning code requires
only 48 stalls. Due to the size of the building, it is anticipated
f uture use of this building will always have a storage area. Thereby,
reducing the number of stalls required for those future uses. This
excess of 11 parking stalls as recognized by the Zoning Code will
always meet the demands of future retail and storage. Kelly-Moore
believes the 59 stalls on the project site will accommodate todays
parking needs as well as future parking requirements. The maximum
retail space allowed on the site is 11,525 square feet with the
minimum warehousing space allowed is 2,200 square feet to meet the 59
parking stall provision.
For the reasons described above, Kelly-Moore is requesting the
approval of the variance for reduction in the parkihg requirements by
10 stalls, which is still 11 spaces extra as would be recognized by
the Zoning Code.
I.C. The parking is adequate as previously described. Landscape screens
and a no access provision along Riverside Avenue will deter use of
Riverside by the commercial property. As described tin I.B., no actual
parking shortage will occur now or in the future.
I.E. To comply with the parking requirements would necessitate moving the
building to the north or removal of the cul-de-sac resulting in either
an impact to the residences to the north and/or maintenance of County
and Public facilities.
I.G. On September 9, 1958 a portion of Riverside Avenue was vacated to
allow the development of a Moose Lodge Hall and parking on lots 5, 69
79 14, and 15 of Evan's Addition (approximately one mile west of the
Kelly-Moore site). The vacation was required to develop the site to
the needs of the user. This vacation was granted as requested. The
Moose Lodge development did not need a parking variance due to the
total vacation of Riverside Avenue. The Kelly-Moore vacation was not
granted entirely as requested, as previously identified. If the
v acat i on was approved as requested, the site woul d have been abl e to
be developed with 70 parking stalls and meet the ordinance parking
requirements (see attached 8-1/2" x 11" map).
I.I. Kelly-Moore is a national company with strict standards. Their store
size i s set by company pol icy and they wil 1 requi re the
8,125-square-foot building. The future building space is 5,600-square
feet (see site plan). Kelly-Moore believes the size of this structure
must remain for the following reasons:
. .
~ • ~ .
le Smaller sq,uare-foot sin'gle stru,ctures are harder to rent
and/or sello
Z. Thi s si ze of' buildi ng i s needed to provide office, restroom,
- retail,, storage and other needs of the retail industry.
3. There i s an i nterested party i nthi s struc;ture e Hi s 4square
,fo,otage requi rementts are i n the area of 5,500 to 6;000-~square
,f eet e
I.K. The sri te has, by ei ther pl atti ng, zoni ng action, and/or zoni ng
ordi nances,,, been restricted,for devel opment o These r6stri ctions are:
,
la Narrow p,roperty fronted by two parallel, non-intersecting
streetse 2. Dual front yard setbac{k requirementso ~
3, An approved si te pJ an deemed i nval i d by pl anni ng staff d'ue to
noncompli ance wi th secti on 4 003.020 #66, do`ubl e f rontage, of
the~ Zoni ng Ordi,nance e ~
4. A 70-foot cul-de-sac requtr-ed by County Engin;ers.
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SPOKANE COUNTY ENGI'NEERING DEPARTMENT
Pro ect° ~ PAINT STORE ~ate 9-18-87
7 ...._.____...__.._...._...r._____..__._
Ad d'r ess o E 1A617 SPRAGUE
Parcel htvo '1,4!,j41_3021
Re fr No o m 7-08,i
, The Caunty, Engineera.ng Department has recexved the sa.te plan d,irectly
4'rom the applicant and a:s in the process of reviewing ate Comments will be
~ sen;k dir ect 1 y to the app 1icant d
Your contact person at the County Eng;ineer-sng Dep`artment may be
contacted by cal l ing 45b-360Qo Your contact person is GARY hIELSOiV.
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.BAS tN NM1E f of Sub Aceas DrJ~
StjD ARF.A l 2 3 4 5 6 7 8 9 lU
(max)
r!n
Ar.~~a _
Ac.res
Ku+►u t E
Cuefficient •
AVERLAND FL()W CI[ANNf:L FLUW
Ct = .t S L -
L - ! S2 z1 -
N m • O~C~ Z2 a '
S ~ .005 N ~
. B •
, .
S ~
Tu -
A. tmpe cv Lous Acea Z4
-
A. ReqtilceJ 1208' PonJing Volume,- O Gp .
A X 1/Z~ T 12
30b/b
IIA l~
BOWSTRINC METHOD
DETENTION BASIN DESIGN
Time Increment (min) ~
Time of Concentration (min) .s
oucflow (c.f.s.) ~ 3v
Deyign year flov (yr.) 1,r,2,
Area (SCres) . 35;- Developed "C" fector . 8~
Area x "C" . a 1E:~ 3~
,
ri ~z c 13 ra rs r6 07 _
Time Inc. Timc Inc. Intensity Q dev. V in V out Storabe
(min.) (sec.) (in./hr.) (c.f.e.) (cu. ft.) (Cue ft.) (cue ft.)
(/1 * 60) (A*C*03) (see belov) (outflow*U2)(#5-V6)
4, 2 7 Z-
1~.ro__._l 1 Z4 44 ! 449 1_.._. L o
yLry l1,77- 51( I L rv I 31
.
7
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oq
573 I ~3o I - 51
~ d-o _ I zqov _j . 32-I_ 1 7Z o I-
! q-s ` L7uo 74 ! ,2.( ! S'89 ! ~4(t7 1 - 2L2- j
j_. r a j I ~o I
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I I
1 sC) l4bOz)1 , 53 ~ ~ 5' 1 1 ~4-40
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►
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~ ,oo j i~,vvo ! . etb I , 1¢__j_.....8__s~__!
.
Vin n 1.34 + Q dev * t for t< Tc ~
Vin - Q dev f t+.34 * Q dev • Tc for t> Tc
306/6 ~
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NMIE sOor~
!'KOJECT
•BAS(N NM1E
Il of Sub Areas ,~,i--
_
SUD ARF.A 1 2 ) 4 S 6 7 8 9 lU
(max)
Area in
Ac: re s
Ituttu t E
Cuef f tcient • 77
OVERI.ANU fL(1W CIIANNEL FLUW
Ct L n
-
L = 4~ Z 1 0
- -
14 ~ . z2 -
.
S s ~ Q¢-- N s
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S •
TU w
A. [mpr rv t ous Acea
8. Reqti! ced '108' PonJ ing Volume 34-o e-,p .
A x !/2" - 12
30616
BOWSTRIN+G METHOD
DETENTION BASIN DESICN
~
Time Increm$nC (mtn) ~
Time of Cancentration (min)
nutfl4v (c.f.a.)
Design year flou (yr.) f~
Area (acres) 123 Develaped "C" facCax . 77
Area x "C" . 1?71
~+1 #2 c 13 14 #S ~ 16 #7
Timc Inc. Timc IRC• IntensiLy Q dev. V in V aut Storage
(min.) (scc.) . (in./hr.) (c.f.s.) (+cu, ffi.) (eu, ft.) (cu. ft.)
(#l * 60) (AtC*03) (see below) (outflaw*tf2) (#S-$
•%-L~ ~ , - i 1 j.0 ~ r 3_~
Z. Lq wo /01 i
:3 r z~~ ~ 41 ~
26 ? Z- _
~ r C 1• Z t ~ . zr r 336 4~
1 ! • 04 -342
,I 3~- 2. leo I . `fi I J. z I ~ N - Z7& ~
t 40 I zgoz, j 7.2 C) 1 -3457 -
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3 cr ov 0 ! ~ ! I 1170 i
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NKUJECT -
•BAS IN NM1E t d of 5ub Areas O/JE-
- , , .
SUB ARf.A 1 2 3 4 S 6 1 8 9 IU
(max)
- - . , . .
Area !n
Ar.res . Zo
. J7 K[ E
Cuef f icient $3
OUERLAND F'LUU CIIANNEL FLUw
Ct 0 ~ 1 S L •
L n Z! a
11 a • otc, z2 -
S • .OZ(oC~ N ~
~ .
g
, .
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A. [mprcv tous Area 6 s., oe
A. RequL ced ' 208' Poncl ing Volua►e
A x 1/2" - !2
30fi/6
• . r3 a~.OJ
BOWSTRINC METHOD
DETENTION BASIN DESICN
Time Increment (min) j
Time of Concentration (min)
outflow (c.f.s.) f 1.")
Design year flov (yr.) ,(r>
Area (acres) , Zv Develaped "C" factor
A re a x "C"
a1 d2 c ~ 03 14 #S ~V Timc Inc. Time Inc. Inteneity Q dev. V in Y out Stocabe
(min.) (sec.) (in./hr.) (c.f.$.) (Cue ft.) (cu. fc.) (cu. Et.)
01 * 60) (AtC*03) (eee belov) (outflov*y2) (y5-U6)
lp-t, ,-L~3 I ,.1.s~ i ~ 2- Z
i. Lq- I, 31 I 2~v L130 I e., o
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~ d-o ~~D 720 I - Vv
,74 I . ~z I 3,3c~ I eLl 0 I- 4 '74-
1 ~ I I ,~,4 I I I q90 !
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s7a~ 1 ,~g j ~ I I 1710
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lrvvo I .90 Vin ~ 1.34 * Q dev * t for t< Tc
Vin•Qdev~ [t.34 *Qdev~?e fort> Tc
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Rn*riuNAL FORrtULn PRu~iLw
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Nn~~E 4Z)f~ 1~~~~J
PRUJECT -
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SIffl ARFA 1 2 ~ +G 5 b 1 8 9 !U
(max)
_ _ , . , , ,
Ar0a in
n T e5
R11t1C1 C ~
Cue f f t c i e n t
nVERLANU fLUa1 CIrANNEL FLUW
C C = L a
L= t/ Qt~ Z i a
Z 2 a
s N
B ~
~ .
S i
T O •
A. Impr rv Loue Area Sif. .
H. Requ t red 1208' ponc! 1ng Va1. ume G, .
A x 1/2" - t2
306!'6
. ,
B041STRINC METN4D
DETENTION HASIN DESIGN
Time Incremen[ (min) ~
Ttme of Concentration (min) ~
Ou[f10V (C.E.B.) { 1~.)
Design year flow (yr.) Area (acres) . Zco ne v e 1o~x~
ri!"t?n ]C /Y"
f~ 1 ~l 2 t 1~ 3 14 gS 1~ 6 It 7
Time Inc. Tiwe Ine. Intensity Q dev. V in V out Storabe
(a►in.) (sec.) (in,/hr.) (c.f.s.) (cu. ft.) (cu. fe.) (cu. ft.)
W t 60) (A*C*#3) (aee beloa) (outflov*Il2) (It5-y6) .
~ , J' ~ 2p-t, I ..~a i 1 L,yl? ~ 1 T-9 i
~ I I l. ~4 1 .45 1 ~ wo I 1,3 L
I i ~sa ~ L Tv I 150
I t ~;W I i-Z r a 4 4 s-D I -ev C6
,30 ! ,~v I 1,04 2,0 I 3W
3!r
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I 4-s' I ~.7 cv l ,74 I 1 1 9~ r o I I
(3, 9 00 ~
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I yv I 4zov I .~s I ~~r I ~~o I
4saV I , S~ I , r~ I 1 ~~s~ l
I 8 C.) I .000;0 I I ,,1,~,~ I I ~ 440 !
,f I s~wv I , sz I, r v I I I
LLO I I ,~v I
~43 ~ • 01 I ~ 1710
I ~
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INl'U,f FUItH
DAT1; j Z7- S7 DEStGN
NAME stxs~'
PkUJk;CT4~0'&,r-
-BAS IN hl11J"1E
of 5ub Aceas
SUB ARFA I 2 4 5 b T 8 9 !u
( ma x )
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Ituttiu [ f
Cuef f tcient . 7-3
O'UERLAND FL(lw CItANNEL fLUW
Ct L .
L zi ~
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S . ~ `cn N
8 =
S
TD a
A. im,prrvious Area
~
B. Requlred 1208' Ponclirag VoZume
A x 112" - 12
3r)6l'6
. .
BOWSTRINC METHOD
DETBNTION BASIN DESICN
Time Increment (min) j
Ttme of Concentcation (min)
ourflov (c.f.s.)
Design yeac flov (yr.)
Area (acres) ..3L Developed "C" factor 173
A re a x "C" , ~ .
~ _3
d 1 H2 t 13 #4 #5 ~ #6 d7
Time Inc. Time Inc. Inteneity Q dev. V in V out Storabe
(min.) (sec.) . (in./hc.) (c.f.s.) (cue ft.) (cue ft.) (cu. Et.)
(11 * 60) (A*C*/3) (see belov) (outflou*U2) (!J5-u6)
Z441 ,
jj L 7c)
4
.34 44.,:5
1 1 Z I cto 1 .91 1 , ZI 1 4(o L l~3 a 1
~ I ~4 ~
I . 3Z 1 . t q I ~ ~►z o
4 I
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l ~ I ~tCo I ► 90o I ~
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I &V I 3c,~, ~ 6(
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I
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Vin m 1.34 ~ Q dev t foc t< Tc
Vin•Qdev+t+.34 ~Qdev*Te fort> Tc 306/6 ~
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