VE-11-02
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SPOKANE COUNTY HEARING EXAMINER
RE: Variance from setback requirements, ) FIl\TDINGS OF FACT,
in the Urban Residential-7 (UR-7) Zone; ) CONCLUSIONS OF LAW,
Applicant: Alden Sherrodd ) AND DECISION
File No. VE-11-02 )
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This matter coming on for public hearing on August 7, 2002, the Hearing Examiner,
after review of the land use application and the entire record, and finding good cause
therefore, hereby makes the following findings of fact, conclusions of law and decision: I. FINDINGS OF FACT
1. The application requests a variance from the front yard setback requirements of the
UR-7 zone, to allow the construction of a detached garage 10 feet from Montgomery
Avenue. 2. The site is generally located along the north side of Montgomery Avenue,
approximately 600 feet east of Flora Road, in the SW 1/4 of Section 7, Township 25 North,
Range 45 EWM, Spokane County, Washington. 3. The site is currently referenced as County Assessor's tax parcel no. 55073.0462. The
address of the property is 17315 E. Montgomery Avenue, Spokane, WA 99016. The site is
legally described in File VE-11-02.
4. The applicant for the proposed variance is Alden Sherrodd, 19329 E. Valleyway
Avenue, Greenacres, WA 99016-8542. The site owners are Alden and Gail Sherrodd, at the
same address.
5. The Hearing Examiner heard the application pursuant to the County Hearing Examiner
Ordinance (County Resolution No. 96-0171) and the County Hearing Examiner Rules of
Procedure (County Resolution No. 96-0294).
6. The Hearing Examiner visited the site on August 6, 2002. A public hearing was held on
the variance application on August 7, 2002. The notice requirements for the public hearing
were met.
7. The following persons testified at the public hearing:
James Richardson Greg Baldwin
County Division of Planning County Engineering
1026 West Broadway 1026 West Broadway
Spokane, WA 99260 Spokane, WA 99260
HE Findings, Conclusions and Decision VE-11-02 Page 1
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A1den Sherrod
19329 E. Valleyway Avenue
Greenacres, WA 99016-8542
8. The variance application is exempt from compliance with the State Environmental
Policy Act and the County's Local Environmental Ordinance, pursuant to WAC 197-11-800
(6)(b).
9. The Hearing Examiner takes notice of the County GMA Comprehensive Plan and Capital
Facilities Plan, Phase I Development Regulations, County Resolution Nos. 1-1033, 2-0037 and
2-0470, County Arterial Road Plan maps, 2001 County Standards for Road and Sewer
Construction, County official zoning maps, County Zoning Code, County Code, other applicable
development regulations, and prior land use decisions in the vicinity.
10. The record includes the documents in the project file at the time of the public hearing;
the documents and testimony submitted at the public hearing, and the items taken notice of by
the Hearing Examiner.
11. The site is approximately 1.03 acres in size and irregular in shape. A single-family
residence is found in the west end of the subject property, approximately 23 feet from the
south property line and Montgomery Drive, and approximately 23.5 feet from the west
property line at the closest point. A driveway extends east from a parking area located on the ,
east side of the residence to a driveway access to Montgomery Avenue, located in the middle
of the site. A septic tank is located just northeast of the residence, with an effluent line
running underground from the tank to a leachbed in the east end of the subject property.
12. The subject property has an average width of approximately 94 feet and an average
length of 476 feet. A cutbank with a downward slope to the north of 40% bisects the
southerly portion of the subject parcel, from east to west. The land lying between the
cutbank and the south property line of the site, which abuts Montgomery Avenue, slopes
down to the north at the rate of 25-28%. A concrete retaining wall extends easterly from the
residence for approximately 25 feet, northerly of the cutbank. The site levels out in the
middle of the site, at the base of the cutbank slope, before sloping down steeply along the
northerly border of the site. Portions of the site are landscaped with trees, bushes and grass.
13. The site plan of record submitted on June 4, 2002 illustrates a 30-foot square garage
located 20 feet east of the residence, and 10 feet from the south property line and the right of
way for Montgomery Drive. The site plan illustrates extension of the driveway for the garage
from the south side of the garage to the paved surface of Montgomery Drive.
14. The site plan of record indicates the distance from the south property line and the paved
surface of Montgomery Drive to be 25 feet.
15. Profiles attached to the geo-hazard evaluation submitted by the applicant's consultant
show the proposed garage extending through the existing cutbank, the proposed excavation
of the cutbank for the proposed garage, the proposed placement of fill between the garage
HE Findings, Conclusions and Decision VE-11-02 Page 2
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and the south property line to provide a driveway at the same level as the road, and location
of the northwest corner of the proposed garage 10 feet from the retaining wall.
16. The Spokane River is located varying distances north of the subject property. The
County Shoreline Master Program designates the Spokane River as a shoreline of statewide
significance. The entire site is located within 200 feet of the ordinary high water mark of the
river and the shoreline jurisdiction of the Master Program. The Master Program designates
the site in the Pastoral Area. The Centennial Trail is located between the site and the river.
17. County Critical Areas maps designate the Spokane River in the area as a Type I stream
with a 250-foot wide riparian buffer, measured from the ordinary high water mark. The
entire site is located inside the buffer.
18. Effective January 15, 2002, the County adopted a new Comprehensive Plan ("GMA
Comprehensive Plan"), Capital Facilities Plan, County Urban Growth Area (UGA)
boundaries, and Phase I Development Regulations; all pursuant to the State Growth
Management Act. Such action also repealed the interim development regulations previously
adopted by the County under the State Growth Management Act. See County Resolution
No. 2-003 7. On May 7, 2002, the County made minor text revisions to the Phase I
Development Regulations. See County Resolution No. 2-0470.
19. The Phase I Development Regulations designate the site and area lying south of the
river in the Low Density Residential category of the GMA Comprehensive Plan and within
the Urban Growth Area; and reclassified the zoning of the site and neighboring land south of
the river from the Semi-Rural-1 (SR-1) zone to the Urban Residential-7 (UR-7) zone.
20. Single-family homes are found along Montgomery Avenue east and west of the site, on
parcels of land both smaller and larger than the subject property. Many parcels in the vicinity
have not been developed at the maximum residential density allowed in the UR-7 zone of
seven (7) dwelling units per acre.
21. The main floor of the residence is at the same level as the proposed garage. A doorway
located in the east wall of the residence provides access to the main floor at the northeast
corner of the residence.
22. The applicant based the proposed variance on the need for a covered garage similar to
other residences in the UR-7 zone; the topography of the site, which limits the location of the
garage; the location of the retaining wall near the residence; the desirability of having a
driveway and garage at the same level as Montgomery Avenue and near the residence; the
difficulty of accessing Montgomery Drive along the ex-isting driveway and access, due to the
topography of the site and snow conditions in the winter; and the desire to preserve access to
the main entrance to the residence via the existing driveway, between the proposed garage
and the retaining wall.
23. County Engineering recommended that the opening of the garage be placed at least 18
feet from the county right of way along Montgomery Avenue, so that a vehicle parked in the
HE Findings, Conclusions and Decision VE-11-02 Page 3
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driveway would not encroach into the right of way, and to facilitate access into and out of the
garage along Montgomery Avenue. The applicant objected to such request on the basis that
the paved surface of Montgomery Avenue is located 25 feet from the south property line of
the subject property line and the north right of way line for Montgomery Avenue; and that it
is unlikely that sidewalks would ever be needed along the roadway adjacent to the subject
property.
24. The County Arterial Road Plan designates Montgomery Avenue as a Local Access
road. Such road has a right of way width adjacent to the site of 60 feet and a paved width of
18 feet south of the site. The site plan of record illustrates the paved width of such road
approximately eight (8) feet closer to the south right of way line than the north right of way
line for Montgomery Avenue. The centerline for the road adjacent to the site has not been
established by County Engineering, but is located in the center of the right of way
immediately west of the site. See Exhibit A.
25. The applicable front yard setback in the UR-7 zone for the detached garage is 25 feet
from the south property line of the site and the adjacent right of way for Montgomery
Avenue. See Zoning Code 14.618.325 (1).
26. A 2-car garage is a typical amenity for single-family homes in the UR-7 zone and in the
vicinity.
27. The standard paved width under the 2001 County Standards for Road and Sewer
Construction for a Local Access road in urban residential areas is 30 feet. The standard
border easement adjacent to such paved width is 10 feet, eight (8) feet of which is reserved
for curb and sidewalk. Under such standards, the half width needed to accommodate
pavement and border easement is 25 feet; and to accommodate the paved width, curb and
sidewalk is 23 feet. See 2001 Road Standards, Table 3.03 and sheet A-1 of Standard Plans.
28. Since the site and neighboring properties are located in the UGA and zoned UR-7,
residential densities in the area will likely increase over time, along with traffic along
Montgomery Avenue. This may eventually lead to the need to widen Montgomery Avenue
to its standard width, including the installation of curb and sidewalk. The centerline may be
established in the middle of the right of way. To provide an 18-foot separation between the
garage opening and the sidewalk, and leave some space between the sidewalk and a parked
vehicle, the garage door opening should be placed at least 12 feet from the right of way.
29. The current garage is oversized for a 2-car garage, and could be shortened by two (2)
feet and still provide adequate parking for two vehicles.
30. The topography and the relatively narrow width of the site comprise special
circumstances that justify a variance from the front yard setback requirement of the UR-7
zone.
31. The purpose of the UR-7 zone is to set standards for the orderly development of
residential property in a manner that provides a desirable living environment that is
HE Findings, Conclusions and Decision VE-11-02 Page 4
compatible with surrounding land use and assures the protection of property values. The
maximum residential density permitted in such zone is seven (7) dwelling units per acre.
' Strict application of the front yard setback required in the UR-7 zone creates an
unreasonable burden in light of the purpose to be served by the UR-7 zone and Zoning Code.
See Zoning Code 14.618.100 and 14.100.104.
32. Relevant policies of the GMA Comprehensive Plan and relevant regulations of the
Pastoral Areas of the County Shoreline Master Program are set fortb in the Staff Report.
The general use regulations set forth on page 4-7 of the Master Program are also relevant to
the proposed variance. This includes use regulation 5.5, which provides that in areas of 5%
or greater slope, ground cover shall be retained or replaced with similar vegetation to prevent
erosion. Use regulation 5.9 prohibits structures in the shoreline area from exceeding a height
of 35 feet. These requirements have been added as a condition of approval.
33. Zoning Code 14.404.082 (2)(b), (2)(c) and (3)(a-g) do not apply or are not
substasitiated.
34. The proposed variance, as. modified and conditioned, is consistent with the County
Shoreline Master Program.
35. The geo-hazard evaluation submitted by the applicant's consultant incorrectly
concludes that the slopes on the site are not subject to the geo-hazard provisions of the
Critical Areas Ordinance; since the proposed garage will be constructed in the cutbank area
of the site where slopes are 40%. The geo-hazard evaluation does indicate that the garage
can be safely constructed on the subject property. The Examiner has added a condition of
approval requiring compliance with the geo-hazard provisions of the County Critical Areas
Ordinance.
36. The County Critical Areas Ordinance prohibits development within riparian buffer
areas. County Planning ha,s the authority to inerease or modify standard buffer widtlis
required for Type I streams under appropriate circumstances. See Section 11.20.060.C.2 of
Critical Areas Ordinance. Single-family residences are required to comply with the County
Critical Areas Ordinance. A"reasonable use exception" may be granted if an applicant for a .
development proposal demonstrates that the standards of the Critical Areas Ordinance would
deny all reasonable use of the property. See Section 11.20.040.B. The Examiner has added
a condition of approval requiring the applicant to eomply with riparian buffer requirements
of the ordinance.
37. Neighboring property owners did not comment on the proposed variance. The
proposed variance, as modified and conditioned, wili -not adversely impact neighboring
property owners or the public health, safety and general welfare.
Based on the above findings of fact, the Hearing Examiner enters the following:
HE Findings, Conclusions and Decision VE-11-02 Page 5
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H. CONCLUSIONS OF LAW
1. Because of special circumstances applicable to the property, strict application of the
front yard setback requirements of Zoning Code 14.618.325 (1) creates practical difficulties
and deprives the property of rights and privileges enjoyed by other properties in the vicinity
and similarly zoned.
2. As conditioned and modified, granting of the variance will neither be detrimental to the
public welfare nor injurious to the property or improvements in the vicinity and the General
Agricultural (GA) zone in which the site is located.
3. The proposal, as conditioned and modified, conforms to the GMA Comprehensive Plan.
4. The proposal, aside from the requested variance, complies with the UR-7 zone and
other applicable development regulations.
5. Approval of the variance application, as conditioned, is appropriate under Chapter 14.404 of the County Zoning Code, and Section 11 of the County Hearing Examiner
Ordinance, adopted by County Resolution No. 96-0171.
M. DECISION
Based on the Findings of Fact and Conclusions of Law stated above, the application for
a variance from the front yard setback requirements of the Urban Residential-7 (UR-7) zone, for development of a detached garage, is hereby approved, subject to the conditions of
approval listed below.
Any conditions of public agencies that have been added to or significantly revised are
italicized.
Failure to comply with the conditions of this approval may result in suspension or
revocation of the variance by the Hearing Examiner.
SPOKANE COUNTY DIVISION OF PLANNING
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant,"
which term shall include the owners and developers of the property, and their heirs, assigns
and successors.
2. The variance applies to the property currently referenced as County Assessor's tax
parcel #55073 .0462, as legally described in Planning File No. VE-11-02.
3. The proposal shall comply with the Urban Residential-7 (UR-7) zone and all other
applicable provisions of the Spokane County Zoning Code, as amended, except for the
deviation allowed by the approval of the subject variance.
HE Findings, Conclusions and Decision VE-11-02 Page 6
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4. The applicant shall develop the subject property in substantial conformance with the site
plan of record submitted on June 4, 2002, subject to compliance with conditions of approval
and regulation standards. All aspects of the concept and proposal shall be binding on the
development. Minor variations, to be approved by the Director of the Division of
Planning/designee, shall only be allowed to meet regulation standards and conditions of
approval. Any other modification must be presented to the Hearing Examiner for review and
approval at a public hearing.
5. The detached garage shall be set back at least 12 feet from the south property line
lying adjacent to the right of way for 1Vlontgomery Ave»ue.
6. The proposal .shall comply with the geo-hazard provisions of the County Critical Areas
Ordinance. The geo-hazard evaluation submitted on December 13, 2001 shall be revised to
acconzmodate the 12 foot setback required for the detached garage, and shall include
mitigating measures to address the construction of the garage on slopes exceeding 30%.
7. 7'he proposal shall comply with the riparian buffer requirements of the County Critical
Areas Ordinance. This may require the applicant to apply for a reasonable use exception or
modied riparran buffer width for the detached garage.
8. 7'he proposal shall comply with the use regulations of the County Shoreline Master
Program, including, without limitation, the regulations foY the Pastoral Area and the
general use regulalions applicable to all shoreline areas.
9. The Division of Planning shall prepare and record with the Spokane County Auditor a
Title Notice, noting that the property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This Title Notice shall serve as public
notice of the conditions of approval affecting the property in question. The Title Notice
should be recorded within the same time frame as allowed for an appeal and shall only be
released, in full or in part, by the Division of Planning. The Title Notice shall generally
provide as follows:
"The parcel of property legally described as [insert legal description] is the subject of
decision by the Spokane County Hearing Examiner on September 4, 2002, approving a
setback variance under the Spokane County Zoning Code and imposing a variety of special
development conditions. File No. VE-11-02 is available for inspection and copying in the
Spokane County Division of Planning."
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to release of a building permit or use of property as proposed:
1. The County Engineer recommends that a minimum setback distance of 18 feet be
maintained between any proposed garage door opening and the County right-of-way.
HE Findings, Conclusions and Decision VE-11-02 Page 7
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2. A parking plan and traffic circulation plan shall be submitted and accepted by the
Spokane County Engineer. The design, location and arrangement of parking stalls sha11 be in
accordance with standard engineering practices.
3. No construction work is to be performed within the existing right of way until plans
have been accepted by the County Engineer and a permit has been issued by the County
Engineer. All work is subject to inspection and approval by the County Engineer.
4. The regulations of the National Flood Insurance Program sha11 be observed, since the
subject property is affected by a flood hazard zone. A development permit must be obtained
from the Spokane County Engineer before construction or development begins within any
area of special flood hazard. See Chapter 3.20 of Spokane County Code.
5. Roadway standards, typical roadway sections and drainage plan requirements are found
in County Resolution No. 1-0298 as amended and are applicable to the proposal.
6. Approach Permits must be obtained for any access to the Spokane County road system.
7. The applicant is advised that there may exist utilities either underground or overhead
affecting the applicant's property, including property to be dedicated or set aside future
acquisition. Spokane County will assume no financial obligation for adjustments or
relocation regarding these utilities. The applicant should contact the applicable utilities
regarding responsibility for adjustment or relocation costs and to make arrangements for any
necessary work.
8. The County Engineer has reviewed the proposal for transportation concurrency and
determined that it is exempt under Section IV (B)(2d)(iv) of the Phase I Development
Regulations adopted by Spokane County.
SPOKANE COUNTY DIVISION OF BUILDING AND CODE ENFORCEMENT
1. The applicant should contact the Division of Building and Code Enforcement at the
earliest possible stage in order to be informed of code requirements administered/enforced as
authorized by the State Building Code Act. Design/development concerns include
addressing, fire apparatus access roads, fire hydrant flow, approved water systems, building
accessibility, construction type, occupancy classification, existing exterior wall protection and
energy code requirements.
DATED this 4th day of September, 2002
SPOKANE COUNTY HEARING EXAMINER
Michael C. Dempsey, WSBA 48235
HE Findings, Conclusions and Decision VE-11-02 Page 8
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NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing
Examiner on an application for a variance is final and conclusive unless within twenty-one
(21) calendar days from the issuance of the Examiner's decision, a party with standing files a
land use petition in superior court pursuant to chapter 36.70C RCW. Pursuant to chapter
36.70C RCW, the date of issuance of the Hearing Examiner's decision is three (3) days after
it is mailed.
This Decision was mailed by Certified Mail to the Applicant and by f rst class mail to other
parties of record on September 4, 2002. The date of issuance of the Hearing Examiner's
decision is therefore September 9, 2002, counting to the next business day when the last day for
mailing falls on a weekend or holiday. THE LAST DAY FOR APPEAL OF THIS
DECISION TO SUPERIOR COURT BX LAND USE PETITION IS SEPTEMBER 30,
2002.
The complete record in this matter, including this decision, is on file during the appeal
period with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026
West Broadway Avenue, Spokane, Washington, 99260-0245. The file may be inspected
during normal working hours, listed as Monday - Friday of each week, except holidays,
between the hours of 8:30 a.m. and 5:00 p.m. Copies of the documents in the record will be
made available at the cost set by Spokane County.
Pursuant to RCW 36.70B.130, affected property owners may request a change in
valuation for property tax purposes notwithstanding any program of revaluation.
HE Findings, Conclusions and Decision VE-11-02 Page 9
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Project Status AcNve El~ GINEER' S "VI]EW SHEET
As Buitt Plans Received Variance File VE_0011 -0Z '02
Road Plans Approved Companion Files:
New Road Standards 5-15-95 Mylar Related Files: SP-0336
Aearing: 08/07/2002 9:00 Building Dept:
Technica) Review: , ~~~Iarvard Rd Plan ~ Eng Special Fees
Preliminary Iteview: 06120/2002 Type: Scheduled For i,a,rge L,flt Bldg. Square Feet
Date Received: 06/06/2002
No. Lots: No. Acres: 1.05
Project Name FRONT YARD SETBACK 10' CODE 25' GARAGE
Site Address S. EUCLID, E. FLORA, N. MONTGOMERY, W. RNERWAY, MONTGOMERY E. 17315
AppUcant Conditions Mailed: d Zone ~ Phone Dist School Dist
Alden & Gail Sherrodd SWq Fire Dist 01 Range-Township-SecNon: 45 - 25 - 0'] PARCEL(S): (first 20)
Water Source Public 55073.0462
17315 E. Mongtomery Av Sewer Source Septic Tank
GREENACRES, WA 99016.
Phone (509) 922-0608 (208) 773-7581
Eng Billing
Alden & Gail Shernodd
17315 E. Mongtomery Av Owner
Alden & Gail Sherrodd
GREENACRES, WA 99016-
Phone (509) 922-0608 (208) 773-7581 17315 E. Mongtomery Av
GREENACRES, WA 99416-
Signed Name: Phone (509) 922-0608 (208) 773-7581
ALDENSHERRODD
Building 477-3675 lPlanning 477-7200 /Engineer 477-3600 Contact B/P JAMTsS RICHARDSUN Contact Ene GREG BALDWIN
Date Submitted Description Initials
Eng ]Yeed Technically Complete Eng Need Harvard Rd Mitigation
Eng Need Drainage Plans Nng Need Traffic Analysis Eng Need Other
Eng Agree Pay Fees Received ~ Eng Final Plat Fees Completed
Copy to Accounting
Eng Agree Priority Fees Received 06/04/2002 Eng Prelim Plat Fees Completed
Notice to Public / Notice W Public # 1 3 4 6 Completed - or Needs to be signed ~
Design Deviation Dates (In-0ut)
l l - l 1 1 I - l I l l - ! 1
I / / / / / ! 1
W3 quannest'o'r
drainage item calculated
Hearing Date Decision App Den Cond Appld BCC
Appealed to BCC Decision App Den Cond Appld Court
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
` J / Stamped 208 I.ot Plans to Secretary (Sandy) '
Project Status Acttve ENGINEER' S REVIEW SHEET
As Built Plans Rcceived Variance File vE-0011 -OZ '02
Road Plans Approved Companion Files:
New Road Standards 5-15-95 Mylar Related Files: SP-0336
0
Hearing: Building Dept:
Technical Review: ~ Harvard Rd Plan F] Fng Special Fees
Preliminery Review: 06120/2002 Type: Scheduled For f j L,arge Lot Bldg. Square Feet
Date Received: 06/06/2002
No. Lots: No. Acres: 1.05
Project Name FRONT YARD SETBACK 10' CODE 25' GARAGE
Site Address S. EUCL1D, E. ELORA, N. MONTGOMfiRY, W. RIVERWAY, MONTGOMERY C. 17315
Applicant Conditions Mailed: Flood Lone No Phone Dist School Dist
Alden & Gail Sherrodd Fire Dist 01 Range-Township-Section: 45 - 25 - 07 PARCEL(S): (first 20)
Water Source Public 55073.0462
17315 E. Mongtomery Av Sewer Source Septic Tank
GREEAfACRF,S, WA 99016-
Phone (509) 922-0608 (208) 773-7581
Eng Billing
Alden & Gail Sherrodd
17315 E. Mongtomery Av Owncr
Alden & Gail Sherrodd
GREENACRES, WA 99016-
Phone (509) 922-0608 (208) 773-7581 17315 E. Mongromery Av
GREENACRES, WA 99016-
Signed Name: Phone (549) 922-0608 (208) 773-7581
ALDEN SfiERRAAD
Building 477-3675 /Ylanning 477-7200 /EnFineer 477-3600 Contact B/P JAMES R[CHARDSON Contact Ene GREG BALDWTN
Date Submitted Description Initials
' Eng Need Technically Complete Eng Need Harvard Rd MingaNon
Eng Need Drainage Plans Eng Need Traffic Analysis Eng Need Other
Bng Agree Pay Fees Received Eng Final Plat Fees Completed
Copy to Accounting
Eng Agree Priority Fees 12eceived 06/04/2002 Eng Prelim Plat Fees Completed
Notice to Public / Nntice to Public # 1 3 4 6 Completed - or Needs to be signed L
Design Deviation Dates ([n-0ut}
ona quanties~'or
drainage item calculated
Nearing Qate Decision App Den Cond Appld BCC !
Appealed to BCC Decision App Den Cond Appld Court
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
^ / / Stamped 208 Lot Plans to Secretmy (Sandy)
~ _~e,~~. ~i' ~ ~Ji.~
~
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STAFF REPORT TO THE HEARING EXAn/116VER ~
Bi 6-ile#• VE°1 1-02
DIVISION OF PLANNING
I 111 ~ ~I
SPOK,A'NT lUOIJKI`Y .
.._HEARING DATE: August 7, 2002 at 9:00 a.m. FILE VE-1 1-02
PROJEC'T F'LAiVNER: James Richardson, Associate 6'lanner
PROJECT DESCR[PTION: VaCiance from front yard seiback requirement of Section
14.618.325-1 requesting 10 feet instead of 25 feet for a new garage in the Urban Residential-7
(UR-7) zone.
PROJEGT DATA
Project Location and Address: The project site is generatly located north of and adjolning
Montgomery Auenue approximately 600 feet east of Flowa
Road, within the SW of Secfion 7, Twp 25 N, Rng 45
EWM. The site address is 17315 E. Montqomery Avenue.
Parcel Number. 55073.0462
Applicant: Alden Sherrodd
17315 E. Montgomery Ave.
Greenacres, WA 99016
(509) 922-0608
fVew Comprehensive Pian Designation: Low Density Residentiai (LDR), effective January 15, 2002
Existinq Zoning: . Urban Residential-7 (UR-7)
Existing Land Use: - The project site is developed witfi a singie family residence
and accessory structures.
Surroundinq Zoninq and Land Uses:
o North: The property immediately north, ofi the project site is
occupied by the Spokane River while properlies north of
the river are zoned Light Indusfrial (1-2) established in 1991
and previously classified as Light Industrial (I-2),
established in 1958.
• South: Land immediately south of the project site is zoned Urban
Residential-7 (UR-7) established in 2002 and previously
classified as Semi-Rural 1(SR-1), established in 1994.
Land located south of thg ptoposal is used for primari(y for
single family residential and accessory uses.
o'East: Land located east of the project site is zoned Urban
Residential-7 (UR-7) established in 2002 and previously
classified as Semi-Rural 1(SR-1), established in 1994.
Land located east of the proposal is used for primarily for
_ single family residential and accessory uses.
oWest: West of the project site, land is zoned Urban Residentia(-7
- (UR-7) established in 2002 and previously classlfed as
Semi-Rural 1(SR-1), established in 1994. Land located
west of the propasal is and is used for prlmarily for single
, - fiamily residential and accessory uses.
t PCnown Land Use Proposals and Recent • No land use applications for the development of land in
Project Approvals in the Area of this Project: the vicinity ofi the proposal have been recently received
by the Division of Pianning or approved by the Hearing
Examiner. Several shoil piats for acreage tracts have
been compieted in the gerieral area over the past 20
years.
Land Division Status: The project sfte is recognized as platted property.
Shoreline Desiqnation: Pastoral.
Water Purveyor: Pubtic water service is available and will be provided by
Consolidated Irrigation District #9.
Sewage Disposai: An existing septic tank and drainfield serves the existing
residence.
Fire District The project site is located in Spokane County Fire
Protection District No. 1.
School District and nearest K-12 schools: The project site is located in the Central Valley School
District No. 356.
fVearest Arterial and Distance: Flora Road is located approximately 700 feet west of the
site and is designated as a Principal Arterial. Montgomery
- Avenue is designated as a Local Access road.
Nearest Parks and Distance: No county park facilities are located in immEdiate the
vicinity of the project site.
Neighborhaod Association: The project site IiES within the Greenacres neighborhood
association boundary.
o This proposal is locaied inside the UGA.
a This proposal Es located outside of any Joint Planning Area
a This proposal is located inside the Public Transportation Benefit Area (PTBA).
o This proposal is located within 1000' of designated fViinerad Resource Lands.
GMA/CRtTOCAL AREAS
Aquifer Recharge Area: The subject site is located inside both the Priority
Sewer Serrrice Area (PSSA) and the Hquifer
Sensitive Area (ASA) Overlay Zone.
Fish & Wiidlife Habitat Conservation Areas: No Fish'& VViIdlife Habitat Conservation Areas are
identified on the Spokane County Critical Areas
mapping for this site.
Floodpiain: Reviever of FIRM indicates the project site is
located in Zone C and outside the 100 year flood
plain.
-Geologically Hazardous Areas: Portions of the site adjacent to Montgomery
Avenue where the proposed construction would
occur exhibit siopes approaching 30%. A
geoliazard evaluation was submitted with the
i, application which concludes that there are no
geohazards which would preclude the planned
- canstruction.
I' Wetlarids: The Spokane County Wetland Inventory map for
this area identifies no wetlands within or adjacent
to the site.
SEPA
O Categorically Exempt (WAC 197-11- 800 - 6 b)
vE-1 1-02
Staff Report - August 7, 2002 Public Hearing
2
NOTICING
Published: The Notice of Hearing was advertised in the Spokesman Review legal section on July
23, 2002.
Mailed: Notice of Application and the Notice of Public Hearing was mailed to taxpayers/owners of
property located within 400 feet of the boundaries of the subject site on June 20, 2002 and July 22,
2002, respectively.
1724 COMPLIANCE DATES
Application Submitted: June 4, 2002
Determination of Completeness issued: June 20, 2002
Date Notice of Decision is Due: October 20, 2002
REVIEWING AGENCIES
A total of seven agencies were notified of the proposal and comments were solicited. Final comments were
due June 20, 2002.
Agencies Notified Response Date Agencies Notified Response Date Received Received Received Received
Spokane County Division Yes June 19,
of Engineering and Roads 2002
Spokane County Division No Spokane County No
of Utilities Division of Utilities,
Stormwater Utility .
Spokane Regional Health Yes June 24, Consolidated Irrigation No
District 2002 District #9
Spokane County Fire Yes June 20, Spokane County Yes July 15,
Protection District No. 1 2002 Division Building & 2002
Code Enforcement
RESPONSES FROM AGENCIES OF INTEREST: Recommended conditions of approval directly
related to the structure setback variance request have been submitted by the Spokane County
Division of Engineering and Roads.
RESPONSES FROM THE PUBLIC: The Division of Planning received no letters in response to
the Notice of Application.
DESCRIPTION OF THE SITE: The site development plan of record submitted to the Division of
Planning on June 4, 2002 illustrates an irregular parcel approximately 44,668 square feet in size
and sloping generally to the north. Access to the site is from Montgomery Avenue. The existing
right-of-way width of Montgomery Avenue is 60 feet adjacent to the site.
DESCRIPTION OF SURROUNDING NEIGHBORHOOD: The neighborhood surrounding the
project site is residential in character, with single family residences on one-acre lots and some
larger acreage tracts. Zoning in the area is primarily Urban Residential-7 (UR-7).
COMPREHENSIVE PLAN ANALYSIS: The subject property is located within the Low Density
Residential (LDR) category of the 2002 Comprehensive Plan. The Low Density Residential (LDR)
category identifies three separate categories for residential use which are established, ranging
from low to high density. Low density residential includes a density range of 1 to and including 6
dwelling units per acre, medium density residential includes a range of greater than 6 to and
including 15 dwelling units per acre and high density residential shall be greater than 15 dwelling
units per acre. Design standards ensure neighborhood character and compatibility with adjacent
uses.
VE-11-02
Staff Report - August 7, 2002 Public Hearing
3
5 ~
k The Gaals and Pvlicies far the Low Density Residential (LDR) ca#egary are recited here as
fvllows :
GoaIs
UL.1 a Provide a heal#hful, safe and sustainable urban environment that offers avafiety flf
apportunities fvr affvrdable housing and emplayment.
UL.1b Create a future rich in culturaf and ethnic diversity that embraces family and cnrrimunity
values and recognizes #he interests of the whole community,
UL.2 Main#ain and enhance the quality of life in Spokane County through urban design
standards.
UL.7 Guide e#ficiant development paterns by Ivcat+ng residential development in areas where
facilities and services can be provided in a cos#-effective and tirnely fashion.
Respvnse; Ti he propasa[ is generally consistent with the Lvw Density Residential (LDR) categflry
of the Comprehensive Plan, resulting in a density of one dwelling utni# per acre. The Gaals and
Policies of the Camprehensive Plan da nat specifically address variances from #he dimensiorral
standards of the implementing zones.
Pvlicies
Residential Land Use
UL.71 ldentify and designate land areas for residential use, including categaries for law-,
medium and high-density areas.
lJL.7,2 Coordinate housing and economic develapment 5#ra#egies ta ensure that suffcient
land is provided for affordable housing in loca#ions readily accessible to
errtiployment centers.
UL.7.3 New urban developrnen# rnus# be lvcated wi#hin the Urban Grov+rth Area (UGA)
boundary. IJL.7.4 Ailow zero Iot line hausEng and detached single-family housing on small lots wi#h
minimal setbackS and yards, where apprvp(ate.
UL.7.5 Provide for banus densi#ies, aer❑ lat line hatasing, auxiliary structures, accessary
dwellings or similar methads to promote infill development, where appropriale.
UL.7.6 Deuelap regulations and incentives tv encautage cluster development af residential
Iarrds so open space, view, watersheds and criticsl areas afe perrnanently
protected. (See also, "Exemplary Design - Planned Urrit Develapments," in the
t.lrban Character and Design Section.)
UL.7.1 1 Establish zoning and subdivisivn regulatians that require residentiaE developments
#a provide the fvllowing improvements:
a) Paved streets (and alleys if appropriate), curhs and sidewaCks} paths
and internal walkways, when apprppriate;
b} Adequate parkEng cansistent wri#h local fransit leveIs;
VE-11=02
StafF Report =August 7, 2002 Pu61iG Hearirtg
4
# !
X
c) Street lighting;
d) Storm water control;
e) Rublic vwrater supply;
fi) Public sevvers.
UL,7.12 New development within the UGA sha[I be connected #o public sewer, consistent
wi#h reqWiremen#s for cancurrency. Developer4fnanced extensians of public sewer
may be allawed wi#hin any area of the UGA provided capacity and infrastruc#ure
needs are adequately addressed.
TRANSPORTATION CONCURRENCY REVIEW: Variances are categarically exempt from
traraspvrtation concurrency review and refated requirements under Sectian IV-B (2){div} of the
Phase Orae Gevelopmen# Regu#ations adopted under Resolution #2-0037.
SPOKANE CG1UNTY SHDRELINE PROGRAM: The Spakane County ShareCine Program
exempts frarn regula#ivn single farnily residences and accessory structures, provided #hat a 50
foot minimum se#back from the shareline is maintained. The prvpvsed garage qualifies for this
exemp#ion and is lacated apprvximat~ly 125 feet from the ordinary high water mark gf the
Spvkane River. The appEicable sections of the Spakane Caurrty Shvreline Pragram are recited
here as fnllows;
'8.1 The Na#ural Area. The Pastoral Area, The Canservan~v Area
8.1.1 ResiLlen11a1 ~evel~~menLshGlll be per441i"edr exksepl-
a) Construction an wetlands by an owner, lessee, or confrac# purchaser of a singleAfamily
residence for his own use vr for the use ot his familye wh1Ch rP.SIdEnC►@ dOeS nOt eXCeed a Ilefght of
35 feet abave auerage grade [evel and which meets all requirements of the State agency or local
government having jurisdiction.
b) A residen#ial developrrtient subdivision may be permitted provided #hat the portion of the
subdivision wi#hin the shoreline area shall he dedicated to i#s existing state vr tv recreatianal
- purposes consistent with the other applicable regula#ions and policies of the managernent area.
8.1.2 F:esidential structures in subdivisions shall not be perrnitted within the shoreline ar+ea.
8.1.3 Residential structures shall be set back at least 50 fee# from the ordinary high-water rnark."
SPOKANE COUIVTY CRITICAL AREAS ORDINANCE: The Spokane County Critical Areas
Ordinance (CA4) would rrarmally require a 250 riparian ~uffer alang a Type ! strearrr such as the
Spakane River. The CAO does allow disturbed buffer areas established privr to the effective date
of the Ordinance ta be continued withorat mitEgation. The applicable section of the Critical Areas
Ordinance are recited here as foElows:
"'11.20.030 - GENERAL PRO'VISIONS
J. Nonconforming Provisions
2. Nonconforrning Uses. The expansian Qr extension of ause which was lauvfully
established and in existence and which became or becames nonconforming b}r the
adop#ion or amendment of this ordinance is raat permit#ed. A► noncanforming use vvhich
remains unoccupied or unused for a continuous period of one year, and uvhich is
abandoned, shali not tYrereafter be occupied or used except by a use which canforms to
the regulations of the zone in which the use is lacated. A nvncanforming use which
VE-11-42
Staff Report-August 7, 200 2 Pub lic IHea ring
5
i 4
t "
remains unoccupied or unused far acontinuous periad of less than +ane (1) year may be
revccupied vnly by the same use. The term nonconforming use refers vnry ta a single
existing use and dves not include ali uses to which the property could have been put
under a prior zoning vrdinance vr zoning classifica#ian."
Response: Although the proposed accessory structure 3nrauld nat represent an expansion of #he
pre-existing encroachmen# into the 250 foot riparian buffer for the Spokane River, it wvuld
represen# a physical expans'ron of #he exis#ing residential tase of the property. As such, the
proposed garage vvould be subject #a regulation under the Critical Areas Ordinance ancf a
Reasonable Use Exception may be required privr ta building permit appraval.
ZONING ' VARIAMCE ANALYSIS: The subjec# property is zoned Urbarr Ftesidential-7 (UR-7)
zone. Section 14.518.325-1 of the Spokane County Zaning Code specifies a fron# yard setback of
fifty-five (55)-feet frvm the centerline of an}r front yard roadway rights-of-way ar twenty-five (25}
feet frgrn the Iot frant Gne, whichever pravides the greater setback far all permitted accessory
structures.
Response; A reduced front yard se#back of 10 fee# is reques#ed due #o the steep slopeadloining
Montgomery Avenue. The Division of Engineering and Roads is requesting that a minimum
sefback of 18 fee# be provided to allvw vehicles parked in front of (or waiting #a en#er) the
proposed garage nat obstruct the county road right-of-way.
Section 14.404.089 of the Spakane Coun#y Zvning Code, Ilariances and Conditionaf Use Permi#s,
recognizes that circurnstances may exist such that strict apprication of the provisions of the
Zoning Code may cause practical difficulties regarding the use of the property. Upvn
dernvnstration to the Hearing Exarniner by the proper#y owr,er of circurrrstaraces which create
prac#ical difficulties, the Hearing Examiner rrtay grant a variance fram the provisians of the Zoning
Code.
In orcfer fvr a var€ance request to receive approval, campCEance wE#h Sectivn 14.404.082 {1-3} of
the Spvkane County Zoning Code must be demonstrated by the applicant.
Any variance frorn the terms of the 2aning Code shalf be subjec# to thase conditions specifically
identifed in Sectian 14.404.082 (1 a &b).
Analysis of the proposal with 5ection 14.404.082 (11 a &'ih) are as follows:
14.404.082 (1a): "Because of special circumstances appficable to the praperty, including
size, shape, #vpvgraphy, lacation ar surroundings, the strict application of the Zoning Cflde
creates practical difficul#ies and is fvund to deprive the praperty of rights and privileges enjoyed by
other properties in #he vicinity and simifar zone classification; "
Response to 14,404,082('la): The steep slope adjoining Montgomery Avenue cornplicates the
praposed construc#ian of astreet level garage adjacent to the existing residence. Larger arnounts
of fiII and concrete containment walls would be required to satisfy either the s#andard 25 foat
se#back ar the 18 foot setback requested by the Division of Engineedng and Roads,
74.404.082 (11 b): "That the granting of the variance will neither be matenallyr detrimental to
the public welfare nor injurious tv the propert}r or impfvvements in the vicinity and zone in which
the property is lvcated. 91
Response to Sectian 14.404.082(1 b): Thre proposed reduc#ian of the standard fron# yard
setback from 25 feet to 10 feet rnay be detrimental to #he general public welfare s'rnce vehicles
11E-11-02
Staff Repart August l, 2002 Public iiearing
6
1 , 1
parked in front of (or waiting to enter) the proposed garage may obstruct the county road right-of-
way.
"The following analysis of Sections 14.404.082 (2 & 3), while not to be considered as sole
substantiation, shall be considered in the granting of a variance. "
14.404.082 (Za): "Strict application of the Zoning Code standard(s) creates an unreasonable
burden in light of the purpose to be served by this Code;"
Response to Section 14.404.082(2a): Strict application of Section 14.618.325 (1) would require
that the proposed structure be located 25 feet from the existing right-of-way line for Montgomery
Avenue. Larger amounts of fill and concrete containment walls would be required to satisfy the
standard 25 foot setback and result in increased construction costs.
14.404.082 (2b): "Relaxation of the Zoning Code standard will allow a more environmentally
sensitive, energy conserving design or result in the adaptive reuse of an historic property;"
Response to Section 14.404.082(2b): Relaxation of the required front yard setback would allow
a more aesthetically sensitive design, providing a greater setback from the shoreline of the
Spokane River.
14.404.082 (2c): "A broader public or community need or interest will be served by granting the
variance as opposed to denying the application."
Response to Section 14.404.082(2c): A broader public or community need or interest will not be
served by the granting of this variance request.
"3. The granting of a variance generally should not:"
14.404.082 (3a): "Be substantially based upon precedent established by illegal or nonconforming
circumstances;"
Response to Section 14.404.082(3a): Not applicable, since the construction is proposed.
14.404.082 (3b): "Establish a precedent which will adversely affect the zoning concept for an
area or the County as a whole;"
Response to Section 14.404.082(3b): No precedent would be estabtished which will adversely
affect the zoning concept for the existing neighborhood or the County as a whole.
14.404.082 (3c): "Be substantially based upon a lack of reasonable economic return or a claim
that the existing structure is too small;"
Response to Section 14.404.082(3c): Granting of the variance should not be based on the
economic hardship imposed through increased construction costs in order to meet standard
setback requirements.
14.404.082 (3d): uBe inconsistent with the general purpose and intent of Spokane County's
Comprehensive Plan;"
Response to Section 14.404.082(3d): The proposal is generally consistent with the Goals and
Policies of the Low Density Residential (LDR) category of the 2002 Comprehensive Plan.
14.404.082 (3e): "Be denied because the property, at the time of acquisition, was characterized
by the practical difficulties giving rise to the request for a variance;"
VE-11-02
Staff Report - August 7, 2002 Public Hearing
7
i
L Response tv Section 14.404,082(3e): The topography of the praperty is not unusual or
uncamrrron #vr wa#erfront praperkies in the general area.
14.404.082 (3f): 'Resu[t in ade facto zone reclassification; „
Respanse tv Sec#ion 14.+404.082(3f): Approval af the proposal will not resul# in a de tacb zvne
change, since anly a#raditionaE garage is requested which would be accessory to the existing
residence.
14.404.082 (3g); "Be substantiaily for the purpose of circumventing density regulations designed
ta protect groundwater." .
Ftespanse to Seetion 14.404.082(3g): The density of the site {1 d.u.lacre} would nat be affected
b}r the gran#ing of the variance.
STAFF SUMMARY; As conditianed, the proposal demonstrates general cansistency with the
applicable Goals and PoE'tcies of the Low Denstt}r Residential (LDR) category of the 2402
Comprehensive Plan. The requested variance is somewha# consistent with the criteria for the
appraval of variances identEfied within Section 14.404 of the Spokane County Zaning Code and as
discUSsed at length aborre. The required cri#eria in support of the variance request refate primarEly
#o the economic hardship which would be imposed upon the praperty awner thraugh the strict
applicatian of the standard front yard setback requirements for the Urban Residential-~ (UR-7)
zone.
ATTACHMENTS:
A. Maps
* 1licinity Map
• Site Plan
• Comprehenstve Plan iv9ap
; Zoning Map
B. Condi#ians of Approval
G. Ageney Comments
VE-19 -02
Staff Report - Aug ust 7, 2002 Public Hearing
8
1 ATTACHMENT A
NIAPS
VICINITY MAP
SITE DEYELOPMENT PLAM
CtJMPREHENSIVE PI.AN MAP
ExISTING ZONTNG MAP
vE-lsl-o2 ,
Phase 1 Zoning
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VE-11-02
Comprehensive land Use Plan
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Subject Property within UGA. Subject Property within ASA.
t t t t t t t t Subject Property within PSSA. -ft•'R"•o•'ft Subject Property within NRL & Buffer.
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A7TACHMENT B
CQNDITIONS OF APPROVAL
. .
~ RECOMMENDED CONDITIONS OF
APPROVAL FOR VE-11-02
A DIVISION OF PLANNING
ror
COUSUY
,
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which
term shall include the developer, owner(s) of the property, heirs, assigns and successors.
2. The proposal shall comply with the general provisions of the Urban Residential-7 (UR-7)
zone and all other applicable chapters of the Spokane County Zoning Code, as amended.
3. The applicant shall develop the subject property in substantial conformance with the site
plan presented to the Hearing Examiner on August 7, 2002 and subject to required
modifications as enumerated below. All aspects of the concept and proposal shall be
binding on the development, including proposed use. Minor variations, to be approved by
the Director of the Division of Planning/designee, shall only be allowed to meet regulation
standards and conditions of approval. Any other modification must be presented to the
Hearing Examiner for review and approval.
VE-11-02
Staff Report - August 7, 2002 Public Hearing
9
. ATTACHMENT C
AGENCY AND PUBL{G CaMMENT3 •
v
. ~ • ~
Richardson, James
From: Hand, Ron
Sent: Monday, July 15, 2002 10:15 AM
To: Richardson, James
Subject: VE-11-02
Jim:
The Division of Building & Code Enforcement has no additional comments concerning this proposal.
T1,aiLb
Ron Hand •
Dtvdoymrnt nss(stancc coordtnator
Ttl: 477-7500
1
~ • 1 •
SPOKANE REGIONAL HEALTH DISTRICT
ENVIRONMENTAL HEALTH DIVISION
INTEROFFICE MEMO
DATE: June 24, 2002
TO: James Richardson, Associate Planner, Spokane County Division of
Planning FROM: Donald Copley - EHSII, SRHD
SUBJECT: Proposed Variance VE-11-02 - Alden Sherrodd
The Heatth District has no comment on this proposed variance.
,YUriANt VALI.EY r 1RE DEPT 444 PLANNING 10004
. ~ ~
.
SPOKANE VALLEY FIRE DEPARTMENT
111\'000~ Spokane County Fire Dlstilct 1
10319 EAST SPRAGUE AvE. • SPOKANE, WA 99206-3676 •(b04) 928-1700 - FAX (609) 892-4125
. June 20, 2002
James Richardson
Department of Building & Planning
1026 W. 6roadway
Spokane, WA 99260
RE: Proposed Variance
VE-11-02
Dear Mr. Richardson:
The Spokane Vafley Fire Department has no objections or requirements to this
variance request.
Sincerely,
Kevin Miller
Deputy Fire Marshal
KM/sz
OFFICE OF THE SPOKANE COUNTY ENGINEER
PWK-2
1026 W Broadway Ave (Location)
1116 W Broadway (Mail)
~ Spokane, WA 99260-0170
f5091477-3600 Fax (509) 477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" VARIANCE
TO: Spokane County Division of Planning 1
FROM: Division of Engineering & Roads
DATE: June 19 2002 ~
, r SPp/Ua~
PROJECT: FRONT YARD SETBACK 10' CODE 25' GARAGE juN 19~
FILE VE-0011-02 'URRENTpuft
Hearing @ ,
Planner: JAMES RICHARDSON
Review Date: 06/20/2002
Sponsor/Applicant: ALDEN SHERRODD
Section Township Range: 07-25-45
Technical Review Date: ( @ )
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision " should the request be
approved.
Prior to release of a building permit or use of property as proposed:
1. The County Engineer recommends that a minimum setback distance of 18 feet is maintained
befinreen the proposed garage opening and the County right-of-way. Based upon the site plan
presented, it appears the applicant is proposing a 10 foot setback from the right-of-way.
2. A parking plan and traffic circulation plan shall be submitted and accepted by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in accordance
with standard engineering practices.
3. No construction work is to be performed within the existing public right-of-way until plans have
been accepted by the County Engineer and a permit has been issued by the County Engineer.
All work is subject to inspection and approval by the County Engineer.
4. That the regulations of the National Flood Insurance Program be observed since the subject
property is affected by a flood hazard zone. A development permit must be obtained from the
Spokane County Engineer before construction or development begins within any area of special
flood hazard reference Spokane County Ordinance (88-0521). CC: Applicant ALDEN SHERRODD
Engineer/Surveyor
Planner JAMES RICHARDSON
Pag6 2 ' Engineers
06/20/2002
VE001102
5. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal.
6. Approach Permits are required for any access to the Spokane County road system.
7. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition.
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
8. The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B)
(2d)(iv).
END
'
_ t -
~ ~ , _ ( } • , ~ ,
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December 13, 2001
Alden Sherrodd
E. 17315 Montgomery
v
Spokane, WA. 99016
02
, Project: Construction site for garage
. . Subject: Results of Geohazard Evaluation,
. Building Site Development, Water Erosion Hazard
Tax Parcel: 55073.0462 Dear Mr. Shercodd,
Biology Soil and Water, Inc. is pleased to provide the results of the geohazard
investigation for the above subject project. The field investigation was completed on
December 7, 2001 by James A. Carley, Certified Professional Soil Scientist. The purpose
of the investigation was to collect information to comply with the Spokane County
Critical Areas Ordinance (CAO), Geologically Hazardous Areas, Section 11.20.070 and
Appendix H, 10.20.090H, Building Site Development, Water Erosion Hazard, August
-1996 with June 1999 updates. The iavestigation was made to determine if the site has
any of the characteristics identified in Section A., Classification Characteristics 1. a.
through f. identified on page 51 of the CAO. Reference is made to the USDA-Soil Conservation Service (SCS) Soil Survey Map,
Sheet Number 67 attached and the CAO, Water Erosion Hazard Table, pp. 68.
The following Soil Map Symbols and corresponding Map Unit Name from the Soil
Survey Map occur at or near the site.
SCS Map SCS Map Unit Name
Symbol GgA Garrison gravelly loam, 0 to 5 percent slopes (Not listed on pp 68 of the CAO)
GgB Garrison gravelly loam, 5 to 20 percent slopes (Not listed on pp 68 of the'CAO)
GnB Garrison very stony loam, o to 20 % slopes (Not listed on pp 68 of the CAO)
Rh Riverwash (Not listed on pp 68 of the CAO)
None of these Soil Map Units are listed on The Building Site Development, Water
Erosion Hazard Table, pp.68 of the CAO. Therefore, this Classification Characteristic
does not apply. . During the field investigation, slopes were measured with a clinometer at several
locations on site. Slopes measuring between 25 and 28 percent occur between the .1
property line (located on the Mongomery right of way) and a nearly vertical (40 perce ~ .
slope) cutbank that bisects the building site from east to west: See attachment # 1. Th
~
v
.
' . • _ C. . ~ `
cutbank excavation occurred approximately six years ago in site preparation for the
existing residence, parking and driveway. The soils exposed on the cutbank are very and
extremely gravelly loam to depths of 60 inches or more. Some raveling of gravel from
the cutbank has occurred and the gravels have accumulated at the base of the cutbank
slope. Due to the low silt content of the fine earth fraction of the soil material between
the gravels, sediment production from the cutbank is minor. The slopes at the base of the
. cutbank are nearly level in all directions. The area, at the base of the cutbank is currently
used for parking and driveway.
The proposed building footprint occurs partly on the area of 25 to 28 percent slope, the
cutbank slope, and area at the base of the cutbank. (See attachment #2). The
approximate area of excavation and the fill area for site preparation are shown on this
attachment. . The lower level of the proposed structure wil l essentially be at the same
elevation as the base of the cutbank slope or current parking area.
' -Conclusions:
The soils at the proposed building site are not listed on pp 68 of the CAO and are
not subject to the CAO.
The slopes at the proposed building site are less than 30 percent and not subject to
the CAO. No landslides, landslide deposits, or geologic formations such as the Latah .
Formation or'alluvium deposits were identified on site.
The proposed building site has no areas of uncompacted fill.
There are no unstable areas as a result of rapid stream or stream bank erosion.
We appreciate the opportunity to offer this service. Please call if you have questions. -
Respectfully Submitted:
' Biology Soil and Water, Inc.
~ ~ .
James A. Carley .
Certified Professional Soil Scientist
6612 South Meadow Rd. Spokane, WA. 99223-1909 .
Phone/FAX 509448-3896
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S F' K A N H C C7 U N T Y I
A DiviSiO;v or• TILE PUauC WoRxs DFrnxrMEnrr
DIVIS[ON OF ALANNIING
N1iCHAEL V. NEEIJHAM, DiRECTOR
I
MEMOR.ANDUM
TO: Spokane County Division of Engineering & Roads; Scott Engelhard, c!o Sandy
Kimball
Spokane County Division of Engineering & Roads; .1ohn Hohmail
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building & Code Enforcement; Ron Hand
Spokane County Fire District No. 1
Consolidated Irrigation District No. 19
FROM: James Richardson, Associate Planner SP,
DATE: Jul}• 10, 2002
SUBJECT: Revie,,v and comments for the hearing on August 7, 2002
FILE NO: V E-11-02
BRIEF DESCRIPTION: Front yard setback variance requesting 10 feet
instead of 25 feet for a new garage in the Urban Residential-7 (LJR-7) zone.
PARCEL NO: 55073.0462
APPLICANT: Alden Sherrodd, 17315 E. Montgomery Ave., Greenacres, WA
99016
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by July 24, 2002
Attachments: Notice of Public Heariiig
MAILS7i0P PWK-1 • 1116 W. BROADWAY AVENUE • SPUICANE, WASHINGTON 99260-0220
PHONE: (509) 477-7200 • FAX: (509) 477-2243 • TDQ: (509) 477-7133
_ 1
NOTICE OF PUBLIC HEARING
SPOKANE COUNTY HEARING EXAMINER
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS:
Application: VE-11-02; Front yard setback variance requesting 10 feet instead of 25 feet for a new
garage in the Urban Residential-7 (UR-7) zone.
Parcel No: 55073.0462
Hearing Date and Time: August 7, 2002 @ 9:00 am
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Washington.
Owner/Applicant: Alden Sherrodd, 17315 E. Montgomery Ave. Greenacres, WA 99016 509/922-0608
Address and Location: Generally located north of and adjoining Montgomery Avenue approximately
600 feet east of Flora Road, within the SW 1/4 of Section 7, Township 25 North, Range 45 EWM.
Compre6ensive Plan: Low Density Residential (LDR)
Existing Zoning: Urban Residential-7 (UR-7)
Related Permits: In order for the project to be developed as proposed, additiona] permits must be
obtained as required by other local, state and federal agencies.
Division of Planning Staff: James Richardson, Associate Planner, (509) 477-7168
HEARING EXAM1NEIt PROCEDURES
Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in
Spokane County Resolution No. 1-0700. All interested persons may tesrify at the public hearing, and
may submit written cornments and documents before or at the hearing. The Hearing Examiner may limit
the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of
ihe Hearing Examiner's decision will be based on the record established before the Hearing Examiner,
pursuant to County Resolution Nos. 96-0171. Environmental appeals will follow the same procedural
route as the underlying action. All hearings will be conducted in facilities that are accessible to persons
with physical disabilities.
Inspection of File, Copies of Documents: A Staff Report will generally be ava.ilable for inspection
seven days before the hzaring. The Staff Report and application file may be inspected at the Spokane
County Division of Planning, 1 S` Floor Permit Center, Public Works Building, 1026 W. Broadway,
Spokane, WA 99260-0220, between 8:30 a.rn. and 5:00 p.m., weekdays, M-F, except holidays. Copies
of documents will be made available for the cost of reproduction. If you have any questions or special
needs, please call the Division at (509) 477-7200. Send written comments to the Spokane County
Division of Planning, 1116 W. Broadway P WK-1, Spokane, WA 99260, Attn: James Richardson.
Motions must be made in writing and submitted to the Spokane County Hearing Examiner, 1116 W.
Broadway PWK-3, Spokane, WA 99260-0245.
OFFICE OF THE SPOKANE COUNTY ENGINEER
PWK-2
1026 W Broadway Ave (Location)
1116 W Broadway (Mail)
~ Spokane, WA 99260-0170
SW ~~y (509) 477-3600 Fax (509) 477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" VARIANCE
TO: Spokane County Division of Planning
FROM: Division of Engineering & Roads
DATE: June 19, 2002 ~
PROJECT: FRONT YARD SETBACK 10' CODE 25' GARAGE
FILE VE-0011-02
Hearing @
Planner: JAMES RICHARDSON
Review Date: 06/20/2002
Sponsor/Applicant: ALDEN SHERRODD
Section Township Range: 07-25-45
Technical Review Date: ( @ )
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision " should the request be
approved.
Prior to release of a building permit or use of property as proposed:
1. The County Engineer recommends that a minimum setback distance of 18 feet is maintained
between the proposed garage opening and the County right-of-way. Based upon the site plan
presented, it appears the applicant is proposing a 10 foot setback from the right-of-way.
2. A parking plan and traffic circulation plan shall be submitted and accepted by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in accordance
with standard engineering practices.
3. No construction work is to be performed within the existing public right-of-way until plans have
been accepted by the County Engineer and a permit has been issued by the County Engineer.
All work is subject to inspection and approval by the County Engineer.
4. That the regulations of the National Flood Insurance Program be observed since the subject
property is affected by a flood hazard zone. A development permit must be obtained from the
Spokane County Engineer before construction or development begins within any area of special
flood hazard reference Spokane County Ordinance (88-0521).
CC: Applicant ALDEN SHERRODD
Engineer/Surveyor
Planner JAMES RICHARDSON
Page 2 Engineers
06120i2Q02
VEao11az
5. Raadvvay standards, typrcal roadway sections and +drainage p1an requirements are found in
Spokane Bvard af County Cornmissioners resalutiorr 1-0298 as amended and are applicable #o
this propasal.
6. Appraach Permits are required for any access to the Spvkane Coun#y raad system.
7. "The applicant is advised that there anay exist utilities either underground or averhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition,
Spokane County will assume nv financial obligation for adjustments or re[ocatian regardang
these utilities," "The applicant should contact the applicable utili-ties regarding responsibility for
adjustment or relocation cos#s and to rnake arrangements for an}r necessary work.,'
8. The Spokane Caunty Engineer has reviewed this project for transportation concurrency and
determined fihat it is exerrrpt under the Phase I- DeveIopmen# Regulations -Section IV (B)
(2d ){iv).
E1VD
PAGE 1 13 . 16: '-1 ~E JL'N 2 0 02
Road# Road Names.......... MPost. Reference Descriptio Road Lo•v Inro..........
03070 MONTGOMERY AV (START .000 LILY RD (END) U 19 LIGHT BI'T'liM. 20
MONTGOMERY AV .060 GIRARD RD (END) U 19 LIGHT BITUM. 20
.100 BOWMAN RD (END) U 19 LIGHT BITUM. 20
MONTGOMERY AV (END) .170 PARK RD U 19 LIGHT BITUM. 20
03071 MONTGOMERY AV (START .000 WEST END TO SARGENT U 19 PRVED 44
MONTGOMERY AV .010 SARGENT RD (END) U 19 PAVED 44
.130 MARGUERITE RD (END) U 19 PAVED 44
.200 HUTCHINSON RD (END) U 19 PAVED 60
.260 ARGONNE RD U 16 PAVED 60
.390 SIGNAL AT ARGONNE VI U 16 PAVED 60
.510 LOCUST RD U 16 PAVED 45
.650 FARR LN (PVT RD) U 16 PAVED 45
.760 WOODRUFF RD U 16 PAVED 45
.860 MONTGOMERY AV CONN ( U 16 PAVED 45
.960 UPRR CROSSING #54081 U 16 PAVED 45
1.230 OBERL IN R.D ( END ) U 16 PAVED 45
1.310 UNIVERSITY RD U 16 PAVED 28
1.420 VAN MARTER RD (START U 16 PAVED 36
1.570 JACKSON AV (NONESTAB U 16 PAVED 36
1. 62 0 JACKSON AV ( START ) U 16 PAVED 36
2.020 WILBUR RD (START) U 16 PAVED 44
2.100 UPRR CROSSING #54091 U 16 PAETED 44
2.160 INDIANA AV (END) U 16 PAVED 44
2.420 W BOUND FREEWAY ENTR U 16 PAVED 35
MONTGOMERY AV (END) 2.530 SR 27 (PINES) U 16 PAVED 35
03072 MONTGOMERY AV (START .000 FLOR.A RD (END) U 19 LIGHT BITUM. 18
MONTGOMERY AV .510 LONG RD U 19 LIGHT BITUM. 18
MONTGOMERY AV (END) .750 RIVERWAY RD U 19 LIGHT BITUM. 18
03069 MONTGOMERY AV (START .000 ELIZP,BETH RD (START) U 19 LIGHT BITUM. 20
MONTGOMERY AV (END) .060 BRADLEY RD U 19 LIGHT BITUM. 20
03227 M4NTGOMERY AV CONN ( .000 MONTGOMERY AV U 19 PAVED 28
MONTGOMERY AV CONN ( .130 EAST END OF ROAD U 19 PAVED 26
03177 MONTGOMERY DR (START .000 DRUMMOND ST (START) U 19 PAVED 40
MONTGOMERY DR .100 JACKSON DR (END) U 19 PAVED 40
.160 MONTGOMER DR CUL-DE- U 19 PAVED 40
.220 MCMILLAN RD (START) U 19 PAVED 40
.290 MONTGOMERY DR CUL-DE U 19 PAVED 40
MONTGOMERY DR (END) .390 MARIETTA AV (END) U 19 PAVED 40
00434 MONTGOMER DR CUL-DE- .000 MONTGOMERY DR U 19 PAVED 40
MONTGOMERY DR CUL-DE .020 NORTH END OF ROAD U 19 PAVED 40
00435 MONTGOMERY DR CUL-DE .000 MONTGOMERY DR U 19 PAVED 40
MONTGOMERY DR CUL-DE .020 NORTH END OF ROAD U 19 PAVED 40
03073 MONTGOMERY RD (START .000 STEVENS COUNTY LINE R 08 LIGHT BITUM. 20
MONTGOMERY RD .650 SPOTTED RD R 08 LIGHT BITUM. 20
1.160 ARLINGTON RD (END) R 08 LIGHT BITUM. 20
1.650 GROVE RD (START) R 08 LIGHT BITUM. 20
2.650 SHORT RD R 08 LIGHT BITUM. 20
3.150 DALTON RD R OS LIGHT BITUM. 20
3.400 PRESCOTT RD (START) R 08 LIGHT BITUM. 20
3.650 SHERMAN RD (START) R 09 GR.AVEL 20
4.670 CEDAR RD (END) R 09 UNIMPROVED 12
MONTGOMERY RD (END) 5.670 EAST END OF ROAD R 09 UNIMPROVED 12
9 Records Processed
~
1
S P Q K A N E ~ C O l1 N T -N'
A DIV1S(ON OF T}-IE PUBLIC WORKS DEPAR7MENT
DIYISION OF PLANN[NG
N41CHAEL V. NEEDHAM, DIRECTOR
MEMORANDUM
TO: Division of Engineering and Roads - Transportatian Engineering; Scott Engelhard, c/o Sandy
Kimball
Division of Engineering and Roads- Development Services; John Hohmail
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Spokane Regional Heaith District, Steve Holderby
Spokane County Division of Building & Code Enforcement; Jeff Forry
Spokane County Fire Protection District # 1
Consolidated Irrigation District # 19
s P,
FROM: James Richardson, Associate Planner
DATE: June 6, 2002
SUB.TECT: Proposed variance for Alden Sherrodd; Pile # VE-1 1-02
Attached is copy of the applicatian and site plan submitted by Alden Sherrodd for a Variance on
approximately 1.05 acres of land in the Urban Residential-7 (UR-7) zone.
The applicant has requested a variance for 10 feet, whereas Section 14.618.325-1 of the Spokane County
Zoning Code requires a front yard setback of 25 feet.
Please review this application package for completeness to ensure it contains the information necessary to
qualify as "Technically Complete" and provide your written comments and recommended conditions to
me by June 20, 2002.
If you have any questions, please contact me at 477-7168.
Enclosures: Application, Burden of Proof Form, Site Plan, Viciniiy Map
Copy w/o enclosures: Alden Sherrodd; 17315 E. Montgomery Ave.; Greenacres, WA 99416
N1A1L S-R)P PWK-1 • 1116 W. BROADWAY AVENUE • SPOKANE, WASHINGTON 99260-0220
PHONE: (509) 477-7200 • FAX: (509) 477-2243 • TDD: (509) 477-7133 I
- •
I . .
. ~ IJE,~■■sjj
. ~
ji APPLICATION FOR PUBLIC HEARlNG ITEMS
CUP'S, VARIANCES, NON-CONFORMINS USES
DIVISION OF PLANNING
SPOK. C,,OtNTY
.
PROPERTY OWNER INFORM N ~
ertY Owner(s): 4
♦ Prop r
/h ~
Street Address: ~ 1.3 /.151" JE Meo,
t~v
CitY• ~~4ne-3 State: Zip Code: ~
Phone: (Home) ( ~ Fax:
APPLICANT/AGENT INFORMATION
♦ ApplicanUAgent: ~
Street Address:
City: State: Zip Code:
Phone: (Home) (Work) Fax:
REqUESTED ACTIONS(S) (Indicate appropriate action):
O Conditional Use Permit 0 Expansion of a Nonconforming Use
ur Variance(s) 0 Other (list):
PROJECT INFORMATION
• Existing use of property: kabm 11. ~
• D scribe proposed use of he property, notina chanQe from 'existinQ use':
_ m ~
•!f a variance application, state the Code standard and describe the variance souaht in
com able terms i.e., 50 feet from centerfine verses required 65 feet)*
t,e ` 2 S z~'ov~ ~G~ ~u,~
- ` - , 1
Imoav
• . . JIIN 2002
lf not, has one or more variances been requested: Y N
~ • ,
`ranetri trtinn nf hi 19lriin(7 for IntQndQd (Js&7 y N
.
.
o .
) VARIANCE BURDEN OF PROOF FORM - Name: _U61 ~7hery'0g
. VE~"11 r I
' File Number:
A"variance" is the means by which an adjustment is made in the application of the specific regulations of
the zoning classification for a particular (the subject) piece of property. This property, because of special
circumstances applicable to it, is deprived of privileges commonly enjoyed by other properties in the
vicinity and in a similar zone cfassification. This adjustment remedies the difference in privileges. A
variance shall not authorize an otherwise prohibited use.
The following questions will help to determine the outcome of your request. Your request requires
accurate and complete responses. First circle either the "yes" or the "nop answer(s) following the
questions below as they apply to your situation and then explain as needed (in the space provided) to
make your unique situation clear. Certain phrases from the Zoning Code of Spokane County section on
variances are included in these questions and are underlined for convenience.
A. Will this variance permit a use which is otherwise prohibited in the zone? Yes 00
Explain: lf j /1 OA-/7t/ D ~ Zo &,,y A
hame,, iA l -
~ B. Are the special circumstances (lot size, shape, topography, location, access, surroundings, etc.)
which apply to the subject property and which may not apply to other properties in the vicinitX? Explain: ~ C~'e! No
lXe
~
he ~ ~sl C. Is the subject Koperty deprived of privileqes commonly enjoyed by other properties in the vicinitv and
in a similar zone classification? d'es) No
Explain: b4,4,?6 1 h L c 4. 7 -/J
VdLr%Wof- wi A ,~~✓e l //p~✓
4
fe Cf,GG~ ~o fk~ I~~.~h ~/oer Bf Br/rhBMG.
Will this variance be harmful to the public welfare or to other properties in the vicinity and a similar
zone classification?
Q
/`jW1, jn/'~ j ~ 1e✓3
Explain: A)#,/ S
QlyV I D~l L 0~-
0~~ &tZo1-rfj-e5
~
E. Are there other similar situations in the vicinity in a similar zone classification? Yes ~
Are they permitted uses? Yes No Are they `nonconforminq' uses? Yes No
Explain: T kUll 0/ V ML.r ` ` `T fivid i~ ~4 4 64ih I*IV.
F. Could the subject property be put to a reasonable and permitted use by you or another person with ut
the requested variance? o
Explain: ~ O
0 L,~' /'i llkcre'i Q7'~ ~
,.,Ody' /1 Am e,
~
• ' • , , „
G. If this request is granted, wilf the subject property be more environmentaliy sensitive, energ
conservin9 or will it Promote the use of an historic property? es No
ExPlain: eW104~ ~h
H. If this variance is granted, will the broader public need or interest be served? es No
Explain: i 1~-~ I~~~~/` 61&v t'~j~ ~d G~-h~
L4Am'►'t~1j
~
1. Wil{ this variance be inconsistent with the purpose of the zoning which applies to the subject
property? Yes ~
lei
Explain:
p
J. Will approval of this variance grant to the subject property the priviieges of a different zone '
classification (in order words would this be a"de facto" zone change)? - Yes No
Explain: MV 4:9 rhaP ar Jt~t
K. Wi11 this variance be inconsistent with the general purpose and intent of the Comprehensive Plan?
Yes Q
Explain:
L. Is this variance required for a reasonabfe economic return from the subject property or is the existin
structure too smali? Yes (~~o
Explain:
~
M. Did the practical difficultv which caused you to apply for this variance exist before you owned the
subject property? es No
Explain:
N. If approved, would this variance affect land use density regufations which exist to protect the
Rathdrum/Spokane Aquifer? Yes Q
Ex lain: Lewtg a igluil~ / / ~1.~1 ~.'l~ A1
~
p Attach an additional page(s) if needed. `(ou are invited to present photographs, diagrams, maps, charts,
video tapes, etc. in support of this appiication.. No such additional material is required and in any case it
must be BRIEF and descriptive of issues which need to be considered in relation to this requested
variance. If you have questions about the procedure to be followed feel free to contact the Spokane
County Division of Current Planning at 477-7200.
Variance Burden of Proof Rev. 2-99 Page 2 of 2
° ) }
APPLICATIONS FOR PUBLIC HEARING ITEMS PAGE 2 Of 3
- CUP. Variance, Non-confoRninq Uses
0
• Size of the subject property &Parcel No. (s): 55 073, 61~k-
• Current zoning of property: L-7
• Street address of property (if known):
• Legal description of property (include easement, if applicable): 6tee4dGrie
r~r. Disf p~~f /q'
pU T'~ L 1I G S L Y OF L~ DA ~~~G ~Nr- eOR Or TR 6 OF S P$q-33b Tw N
7-Z DEG Q~ 5LS-S E~ OF 4
TERB OF' $ b L IV
• Source of legal: PJAh.1
• Total amount of adjoining land controlled by this owner, sponsor and/or agent: 0
• What interest does applicant hold in the property ~Q - wh er ~4~o
NOTARY
State of Washington)
SS
County of Spokane )
I swear, under penalty of perjury, that: (1) I am the owner of record or authorized agent for
the proposed site; (2) if not the owner, written permission from owner authorizing my actions on his/her behalf is attached; and (3) all of the above responses and those on supporting
docu made truthfully and to the best of my knowledge.
p~NSS1oN6 ~`•S'y Signed: Date
O: • ~t• F'
•~S N...!~ .
:'0 NOTARY ~m~• . (I/l
`n ~ Notalyi Jubliic in and for 4teWSate of Washington, residing at
~:.o PUBLIC s
Q-.- My appointment expires
~ WASN
BURD OOF FORM(S) (by applicant)
It is necessary for the applicant or his/her representative to establish the reasons why the
requested action should be approved and to literally put forth the basic argument in favor of
approving the application. Accordingly, you should 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 Hearing Examiner must consider. Please
complete the form and return with your application.
FOR STAFF USE ONLY
Section 7 Township d-Ci Range Violation/Enforcement: Y N
Lot, legal & add'I. ownership ch cked by:
Person doing preapp conf.:
Other/previous Division of Plan ing actions involving this property:
Certificate of Exemption No. Application No.
Hearing Date Various site plan dimensions check by -
f
APPLICATIONS FOR PUBLIC HEARING ITEMS PAGE 3 of 3
' CUP. Variance, Non-confortninq Uses
SIGN-OFF BY AGENCIES
The applicant must visit each agency whose number is circled below.
1. SPOKANE REGIONAL HEALTH DISTRICT '
~ a. Proposed method of water supply
, c .
b. Proposed method of sewage disposal ~
A preliminary consultation has been held to discuss the pr osal. The applicant has been informed of
requirem ts and standar . We request consultation with the Division of Planning: Y N
J
~ A 47
Signature Date
~
2. WATER PURVEYOR: __L_,4tN5r 4 cfA ~40 DeSv- 46l ~
J a. Proposed method of water supply r W.arg~ „Lziv~`c
b. The proposal is/is not located within the boundary of our future service area.
c. The proposaos not located within the boundary of our current district.
d. W a""rk/are not able to serve this site with adequate water.
e Satisfactory arrangement avelhave not been made to serve this proposal.
✓ S// yk /
Signature Date
3. SEWAGE DISP URVEYOR:
a. Proposed method of water su
b. Proposed method of sewage disposal
A preliminary consultation has been held to discuss the proposal. Th licant has been informed of
requirements and standards.
Signature Date
4. FIRE DISTRICT 1 FIRE MARSHALL
J
a. Proposed is within Fire Protection District # ~
b. Adequate arrangement have/have not been made to meet our needs in providing for an
adequate water system and facilities for fire protection purposes
c. Recommended fire flow: ?Br : or unable to calculate now because use is not
definitive and will be determined at building permit application time.
d. Requirements include: %,[3t*")
-
Signature Fire District # Date
App for Public Hearing Items4g-10-98
Ac" l~ POKAN~1 COUN'.~ ~
D.l V15,1ON Okf~ ~~-NGIN~,F:I.IING AND 'IZOAD5 ft DI'V1'SIa1V OF THE I'LTBI,[C WDRKS Dlyl'A 1.trCMEN!'
AGREEMENT TO PAY FEES
ENGINEER' ~ ~GREEMENT NUM'BER
Ti I115 ag1'ee117e11tbetweeTl SpC7ka11e C()unCy anCL Uel err
Who,Se.1i1teresC ixz #PxC Pr-Ojecc is
, (i. e, wr~u ~ge~~t, ;tc;.)
is e-iit.ere~l into t'his 3116,
d -ei y 0 f 20,9~'.Tfl1S ii(iCce371e11t !5 d;Ppli(:'clble l'C} t4e pC'iJe=
. ~
kn4Wri. ii5; Wanh'~yt'tr AP ~s e`ar titu nuvnver)
79.ha,t the iiidzv[duals aaid part'jes named het'ea~~ ~aving an iraterest In the above descr'lbed property or pr-oject agree
lo die ;follow.ing:
l. Rciirlbtirse Spok-atie Courxty :for p,xqj~~t review anc7, iiispec Cion fecs as spGcified in Chapter 9.14 ot
tlic Spok-ane Caunty Coc1e. 'I'~e fees will be based un actual salary cosCs incurrecl by Spokanr:
COL4n.ty 'for projecc reviews and or inspections pIus a ten percent admxnxstra~ive ch~rcle, and vuxll
be billed aiionthly as accr~~ed. A7iy b.illiag amnunl's clue, -incl-udin~ eany expenses iaCUri-ecl in the
callectian of an cxverdue accounC, must be paicl, prior rO 'thC CaLi:rAY's accepCance ot the p roject far '
~~lhag, Zf a praject is approved and/or fi.~ed wiklx aba1ance stzll owitzg7 tk~C Mipaid ba[ance s'laaal ibc
paad ur,ithin, 30 day~ the invoace tlate.
2. ]'he undersigi7ed agxees that,tkxese fees are due and payarble upon receipt of the billing as specifxed
~~ove.
3. A-tly invoices not gaid willi.in 'JO da3rs Q#' the -invoice date will be considered dolinq7ent. I~ arly
outstandi,ng baJancc on C11e account far this praject is i70t paad witjain 30 days of tlie i7~~~oi~ce date,
no furt:lacai xcvicws of the project dncuinenCs wil1 be c~nduciecl 'u17ti1. C~~ eiitir.e account ~ba1ance is
pazcl. Any balaiicc on the accoui7t ~or tlxis prqject nut paid wichia 65 days of tlac Mvnice datc inay
result in legal actxon ox the anitiz-Ltioii of other coltection grocedures, ineluding r~~erxal Co a
caLlection agency. Z'17e SpQnSt7r 'wial, be ladble fox any aud a1~ expertses incuxxed by 't11e COu'nty far
the cnllection of overdue accou:nts,
4. The uionUy bil l ing shou 1 d be sent (o:
NAME /A7rENTJ0N:
CQM:~~NY:
ePl
_ ~ 4 ~ ~,.:5 4ca
~A DDRESS: ~
~ q f
C,~TY, S~~.l~~~.~: ° _ ~ries, ,~.~~..r - •
ZIP CODE:
P14ONE P ~Z0 N ,F_, # 2;
J}4 l4+~
r - - ~i~' f o
FAr`:.
~_T. _ - r ,ji
I'i,, '+iU ~I+ 41WI+III~11 4I1~1'~,~1y~yil i~.~ yll
~l~ f 7
I understaad t11al failurc ttr ~ay lbese fees may result in delay in cainpletion or a~pr-ova:1, of the salletial'ss.
4--',
❑ Ifthi~ ~~e agreemcnt is com,pleted by someone othcr flian the Spansar (i.e., tlae pa-o.~ect ONVa103- or 'i
principal in the fixrm sponsor,i,ng the project), sucli as flic Engz~~er desiga)iDg clie pxaject, then
Writtel7 au'l'17.0r. iZati0t1 Frorn the Sponsox spec;irically ~~thorxzing the Ag-eiNt ta execute t[ais Fee
Agreerrleiit is u[tached t~ .'h1s Fee Agr,ee~~cn~t.
~~r~
Sr~~~~ ~~U RE By:
p.
~
u ~
A
(7, Rf Y NAlYlE)
RE,l, lJRN 11:ILLkJW L+OPY iO Sl OKAly3€J ,COUNll II_ENG,4NIBERF,]
kifl[EgI'eef=,d4C: 41,2001,
1026 W Broarlwa.)r ~~okane WA.99260-0170 (509) 477-3600 T'AX: (509) 477T2243 °I'D:D: (509) 324y316G
f SPOKA,NE COUNTY bi~ISION OF BUILDING. . - - ~
AND COD'EENFORCEMENT . I . ' . .
1026 wEST•BROADWAY AVFfNUE • SpoKA-vE,-WA 99260-0050-
Site Information Project Information ~
L
Site Address: 17315 E MONTGOMERY DR Project Number: 02004379 Inv: ] Issue Date:
GREENACRES, WA 99016 Permit Use: VE-] 1-02 VARIANCE
Parcel Number: 55073.0462
Subdivision: PLAT"A" GREENACRES IRR.DISTRICT APplicant: SHERRODD, ALDEN
Block: Lot: 17315 E MONTGOMERY
Zoning: SR-1 Suburban Residential l GREENACRES, WA 99016 Phone: (509) 922-0608
Owner: SHERRODD, ALDEN Contact: SHERRODD, ALDIN Address: 19329 E VALLEYWAY AVE 17315 E MONTGOMERY
GREENACRES, WA 99016 Phone: (509) 922-0608
GREENACRES, WA 99016
Building Inspector: LEONAR.D FLLJNO Setbacks - Front: Left: Right: Rear:
Water Dist:
- Group Namc:
Project Name:
Permits
Variance Contractor: Lfcense
ENGINEERS REVIEW $50.00 VARIANCE $699.00
Total Permit Fee: $749.00
Payment Summary
. Total Fees AmountPaid AmountQwing . Tran Date Recei t~# Pavment Amt
$749.00 $749.00 $0.00 6/4/02 3969 $749.00
.
. -
. .
Processed By: Buck, Marti PAYMENT
Printed By: WENDEL, GLORIA Page 1 of 1
.
. ~ .
Spokane County
Public Works Department
Division of Building & Code Enforcement
Receipt
Receipt Number: 3969 Customer Number
Projects
Full
Proiect Nbr Inv Nbr ,'~'Fee Amt ~ Inv Amt PAID Pmt
02004379 1 $.749:00=: $749:00__ .-$749:00`;' $749.00 EZ
Total: $7-49~00; ;,'$749'.~00 ; ~ > ,$7„49:00 = $749.00
Miscellaneous Items
Total PAID: $749.00
Tender
e,_ --;Gheck:.:.-_Acct-==&alance -CC1~b'r Exp_Dcrte TENDERED
ffl-
;
Checkt_ 8956-~'_ 749.00
Paye;r: AL,6EN :SHERRODD
Total TENDERED: 749.00
Over / (Sliort) $0.00
Cfiange $0.00
Notes:
Tran Date / Time: 6/4/02 11:51:41 AM
By: GWendel
Logon User: gwendel
Station: GWENDEL
Override By: Printed: 61410211:51:42 AM Page 1 of 1
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Parcel: 55073.0462
Owner: SHERRODD, ALDEN & GAII
CoOwner:
Owner Address ~r \
19329 E VALLEYWAY AVE GREENACRES WA 99016-9658 USA
~ m ~
Site Address
0 ADORESS UNKNOWN SPOKANE
Legal Descriptian
GREENACRES IRR DIST PLAT A; PTN TR Y LYG StY OF LN
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AT NE COR OF 7R B OF SP 84-336 TH N 72f}EG OMIN 51SDS E
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Notice: This is not a legal document. Data depicGed on this map is general & subject ta constant revlsion. It is intended
for re(erence use only. Legal documents should be obtained from the appropriate agency.
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,
SPOKANE COUNTY AUDITOR
-,,,E S H 0 P,T P LAT No. 84 - 336
J111111 YI 2„17I"'" ~
/ qA
#<p r ~I~ • ~uaNr h~µy~
5v ~ f o~ p,/AR~f Oe~ ~Y trNirt~u~n.Mlil
5a DEDICATION
~
4t~ ~ yl~~ ~ v
/`Ia11 116 K11011 ALL NE11 DY 17lOSE PlIESBMT THAS JaaNe E. Gray and Ciara M. SNDIZT
Gray, nuabwW uid rlfs. Aave ciLused to De ptatt9d lnto Tnats r~ ~
ScALE I% 100 at+d 5tneto, tA~ lmd uaho~n Mroon to N Nnorn u SAort Pia: ~
Li3s ?I N Munber 84-]76 and deecribed u tollowso-
v(/~ rn N ~ /S L~ ~ b~ 7hat portlan of Tnct 'E" of PIA! 'A" Cltl.'ElIACRES IARIGATInN
0S Z 6ISTRICI', an per plat thenaf neorded in Yoluse "E" of Plats,
JK~ ~3" "E Z9 ~ ~ pap 21, dsnoclbed u folloxmi-
~ b .•~~1~ c.f ' -~~'s
~y ~ h ~S • 1' a (r.4 Deg1nnirllls at the Southwot Corner of ulA Troct 't•j thence .p~
~ ~C 1 Gd ~'0 ► ~~,jr~pG • ,~t' North 66029' Eut 212.60 leat alarg the Seut►~erly line af uid
~ ~b1' P a1.•' ~;•1 ~ ;nct to the Tnue Po1nt of Baalnningi thenoe North 0'I7"30' wtP, a
e Mest 164.90 teeto thane& llerth 71456'60' Bast 457.24 feet to a
O
~ ~ ~ • d~,+~ 2 ya1nt In tM Laet line 4f nid Troct 't'i thenoe 8outh 0'17'30'
O± Eut 117•a5 fset alons the Eeet llns So the Southeaet Cornor of
a
O~~ naid Traet thence Soutr 66129' YNat ~+7 -?0 foet alang the F~ROJECT,,:-
b4'9 6outherly llne of nld ?rsct ta the Trve Polnt af BeRinnlnsl $/TEZy1~~,~<<oM• ~
. g b s ~ ~
~ ~ ~ y2~' y y py.9 k ~ e~ ~ LICtP1' thet portlon o1 wfd Tnct, !f afr, lYing DeyoM the hIRA 0 t
~ 0. ~ • ~ ~L e e \ i ntrr llne oi the Spotinw Rireri ~
M
Slnut• in tho Countq of S}atme. State o! MuRlnton, q ~y b
\ i•0 So 0 1►4~ Ko mon than om dwllln` •tructun M p1acM on nry ane lot, nor o
■,~t +
prpo~n of oreatins r.."~~'~~'~~ ~
sAall utiY lot De further rubdivlded for the u fi~ wor' 0
~ aAdltloiul lot• or Euildln6 sfter rlthout filing R replat, .Ld 1•9 ~
6 t. i
A yortfon of tAls e1U Se Mlthln the Jurledlotion of the Muh-
art~in o ruln e ard 'zet u►d tMnfon say be r~
N ii t to State
JSul~iana punwnt to CAa ter 90.
'p Rcw. VicIniirY MdP
SnElvldual drireny acceos ~nits De rquinG prlor to 1souunoe ~ •lAMI
` of a bullding peralt tor 4riroNay appraachow to the County Roed
rNO,,s,v,e Avc. •ysc•m,
4~?!~ The orners, teoir Mfn, grantees a►ie usignu, agn • to jo!n in SURVEYOR CERTIFICATION
~b
~d~r4 ~ ~EL1CN MARK the fottnatlon ot a Covnty Aoad Improrn~nt Dfetrict punuant to
~ ~ ACM )Q.BA at ruch tlae an a Rosd I~proveMnt 0istrlct !n creatM
y~oms sgur.er
L/S,Q.R. e~ojr Cop E/tV. ~99T, 39 or any Ilaad Lprowwont Projeat is sufctloned Dy Spok~M County, ~45 11°~ c~re~l
1'he !i onamtr re qulred (eurD, sSdowlk, dra1n~e control eti4 "10d~ ep na n wiaer Ty duanM in
8AC0/✓iNAYt'. ~ o/ lht Sou//~ Eof{ e'oine/ par~~wlll Oe at the saL arponee of the ormer, thelr Mlre, conlairmona wItb IM re0ulnmenu oi
r w s, IM Spokane Leunn Shorl Plol Ordin•
Lrttttu~ md ae~~ ance/
The orrten, thelr "in, Rrantea und aufgns Aenby gruit t0 ~
Spokarte County,'Slope Eaeeviente', tor luture roaII lmprovoaeent ~ gOb *043 ~
f3A515 Of -5 EA{zl W LLS canstruction, over tracte 'A' und •D'. EdplWi H wlrof L S
~3iis4
/1f/St/0A/ ✓L:/Z . M ° io' 3r. " W on Te Wer+ lIAL Iloors, lnclud7nt oueumt floore,ehall not be constructed bolo•
,4ssue~1 No
i>f se c- a ^ Eltratlon 1980, U.S.C. 6 G.S. datta, dthin tracte "A" end •1', SPOKANE CDUNTY TREASURER
,wy ,~3 ~e 7 ar cnis plrt u tyquind Dy tM 'Matimul llood Snrurmce
/f, ~ procru' .
I Mr.er cenirr tnm iM r.awnd b:K N
IM
SuD,toct to epecSfic tpplleatfan ~pprovtl and lneuanno of ~mltn Mn en pronsd )on! laww.a raq pd~
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PAYMENT DA7E RECEIPT# PAYNENT AMOUNT -
08/02/95 00006993 51,488.05
TOTAL FEES AMOUNT PAID AMflUNT OWING
51.488.05 $1,488.05 t.00
F I
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APP. 00. q 3- I 793
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Parcel: 55073.0462
Owner: SHERRODD, ALDEN & GAII
CoOwner:
Owner Address
19329 E VALLEYWAY AVE GREENACRES WA 99016-9658 USA ~
wn ~
Site Address
p11~M ~
O ADDRESS UNKNOWN SPOKANE x"""i° '
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Legal Description
\
GREENACRES IRR DIST PLAT A; PTN TR Y LYG SLY OF LN
DAF;
BEG
" isx«u
ureMu
AT NE COR OF TR B OF SP 84-336 TH N 72DEG OMIN 51SDS E
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Notfoe: This Is not a legal document. Data dep(cted an this map is general 8 subject to consbnt revision. It is intended
tor reference use only. Legal documents should be obtained from the appropriate agency. I
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