VE-5-02
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SPOKANE COUNTY HEAR][NG E R
RE Vanance from the maxunum height pernutted ) FINDINGS OF FAG"T,
for a fence, m the Regional Business (B-3) Zone, ) CONCLUSIONS OF LAW,
Applicant Spokane County ) AND DECISION
Ffle No VE-5-02 )
1
This matter comuig on for pubhc heanng on June 5, 2002, the Heanng Examiner, after
review of the land use apphcation and the entire record, and finding good cause therefore,
hereby makes the followmg findmgs of fact, conclusions of law and decision
1. FINDINGS OF FACT
1 The apphcahon requests a vanance from the maacimum height permrtted for a fence in
the Regional Busmess (B-3) zone, to allow the uistallarion of a 10-foot high, chain luik fence
vvith three (3) strands of barbed wire on the lot rear lme, lot side hne and adjacent to an
easement on the site
2 The site is generally located south of and adjacent to Sprague Avenue, west of
McDonald Road, m the NW 1/4 of Sechon 22, Township 25 North, Range 44 EWM,
Spokane County, Washuigton
3 The site is currently referenced as County Assessor's tax parcel no 45222 0227 The
address of the srte is 12710 East Sprague Avenue The subject property is legally descnbed
m an attachment to the vanance apphcation
4 The applicant for the proposal and the srte owner is Spokane County, c% Gary Fuher,
1211 West Gardner Avenue, Spokane, WA 99260
5 The Hearing Exammer heard the apphcatton pursuant to the County Heanng Exammer
Ordinance (County Resolution No 96-0171) and the County Heanng Exammer Rules of
Procedure (County Resolution No 96-0294)
6 The Heanng Exammer visited the site on June 4, 2002 A pubhc hearuig was held on
the vanance application on June 5, 2002 The nohce reqturements for the pubhc heanng
were met
7 The followuig persons tesrified at the pubhc heanng
Tanuny Jones Gary Fuher
County Division of Plannuig Spokane County Facilities Mauitenance
1026 West Broadway 1211 West Gardner
Spokane, WA 99260 Spokane, WA 99260
HE Findings, Conclusions and Decision VE-05-02 Page 1
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8 The vanance applicahon is exempt from comphance with the State Envuonmental
Policy Act and the County's Local Environmental Ordmance, pursuant to WAC 197-11-800
(6)(b)
9 The Heanrig Examiner takes nohce of the GMA Comprehensive P1an, the Phase I
Development Regulations, County Zoiung Code, County Resolution Nos 2-0037 and 2-
0470, County Code, other apphcable development regularions, and final land use decisions
in the vicuuty
10 The record mcludes the documents in the project fiIe at the tune of the pubhc hearmg,
the documents and testimony subnutted at the pubhc heanng, and the items taken notice of
by the Heanng Examiner
11 The site is approximately 2 6 acres m size and is relahvely flat in topography The
property is unproved vnth a single-story, approximately 21,859 square foot, conunercial
builduig, and associated parlang areas and landscaping A 25-foot vvide access easement is
located along the east border of the site, and an approxunately 35-foot wide drawage area is
located along the south border of the site
12 The apphcahon was subnutted as complete on March 25, 2002 The srte plan of record
subnutted on March 8, 20021llustrates the subject srte and the locahon of the existuig
bwlchng wnth parlang and Iandscapmg areas The site plan also illustrates location of the
proposed 10-foot high chaui lmk fence, with three (3) strands of barbed wue at the top,
located along the west and south property hnes, and along the west border of the access
easement located along the east property line of the site The proposed fence would be
located aminimum of 175 feet from tlie property hne along Sprague Avenue and wlll
mclude an electnc shduig gate at the two access pomts along Sprague
13 The apphcation states that the purpose of the proposed fencmg is to enclose a storage
area for vehicles and other property related to a future "Spokane Valley Service Center"
The center would mclude a shenff s sub-station, dzstnct court and county clerk offices
14 Effechve January 15, 2002, the County implemented a new Comprehensive Plan
("GMA Comprehensive Plan"), County Urban Growth Area (UGA) boundanes, and Phase I
Development Regulanons, pursuant to the State Growth Mana.gement Act The County also
repealed the intenm development regulahons previously adopted by the County under the
State C'xrowth Management Act See County Resolution Nos 2-0037 and 2-0470
15 The Phase I Development Regulahons designate tlie site and nearby land in the
Regional Commercial category of the GMA Comprehensive Plan Further to the south, the
land is designated in the Medium Density Residential tategory The srte and area are located
in the UGA
16 The land 1}nng north, east and west of the srte is zoned Regional Business (B-3), wlule
the land lying south of the site is zoned Light Industnal (I-2) Surrounding uses generally
include intensive commercial uses along the Sprague Avenue commercial comdor, and
vacant, undeveloped land and a vacated railroad nght of way owned by Spokane County
HE Findmgs, Conclusions and Decision VE-05-02 Page 2
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located to the south 'Ihe parcel lying west of the site has a sunilar fence to the proposed
fence Iocated along its genmeter, but fhere is no recvrd of a vanance bemg granted for the
height af such fence
17 The County Zomng Code Iuruts fence height vnthin the Regional Business {B-3} zone
to a max.imum of eigbt (8) feet Barbed wire fencing may be used for secuntyF purposes ln
#he B-3 zone only an the upper one-quarter (1I4) of the fence Zomng Code 14 810 020 (5)
and (6)
18 Feaces may be constructed on the property hne, with certam exceptions nat relevau.t
herem, grovideti they comply wrth Zomng Code 14 810 420 (1) through (6) Fences
exceedvag the maximum height may be constructed ontside the minimmm setbacks reqiured
by the Zomng Code
19 The County Axtenll Road Plan in the GMA C+omprehensive Plan designates 5pra.gue
Avenue as an Urban Pnncipal Artenal Such road is umproved to five (5) Ianes, mcludmg
center turn lane, adjacent ta the site State Route No 27 (Pmes Road), to the west, and
Evergreen Road, to the east, provide direct routes to Interstate 90, which is Ioca#ed a few nuI.es
north of the site
24 The site is located a.d.ja.cent to a majar transportation a:o.d cammercial category, where
secunty has been an issue A restaurant, casmo and bar are located directly southea.st af the
subject property Law enforcenent and public court facslities can be a target far vandahsm
Testvmony presented at the pubhc heanng inciicated tha# trespassers can easily breach an 8-
foot fence, but that a 9-10 foot lugh fence topped by barbed wue is much harder ta penetrate
21 Tlze location of the srte, the loca#ion of the drainage easement and drainage swale on the
site, and the particular use of #he sxte compnse special circumstances, such tha# stnct
apphcafiion af the fencmg zequirements af the B-3 zone creates prachcal d.iff'iculties and
depnves the subject property of ngh.ts and pnvileges (the ability to provide praper se.cunty for
the use developed on the property) enjoyed by other properhes in the vicuuty zoned B-3
22 Stnct agplicahvn of the B-3 zvne developznent standards creates an unreasonable
burden m hght of #he purpose to be served by the Zomng Code The purposes of the Zomng
Code are, m relevan.t part, to encourage orderly growth af the county, conserve and stabilize
propez ky values, promote compatible use of land, faclhtate adequate levels of ccsmmuruty
servaces and u.trhixes, conserve and pmtect ameruties, and provide workable relahvnships
between land uses and the transpvrtation systern See Zonuig Code 14 100 104
23 A broader public or commu.nsty need or interest wiH be served by granting the
propased vanance as oppased to denying it '
24 The proposal is consistent with the GMA Camprehensive Plan., as set forth in the Staff
Report
25 Zcsiun.g Code 14 404 082 (2)(b) and (3)(a-g) do not apply or vcnffl not result from
granting of fihe vanance
HE Find.in,gs, Conclusions and Decision VE-05-42 Page 3
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26 The vanance, as conchhoned, will not adversely impact neig,Yiibonng praperties
I3ased vn the above findngs of fact, the Heanng Examuner enters the fvllowng
II CONCLUSIONS QF LAW
1 Because of special circumstances apphcable to the properiy, stnct appucahon of the
maxunum fence height requirements apphcable in the Regional Business (B-3) zone, as
contained in Zomng Code 14 810 020 (6) and (7), creates pracfiical dL€ficulhes and depnves
the subject praperty of nghts and prtvileges enja►ycd by other properties in the vicuuty and
sinularly zaned
2 As conditioned„ grantmg of the wanarice will nerther be detnmental to the public
welfare nor mjunous to the properiy or impravements in the vicuuty and the Re,g,iona1
Business (B-3) zone in wluch the site i.s located
3 T'b.e propasal, as cond.ihoned, cvnfonm.s to the GMA CaYn.prehensive Plan.
4 The praposal, aside fram the requeste,d vanance, ccymphes wrth the B-3 zane and other
appllcable development regu.lahans
5 Appxovat of the vanauce apphcafion, as conditioned, is appropnate under sectzon 11 of
the County Hearing Exanvner Orchnance, adopted by County Resolution Na 96-0171
III DECISION
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Ba.sed on the Findzngs of Fact and Conclusions of Law stated abvve, the application fQr
a vanance from the fencing requirements of the Regional Busmess (B-3) zone, to provide
secunty for the storage of pubhc vehicles and personal property, is hereby approved, subject
to the conchtti.ons of approvalhsted belvw
Any conda.tions of pubhc agencies that have been added to or sigmficantly revzsed are
ltCrjtGtZ6d
Fadure to comply with the conciitions of this aGpgroval may result Y.n suspension or
revocatxon of the vanance by the Heanng Examiner
SPOKANE COIJNTY DIVISION UF FLANNING
1 All conditions unposed by the Heaxmg Exanavaer shall be bmduig on the "Applicant",
wluch term sha11 mclude the owmers and develvpers of the property, and thmr heus, assigns
and successars
2 The vanance applies to the real property currently referenced as Gaunty Assessor's
parcel #45222 0227, as more particu.larly descnbed in an attachment to the vanance
application in File No VE-5-02
HE Findings, Canclusions and Decision VE-05-02 Page 4
do
3 The proposal shall comply with the Regional Busmess (B-3) zone and other apphcable
provisions of the Spokane County Zonuig Code, as amended.
4 The apphcant shall develop the subject property substanhally in accordance vvith the
site plan of record subnutted on March 8, 2002, subject to conditions of approval The
height of the proposed,fence shall not exceed ten (10) feet All vanarions must conform to
regulations set forth m the Spokane County Zorung Code and the onginal intent of the
development plans shall be mauitained
5 The Division of Platuung shall prepare and record wrth the Spokane County Auditor a
Trtle Nohce, nohng that the property in question is subject to a vanety of special conditaons
unposed as a result of approval of a land use acnon The Title Notice shall serve as pubhc
nohce of the condihons of approval affectuig the properiy in question. The Trtle Notice
should be recorded vvitlun 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 Nohce shall generally state
as follows
"The parcel of property legally descnbed as that porhon of Tract 162,
OPPORTCTNITY, accorduig to the plat recorded in Volume "K" of Plats, Page 20, in
Spokane County, Washington, descnbed as follows Beguuung at the NW corner of said
Tract, thence north 90°00'00" east along the north luie of said Tract a distance of 246 30 feet
to the east luie of the west 10 feet of the east half of the east half of the west half of sald
Tract, thence south 00°10'27" west along said east line a distance of 428 00 feet to a luie
parallel wrth and distant southerly 428 00 feet, measured at nght angles from said north luie
of Tract 162, thence north 90°00'00" west along sasd parallel luie a distance of 246 62 feet to
the west lule of sald Tract 162, thence north 00°13'00" east along said west line a distance of
428 00 feet to the point of begmmng, is the subject of decision by the Spokane County
Heanng Exanuner on September 16, 2002, approvmg a vanance from the maxunum height
pernutted for a fence under the Spokane County ZoYUng Code, and unposmg a vanety of
special development conditions Ffle No VE-5-02 is available for uispection and copyuig m
the Spokane County Division of Plannmg "
SPOK:ANE COUNTY FIRE DISTRICT 1
1 The fire distnct will require a fire department access key swntch for the electnc gate
DATED tlus 16th day of September, 2002
SPOKANE COUNTY HEARING E R
L r 67t;r
Michae C Dempsey, WSBA #823
HE Finduigs, Conclusions and Decision VE-05-02 Page 5
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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 Heanng
Examiner on an application for a vanance is final and conclusive unless wrthln twenty-one
(21) calendar days from the issuance of the Examiner's decision, a pazty wrth standing files
a land use petinon m supenor court pursuant to chapter 36 70C RCW Pursuant to chapter
36 70C RCW, the date of issuance of the Heanng Exarniner's decision is three (3) days after
it is mazled.
Tlus Decision was mailed by Certified Maul to the Apphcant and by first class mail to
other parties of record on September 16, 2002 The date of issuance of the Heanng Exarruner's
decision is therefore September 19, 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 BY LAND USE PETITION IS OCTOBER 10,
2002
The complete record m tlus matter, mcluding tlus decision, is on file dunrig the appeal
penod with the Office of the Heanng Examiner, Third Floor, Public Works Builcbng, 1026
West Broadway Avenue, Spokane, Washington, 99260-0245 The file may be inspected
dunng normal working hours, hsted as Monday - Fnday of each week, except hohdays,
between the hours of 8 30 a.m and 5 00 p m Copies of the documents m the record will be
made avaslable at the cost set by Spokane County
Pursuant to RCW 36 70B 130, affected property owners may request a change m
valuahon for property tax purposes notwithstanding any program of revaiuahon
HE Findings, Conclusions and Decision VE-05-02 Page 6
Project Status Active EN G1N EER'; REVIEW SHEET
As f3uilt Plans Receivcd Variance File vE-0005-02 -02
Road Plans Approved Companion Files:
New Ruad Standards 5-15-95 Mylar
Related Files: D02000441
Hearing: 06/05/2002 1:30 Building Dept:
Technical Review: , Narvard Rd Plan 1_I Eng Special Fees
Preliminary iteview: 04108/2002 Type: Scheduled Fnr Lnrge Lot Bldg. Square Feet
Date Received: 03/25 I3002
No. L.ats: No. Acres:
Project Name B4CK YARD SETBACK FENCE HEIGHT 0' & 10' CODE 15' & 6' SHERIFF SUB-STATION ,
Site Address N. 04TH, E. HOUK, W. MCDONALD, S. SPRAGUL', SPRAGUE E. 12716
Applicaiit Canditions Mailed_ Flood "Lone No Phone Dist School Dist
Garv D Fuher I-ire Dist 01 Rangc-To«mship-Section: 44 - 25 - 22 PARCEL(S): (first 20)
Water Source 45222.0227 45222.0221
121 l'A'. Gardner Sewer Source
SPOKANE, WA 99200
Phone (509) 623-2652 (509) 993-0464
Owncr
SPOKANE COUNTY FACILITIES DEPT
1211 W. Gardner Av
SPOKANE. WA 99201-
13uildinE 477-3675 /Plannin2 477-'200 ii:ngineer 477-3600 Contact li/Y TAMMY JONI:S Ccmtact rnQ G[tGG B:1LDWIN
Date Submitted Description Initials
Eng Need Technicaliy Complete Eng Need Harvard Rd Mitigation
Eng Neec1 Drainage Plans Eng Nced Traffic Analysis
Eng Agree Pay Fees Received Eng Final Plat Fees Completed
Eng Agree Prioriry Fees Received Eng Prrlim Alat Fees Complctt:d -
NotiCe to Public i Notice to Public I 3 4 6 Completrd - or Needs tobr si~~nr.,l
Design Deviation nates (In-0ut)
13cin~ yuanties toi-
~ drainage item catculated
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Hearing Date Decision App lo" Den Cond Appld BCC
Appealed to BCC Decision App Den Cond Appld Court
;'lppealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
ProjectStatus 4ctive ENGINEER'S REVIEW SHEET
As Buiit Plans Received Variance File W-0005-02 "02
Road Plans Approved
Companion Filcs:
New Road Standards 5-15-95 Mylar Related Files: B02000441
Hearing: Building Dept:
Technical Eteview:
I~! Harvard Rd Plan ❑ Eng Special Fees
Preliminary Review: 04l08/2002 Type: Scheduled For ~ L,arge Lot Bldg. Square feet
DAte Received: 03/25/2002
No. Lots: No. Acres:
Project Name BACK YD SETBACK FENCE HEIGHT 0' & 10' CODE 15' & 6' SHERIFF SUB-STATION
Site Address N. 04TH, E. HOUK, W. MCDONALD, S. SPRAGUE, SPRAGUE E. 12716
Applicant Conditions Mailed: Flood Zone No Phone Dist School Dist
Gary D Fuher Fire Dist 01 Range-Township-Section: 44 - 25 - 22 PARCEI,(S): ((irst 20)
Water Source 45222.0227
1211 W. Gardner Scwer Sourcc
SPUKANE, WA 99260
Phone (509) 623-2652 (509) 993-0464
Owucr
SPOKANE COLJNTY FACILI'I'IES t)Ef'`C
1211 W. Gardner Av
SPOICANE, WA 99201-
Building 477-3675 /Plannin& 477-7200 /Engineer 477-3600 Cunlact B/P TAMMY JONES Contact Ensz GRL•G BALDWIN
Date Submitted Description Initials
Eng Need Technically Complete Eng Need Harvard Rd Mitigation
Eng Need Drainage Plans Eng Need Traffic Analysis Eng Need Ot}ier
Eng Agree Pay Fees Received Eng Final Plat Fees Completed
C'upv tu ;1ccuuntine
Eng Agree Prioriry Fees Received Eng Prelim Plat Fees Completecl
Notiee to Public / Notiee to Public # I 3 4 6 Cumpleted - or Nceds tci Ue signecl
Uesign Deviation Dates (ln-Out)
1
TOM quanUes or
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 )
! / Stamped 208 Lot Plans to Secretary (Sane3y)
i
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l~ 1 STAFF REPC~RT TU THE HEARIi~G ExAMINER
ii
FILE VE-5-02
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DlVtSION QF PLANhIING
SPOMT,,ZE COt~ff
HE4RING QATE; June 5, 2002 ia 1:30 p.m. FILE VE-5-(}2
PR+UJECT PL4NNER: Tammy Jones, Associate Planner
P"ROJECT DESCRIPTtON: Variance request to ailow a fence, to be Iocated alang the west and
south property Iines and adjacent to the easement Ivcated on the
east side of #he site, with a maximum height of 10 feet and a
minirnum setback of 0 feet frvm the property line, whereas Sectian
14.810.020(6) limits fence height within the Regivnal Business (B-3)
zone tv a maximum of 8 fee#.
Project Data
project Locatian: The subject prvperty is generalfy Iocated sautFr of and
adjacent to Sprague Avenue and appraximately 900
feet west of McDonald Road, in the 1VV11' of Section
22, Tavvnship 25 N., Range 44 EWM, Spokane
County, WA.
f'arcel fVumber(s) 45222.0227
Applicant: Spokane County 1Gary Fuher
1211 W. Gardner
VpVk.GiI lef • •A 99260
(509) 477-3419
Comprehensive Plan Designa#ion: Regional Ccrmmerciai
Zoning: Regional Business {B-3}
Existing Land Use: Commerciai
Surroundinq Zoning and Land Uses.
• North: Zoning to the north of the si#e eonsists of Regional
Busirress (B-3) established January 1, 1991,
preWiousiy classifed as Commercial (C) in 1568 (ZE-
24-68). Land use to the north of the site is
commercial.
• South: Zorring to the sau#h of the site consists of Light
Industrial (1-2) established January 1, 1991,
previousiy classified as Restricted industrial (Rf) in
1955 (ZE-171-55). l.and use to the svuth of the site
cansists of vacant, undeveloped lend.
• Easts Zoning to #he east of the site consists of Regianal
Business (B-3) estabGshed January 1, 1991,
previausly classified as Cammercial (C) in 1985 {ZE-
80-85}. Land use tv the east of the sifie is
cQmmercial.
•West, Zoning to the west of the sbte consists o# Regional
Business (B-3) established January 1, 1991,
vE-5-02
S#aff Repvrt - June 5, 20(}2 Hearing
1 of 5
T I
previously classified as Commercial (C) in 1955 (ZE-
171-55). Land use to the west of the site is
commercial.
Related project applications in the vicinity of the site
Known Land Use Proposals and Recent include the following:
Project Approvals in the Area of this
Proposal: ZE-12-00; Zone Reclassification from UR-3.5 to B-3 ~
to allow commercial uses, for property located north
of Sprague Ave. and east of Evergreen Rd.,
approved by the Hearing Examiner on September 8,
2000.
ZE-203A-77; Change of Conditions to delete a
condition of approval requiring the installation of a
block wall fence, for property located north of
Sprague Ave. and east of Bowdish Rd., approved by
the Hearing Examiner on December 15, 1999.
ZE-46-97; Zone Reclassification from UR-3.5 to B-3
to allow auto sales, for property located north of
Sprague Ave. and east of Bannen Rd., approved by
the Hearing Examiner on December 5, 1997.
VE-37-92; Variance to allow a 15-foot high radio
tower to placed upon an existing 135-foot tall water
tower, whereas the Zoning Code limits maximum
height to 125 feet, located at the SE corner of Houk
Rd. and 14th Ave. and approved by the Zoning
Adjustor on February 8, 1993.
VE-40-83; Variance request to allow fewer than the
required parking stalls for a proposed pizza parlor, for
property located north of Sprague Ave. and west of
McDonald Rd., approved by the Zoning Adjustor on
August 3, 1993.
Land Division Status: The subject site consists of a tax parcel of record.
Water Purveyor: Modern Electric Water Distnct
Sewage Disposal: The subject property is served by the Spokane
County public sewer system.
Nearest Arterial and Distance: The subject site is located south of and adjacent to
Sprague Avenue which is designated as a Principal
Arterial by the Spokane County Arterial Road Plan.
Neighborhood Association: None identified
• This proposal is located inside the Urban Growth Area (UGA).
GMA/Critical Areas
Aquifer Recharge Area: The subject property is located within the
Priority Sewer Service Area (PSSA) and the
Aquifer Sensitive Area (ASA) Overlay zone.
Fish & Wildlife Habitat Conservation Areas: None illustrated on the Spokane County
Critical Areas Maps.
Floodpiain: ~ FEMA/FIRM Flood Plain maps identify that
VE-5-02
Staff Report - June 5, 2002 Hearing
2 of 5
, . the subject site is located outside the 100-
year flood plain.
Geologically Hazardous Areas: None illustrated on the Spokane County
Critical Areas Maps.
Wetlands: None illustrated on the Spokane County
Critical Areas Maps.
SEPA
This application is a minor land use action and is categorically exempt from the State
Environmental Policy Act. See WAC 197-11-800(6)(b).
Noticinq
Published: The proposal was published in the Legal Notice section of the Spokesman Review on
May 21, 2002.
Mailing Deadline: The deadline for notifying property owners/taxpayers of land within 400 feet of
the proposal was May 20, 2002.
Site Posting Deadline: The deadline for posting the site was May 20, 2002.
1724 Compliance Dates
Application Submitted: March 25, 2002
Determination of Completeness issued: April 8, 2002
Notice of Application Issued: April 8, 2002
Date Notice of Decision is Due: July 26, 2002
Reviewinp AQencies
7 agencies were notified on March 25, 2002, May 8, 2002. Comments were due on April 8, 2002, and May
22, 2002.
Agencies Notified Response Date 'Agencies Notified Response Date Received Received ~ Received Received
Spokane County Division Yes 4/4/02 Spokane County Fire Yes 4/22/02
of Engineering Protection District #1
Spokane County Division No Modern Electric Water No
of Building and Code , District
Enforcement ,
Spokane County Division No ~ Spokane Regional No
of Utilities Health District
Spokane County Division No
of Utilities, Stormwater ~
Utility
Aqencv Comments:
The Spokane County Fire Protection District #1 has stated that the Fire Department will require an access
key switch for the electric gate to the area to be enclosed by the proposed 10-foot high fence.
Responses from the Public:
No public responses have been received.
Description of the Site:
The subject property is located south of and adjacent to Sprague Avenue and is approximately 2.6 acres in
size. The site contains an existing commercial building, approximately 21,859 square feet in size, with
associated parking areas and landscaping. Surrounding uses include typical commercial uses to the north,
east and west of the site along the Sprague Avenue commercial corridor, with vacant, undeveloped land
located south of the site.
VE-5-02
Staff Report - June 5, 2002 Hearing
3of5
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Proiect Description: '
The subject site is located within the Regional Business (B-3) zone, established on January 1, 1991, and
remains unaffected by the adoption of the Phase I Development Regulations by the Board of County
Commissioners on January 15, 2002, Resolution #2-0037. The applicant is requesting a Variance to allow
the installation of a fence, to be located approximately 175 feet south of Sprague Avenue, along the west
and south property lines and adjacent to the easement on the east of the site, with a maximum height of 10
feet, whereas Section 14.810.020(6) of the Spokane County Zoning Code limits fence height within the
Regional Business (13-3) zone to a maximum of 8 feet. The application states that the purpose of the I
proposed fencing is to enclose a storage area on the south of the site for vehicles and other property related
to a future "Spokane Valley Service Center" to include a Sheriff sub-station, District Court and County Clerk
offices.
Site Plan:
The site plan of record illustrates the subject site and the location of the existing 21,859 square foot building
with parking and landscaping areas. The site plan also illustrates the location of the proposed 10-foot high
chain link fence, with a 3-strand barb wire top to be located along the west and south property lines and
adjacent to an existing easement located on the east side of the site. The proposed fence is to be located a
minimum of 175 feet from the property line along Sprague Avenue and will include an electric sliding gate at
both access points.
Backqround:
The application was submitted to the Division of Planning on March 25, 2002. The application was
determined to be "Complete" on April 8, 2002, and a Notice of Application was circulated to all property
owners within 400 feet of the subject property at that time.
Comprehensive Plan:
The subject site is located within the Regional Commercial category of the Urban Land Use chapter
(Chapter 2) of the Spokane County Comprehensive Plan. The Regional Commercial classification identifies
intensive commercial areas intended to draw customers from the County-at-large and outlying areas.
Regional shopping centers and major commercial areas have been designated with this classification.
Policies UL.13.4, UL.13.5 and UL.13.6 of the Urban Land Use Chapter recommend that development
standards relating to setbacks, landscaping and physical buffers, etc. be established for commercial uses to
ensure development witl have minimal impacts and complement related community appearance. The
proposed variance for fence height should result in minimal impact to surrounding commercial uses. An
existing 10-foot high chain link fence currently surrounds a storage area for properly located directly west of
and adjacent to the subject site. There are no records with the Division of Planning indicating that a
Variance application was ever submitted for the existing adjacent fence.
The Regional Commercial category of the Urban Land Use chapter of the Comprehensive Plan does not
specifically address variance requests as provided for in Chapter 14.404 of the Spokane County Zoning
Code.
Staff Analvsis:
Section 14.404.081 of the Zoning Code recognizes that circumstances may exist such that strict application
of the Zoning Code may cause practical difficulties regarding the use of the property. Upon demonstration
to the Hearing Examiner by the property owner of circumstances, which create practical difficulties, the
Hearing Examiner may grant a variance from the provisions of the Zoning Code.
In order for a variance request to receive approval, compliance with Section 14.404.082(1-3) of the Spokane
County Zoning Code must be demonstrated by the applicant. Any variance from the terms of the Zoning
Code shall be subject to those conditions specifically identified in Section 14.404.082 (1 a & b). Analysis of
the proposal with regards to Section 14.404.082 (1a & b) is as follows:
Response to 14.404.082(1a): The applicant has stated that due to the nature of the future use of the
subject site, the proposed 10-foot high fence is necessary to provide security for the storage of County
VE-5-02
Staff Report - June 5, 2002 Hearing
4 of 5
, property and equipment. The subject site is located adjacent to a major transportation corridor and also
adjacent to the parking and access driveways for existing commercial and retail uses.
Response to 14.404.082(1b): The applicant has responded to question D on the Variance Burden of Proof
form by stating that the proposed variance will not be harmful to the public welfare nor injurious to the
property or improvements within the vicinity of the property.
The following analysis of Section 14.404.082(2 & 3), while not to be considered as sole
substantiation, shall be considered in the granting of a variance:
Response to 14.404.082(2a): Strict application of the Zoning Code standards may not create an
unreasonable burden on the applicant.
Response to 14.404.082(2b): Relaxation of the maximum fence height standards will not allow a more
environmentally sensitive, energy conserving design or result in the adaptive reuse of a historic property.
Response to 14.404.082(2c): The applicant has stated that a broader public interest will be served in that
the proposed 10-foot high fence will result in a higher level of security for the facility and for County vehicles
and equipment stored within.
Response to 14.404.082(3a): The granting of the variance will not be based upon a precedent estabtished
by illegal or non-conforming circumstances.
Response t0 94.404.082(3b): No precedent will be established which will adversely effect the zoning
concept for the existing neighborhood or the County as a whole.
Response to 14.404.082(3c): The applicant has stated on the Variance Burden of Proof form that the
variance is not based upon lack of a reasonable economic return.
Response to 14.404.082(3d): The Goals and Policies of the Urban Land Use chapter of the
Comprehensive Plan do not specifically address variance requests.
Response to 14.404.082(3e): The practical difficulties related to the property did not exist when the
applicant purchased the property.
Response to 14.404.082(3fl: The proposed variance for the construction of a 10-foot high security fence
for a related office use will not result in a de facto zone change.
Response to 14.404.082(3g): The proposal will not impact the density requirements of the Regional
Commercial category of the Comprehensive Plan.
Summary: The requested variance from the maximum fence height requirements of Section 14.810.020(6)
of the Spokane County Zoning Code is for reasons related to security of the future storage area and may be
generally based on the location of the site within a busy commercial area.
Attachments:
A. Maps
• Vicinity Map
• Site Plan
• Zoning Map
• Comprehensive Plan Map
B. Conditions of Approval
C. Agency and Public Comments
VE-5-02
Staff Report - June 5, 2002 Hearing
5 of 5
. 9
ATl'ACHM~NT A
MAPS
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VE-05-02
Phase I Zoning
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V E-05-02
Comprehensive land Use Plan
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~pCHMENT B
A
~ DIVISION OF PLANNING
RECOMMENDED CONDITIONS
A.. FOR
vE-5-o2
DIVISION OF PLANNING
SPOKANT COUNqT
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which
term shall include the owner or owners of the property, heirs, assigns and successors.
2. The variance applies to the following real property: That portion of Tract 162, according to
Plat recorded in Volume uK" of Plats, Page 20, in Spokane County, Washington, described
as follows:
Beginning at the Northwest corner of said Tract; thence North 90 00'00" East along the
North line of said Tract a distance of 246.30 feet to the East line of the West 10 feet of the
East half of the East half of the West half of said Tract; thence South 00 10'27" West along
East line a distance of 428.00 feet to a line parallel with and distant Southerly 428.00 feet,
measured at right angles from said North line of Tract 162; thence North 90 00'00" along
said parallel line a distance of 246.62 feet to the West line of said Tract 162; thence North
00 13'00" East along said West line a distance of 428.00 feet to the Point of Beginning.
3. The proposal shall comply with the Regional Business (B-3) zone, as amended.
4. The applicant shall develop the subject property substantially in accordance with the
concept presented to the Hearing Examiner. Variations, when approved by the Director of
the Division of Planning/designee may be permitted, including but not limited to building
location, landscape plans and general allowable uses of the permitted zone. All variations
must conform to regulations set forth in the Spokane County Zoning Code and the original
intent of the development plans shall be maintained.
VE-15-02 June 5, 2002 Public Hearing
Division of Planning Recommended Conditions
ArTACHr,nENT C
AGEh1CY COiMh7ENTS AND
AGENCY CONDITIONS OF APPROVAL
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W 6roadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509 )~%?-22~ ~ ~
S"IN-*-c"N~ "ENGINEER'S CONDITIONS OF APPROVAL" VARIANCE
TO: Spokane County Division of Planning
FROM: Division of En9ineerin9 & Roads ~
DATE: April 3, 2002 ~
PROJECT: BACK YD SETBACK FENCE HEIGHT O' & 10' CODE 15' & 6' SHERIFF SUB-
STATION
FILE VE-0005-02
RECEIVED
Hearing @ SPOKANE COUNTY
Planner: TAMMY JONES
Review Date: 04/08/2002 APR 4 200`>.
Sponsor/Applicant: GARY D FUHER
Section Township Range: 22-25-44 DIVISION OF PLAHNING
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. We have reviewed the above referenced proposal and have no comments to make concerning
the application.
END
CC: Applicant GARY D FUHER
Enqineer/Surveyor
Planner TA1M JONES
,.vtii iur, i4.44 res.a aun obL 4190 at'vAAfY,G VALL.EY !''tm llEY'1~ 4-+4 PL.ANNING 4002
. .
Al~
SPOKANE VALLEY FIRE DEPARfiIIAENT
Spokane County► Fire DisfrlCt I
10319 EI15T SpRAGUE AVE. • SPOKANE. WA 992L1b-367b ■(509)9Z8-170d • FAX (5p4)892-a125
April 16, 2002
Tammy Jones
Department of Building and Planning
1026 W, Br+aadwey
Spokane, WA 99260
RE; Variance #vr Fence Height
V'E-05-02
Dear Nls. Jones:
7he Spakane Vaitey Fire Department wili require a fine department accass key switch
for the electric gate. Order forms are available at this offce.
Sincereiy,
44
Kevin Miller
Deputy Fire Nlarshal
KMldc
.
d
S ~ C1► K A N ~ Ts ~ C] U N T Y
A UIVISIL7N OF THE PUBLIC WQRKS 1]EPAIZTMLN7
DIVISIJN OF PLAIwINWG
MICHAEL V. NEEDHAM, DIRECTC3R
MEMORANDUM
TU: Spoka.ne County Division of Engineering &Roads; Scott Engelhard, clo Sandy
Kimhall
Spokane County Division vf Engineering & R.oads; John Hohman
Spokane County Division of Utilities; Jim Red
Spokane County Starmwater Utility; Brenda Sims
Spakane Regional Health District; Steve Holderby
Spokane County Division of Building Code Enforcement; Je#'f Forry
Fire District Nv. I
Modern Electric Water I3istrict
FRO►M: Tammy Jones, Associate Planner
DATE; May 8, 2002
. SUBJECT: Review and comments for the hearing on June 5, 2002 at 1.30 pm.
FILE NO: VE-5-02
BRIEF DESCRIPTION: Variance request to allow a fence alvng the west and
sauth property lines and adjacent ta the easement located on the east side vf the
site, with a maximum height of 10' and a minimum setback of 4' frvm the
property line, whereas Section 14.510.020(6) limits fence height within the
Regional Business (B-3) zan~ to amaximum of 8'.
PARCEL NO: 45222.0227
APPLICANT: Gary FuherlSpokane County, 1211 W. Gardner, Spokane, WA
99260 509f477-3419
Nvte that the application and n-iaps wiere previvusly circulated to your agency.
Please review and return any camments to me by Nlay 22, 2002
Attachments: Natice of Fublie Hearing
MAIL. STOP ,PWK-1 • 1116 W. BAf}ADWAY AVENUE • SPOKAhiE. WASHIN'GTQN 99260-0220
T'HflNE: (509) 477-7200 • FAx: (509) 477-2243 9 TI)D: (509) 477-7133
NOTICE {UF PUBLIC HEAFtING
SPOKAN'E C+QUNTY HEARING EXAMINER
TU: All interested persans, and ownersltaxpayers within 400 feet
YUU ARE HEREBY 1w+QTIFIED THAT A FUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATIUN LISTED gELOW, AS FOLLC}WS:
Application: VE-5-(}2, Variance request to allvw a fence along the west and south property lines and
adjacent to the easement located on the east side of the site, with a maximum height vf 10 feet and a
minimum setbaek vf 0 feet from the property line, whereas Section 14.510.020(6) limits fence height
within the Regional Business ($-3) zvne to a maximum of $ feet.
Parcel No: 45222.0227
Hearing Date and T'ime: 3une 5, 2002 @ 1:34 pm,
Plafie: Commissioners Assembly Room, Lawer Level, Spokane County Public Works Building, 1426
West Broadway, Spokane, Washington.
tlwner: Spokane County
Applicant: Gary FuherlSpokane County 1211 W. Gardner, Spokane, WA. 99264
Address and Loeatian: Generally located south of and adjacent ta Sprague Ave and approximateZy 900
feet west of Mci)onald Rd, in the NVV 1/a of Section 22, Tawnship 25 N, Range 44 EWM, Spokane
County, Washingtan.
Cvmprehensiv+e Plan: Regianal Commercial
Existing Zaning: Regianal Business (13-3)
R,elated Permits: In arder for the praject ta be developed as proposed, additianal permits must be
obtained as required by other lucal, state and federal agencies.
Division of Pianning Staff: Tammy Jones, Assaciate Flanner, (509) 477-7225
HEARING EXAMiNER PRUCEDURES
Hearing Pracess and Appeals: The hearing will be conducted under the rules of procedure adopted in
5gokane County Resolutivn No. I-0700. A1l interes#ed persons rmay testify at the public hearing, and
may submit written eomments and documents befQre vr at the hearing. The Hearing Exaniner may lf mit
the time given to speakers. A speaker representing each side vf the issue is encouraged. Any appeai of
the Hea.ring Examiner's decision will be based an the recard established befvre the Hearing Examiner,
pursuan# tv County Resoiution Nos. 96-0171. EnvirQtunental appeals will fvllow the same prvicedural
raute as the underlying aetion. All hearings will be conduGted in facilities that are accessibie to persvns
with physical disabilities.
Inspeetion of File, Copies vf DQCUments: A Staff Repart vvill generaliy be available for inspection
seven days before the hearing. The Staff Report and agplicatian f le may be inspected at the Spakane
County Division of Planning, 1" Flovr Permit Center, Public tiVorks Building, 1026 W. Broadway,
Spakane, WA 99260-0220, between 8.30 a.m. and S:Q+D p.m., weekdays, NI-F, except halidays. Copies
of dacuments wi11 be made avaitable for the cost of regroduction. If you have any yuestians or special
needs, please eall the Division at (509) 477-7200. Send written comments t4 the Spokane County
Division of Planning, 1026 W. Brvadway, Spokane, WA 99260, Attn: Ta.mmy Jones. 1'viotians must be
made in writing and submitted to the Spokane County HearYng Examiner, 3`d F1QOr, Public Works
Building, 1026 W. Broadway, Spokane, V11'A 99260-0245.
.
~ OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
S`Y_*~A'a'C`C`" "ENGINEER'S CONDITIONS OF APPROVAL" VARIANCE '
TO: Spokane County Division of Planning
FROM: Division of Engineering & Roads
DATE: April 3, 2002
PROJECT: BACK YD SETBACK FENCE HEIGHT O' & 10' CODE 15' & 6' SHERIFF SUB-
STATION
FILE VE-0005-02
Hearing @
Planner: TAMMY JONES
Review Date: 04/08/2002
Sponsor/Applicant: GARY D FUHER i
Section Township Range: 22-25-44 '
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. We have reviewed the above referenced proposal and have no comments to make concerning
the application.
END
CC: F.pplicant Gi:RY D FUHER
Engineer/Surveyor
Planner TPMMY JONES
.
. „
i
AF C O U N T Y
P O K A N E ,~.A DIVISION OF THE PUBLIC WORKS DEPARTMENT
DNISION OF PLANNING
MICHAEL V. NEEDHAM, DIRECTOR ,i EC E VED
MEMORANDUM :-.;AR Z 5 2002
SPOKANE COUNTY ENGINEE..R
TO: Spokane County Division of Engineering and Roads; Scott Engelhard c/o Sandy
Kimball
Spokane County Development Engineering Services; John Hohman
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane County Fire Protection District No. 1
Spokane County Division of Building and Code Enforcement; Jetf Forry
Spokane Regional Health District; Steve Holderby
FROM: Tammy Jones, Associate Planner
~
DATE: Marcll 25. 2002'
SUBJECT: Variance for Fence I-Ieight; VE-5-02
Attached is an application for a variance, VE-5-02, to allow a fence with a r11.Ix i»><<l1i
height of 10 feet and a 0 foot setback from the property line, whereas Sectio n
14.810.020(6) limits fence height within the Regional Business (B-3) zone t~~ -a
of 8 feet in height. Please review and submit your comments to me hv April R. 20021.
If~~~t~ l~a~` ~~n~• (Illl',Slll)IlS. J)lt'~i,C Cc~ntact i1ic at -~?7-721~.
ZC~1C~lIl1c'.11I
t=': G.zr~- I~u~~er~. 1~ 1 1~~'. ( f~trc~tl~~r. S},~,~1:~i11c. ti~"~~ ()()1l,()
1026 W. BROAUWAY • SPOKANE, WASHINGTON 99260-0220
PHONE: (509) 477-7200 • F.AX: (509) 477-2243 • TDD: (509) 477-7133
J
) 17
It ~ ~ .
4 S
i• t~~e .M3 x t x.Vwsp . m ~y„y. }
AECEIVED
t~i' ~ 3d ! ~S' S s"'-;a~c J v7~,`Z X y ~ .,i X ' . _
•SP O KA NE C OU
MAR ArPPL,ICA"TIOWFOR PUBLiC HEAR(14C- ITEM
CIJP's, VaR,.IAN.cEsi: NQ~-COhlF, ~t1~It~INS US~S
~ ,
VIVIOU r., '
yry c r r r. ,
- . . . .w',.,. v,. x:~ _ . . . • . , . . . SPO DIVISION OF PLANNING
Jl~l al W 1 t 1 1 . ~ . t i • " '4r ~ : s i . rzk,~ ' r . . . .
e^ V~".~~' • i' - . . . .
e.~.
PROPERTY OWNER INFORMATION
♦ Property Owner(s): S p o k a n e C o u n t y
Street Address: 1211 W. G a r d n e r A v e.
CitY; Spokane State: WA Zip Code: 99260
Phone: (Home) (Work) 4 7 7- 3 419 Fax: 4 7 7- 6 4 4 6
` APPLICANT/AGENT INFORMATION
♦ ApplicanUAgent: G a r y D. F u h e r
Street Address: 1211 W. G a r d n e r A v e.
City: S p o k a n e State: WA Zlp COde: 9 9 2 6 0
Phone: (Home) (Work) 4 7 7- 3 419 Fax: 4 7 7- 6 4 4 6
REQUESTED ACTIONS(S) (Indicate appropriate action):
0 Conditional Use Permit ❑ Expansion of a Nonconforming Use
XW Variance(s) 0 Other (list):
PROJECT INFORMATION
Existing use of property: R e t a i 1 M e r c h a n d i s e
.
• Describe proposed use of the property, notin4 phanqe from `existinq use':
"Spokane Valley Service Center' - Sheriff Sub-Station,
District Court, and Clerk's Office (Office)
• If a variance application, state the Code standard and describe the variance souQht in
comparable terms (i.e., 50 feet from centerline verses required 65 feet):
Variance to fence height & set-back re4uirements: maximum
allowed 6' height and 15' back yard set-back. Proposed:
10' height and 0` back yard set-back '
• If a conditional use permit application, does proposal meet all standards? Y N N/ A
If not, has one or more variances been requested: Y N N/ A
• If home industry, has consultation occurred with the Division of Planning regarding
construction of building for intended use? Y N N/ A
APPLICATIONS FOR PUBLIC H ~ ITEMS PAGE 2 Of 3
CUP. Variance, Non-confortning usea
.
105,416.40 S.F./2.42 AC
• Size of the subject property 14 Parcel No.(s): 45222.0227
• Current zoning of property: B- 3
• Street address of property (if known): 1 2 7 1 6 E . S p r a g u e A v e.
• Legal description of property (include easement, if applicable): ( S e e A t t a c h e d)
• Source of legal: First American Title Insurance
• Total amount of adjoining land controlled by this owner, sponsor andior agent: 0
• What interest does applicant hold in the property 0 w n e r
NOTARY
State of Washington)
SS
County of Spokane )
I swear, under penalty of perjury, that: (1) I am the owne of ecord or authorized agent for
the proposed site; (2) if not the owner, written permissio fro owner authorizing my actions
on his/her behalf is attached; and (3) ali of the above res o s and those on supporting
documents are made truthfully and to the best of no I e.
WANDA T. CLARK Si9ned: kz
NOTARY PUBLIC
STATE OF WASHINGTON Nota ublic in and for the Sate of Washington, residing at
EXPIRES IANUARY 6, 2003 ~ J~ MY aPPointment expires ~ 0.3
BURDEN OF PROOF FORM(S) (by applicant)
It is necessary for the applicant or his/her representative to establish the reasons why the
requested action shouid 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 retum with your appfication.
FOR STAFF USE ONLY
3y Violation/Enforcement: Y~
Section Township ZS Range L
Lot, legal & add'I. ownership ecked y:
Person doing preapp conf.:
Other/previous Division of Planning i involving this property:
Certificate of Exemption No. Application No.
Hearing Date Various site plan dimensions check by
APPLICATIONS FOR PUBLIC I I ITEMB 1 PAGE 3 of 3
CUP. VaNance. Non-confonmInQ Uses ,
SIGN-OFF BY AGENCIES
The applicant must visit each agency whose number is circled below.
r 1. SPOKANE REGIONAL HEALTH DISTRICT (F*J✓'M+-1r-uTU- VE1u-Ttl)
a. Proposed method of water supply /Voo~✓A/
b. Proposed method of sewage disposal
A preliminary consultation has been held to discuss the proposal. The applicant has been inf rmed of
requirements and ndards. We request co ultation with the Division of Planning: Y
Signatue--~_ Date '
2. WATER PURVEYOR:
a. Proposed method of water supply
b. The proposal is/is not located within the boundary of our future service area.
c. The proposat isrs not located within the boundary of our current district.
d. We are/are not able to serve this site with adequate water.
e. Satisfactory arrangements have/have not been made to serve this proposal.
Signature Date
3. SEWAGE DISPOSAL PURVEYOR:
a. Proposed rnethod of water supply
b. Proposed method of sewage disposal
A preliminary consultation has been held to discuss the proposal. The applicant has been informed of
requirements and standards.
Signature Date
4. FIRE DISTRICT / FIRE MARSHALL
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: -D<. : or unable to calculate now because use is not
definitive and will be determined at building permit ap lication time.
d. Requirements include:
(?a-x-E OL~ o~ 3.~ g. 0 Z
ature Fire District # Date
App lor Publlc Hearinp Items-Ig-10-98
VE-05-02
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F1ACT AMFATf1N TTTI F TIJS YM 411 M Ce4ana Cn MIA ,
1
EXHIBIT "A"
That portion of Tract 162, OPPORTUNITY,.according to Plat recorded in
Volume "K" of Plata, Page 20, in Spokane County, Washington, described as
followe :
BBGIMING at the Northweet coraer of said Tract;
• theace Nozth 90000100" Fast along the North lias of eaid Tract a distance
of 246.30 feet to the $agt line of the weBt 10 feet ot the Baet half of
the Eaet haltog the West halt of said Tract;
thence South 00 10127" Weet. along said Baet lfne a dietance of 428.00 •
feet to.a line parallel vith and dfetant 8outherly 428.00 feet, measured
at rfght aagleob froon said North lfne 'of Tract 162;
thence North 90 00100" Weet along said parallel lfne a dietance o! 246.62
feet to the weeg line of said Trect 162;
thence North 00 13100" East along said West line a dietance of 428.00
teet to the Point of Beginning.
rarcel; 45222.0227
Owner: SPOKANE COUNTY
CoOwner I
Owner Address
1211 W GARDNER AVE SPOKANE WA 99201 -
~ - ~
Site Address
12716 E SPRAGUE AVE SPOKANE
Legal Description
OPPORTUNITY
er i e
._.y. r,. r
THE N 428 FT OF THE W 1J2 OF THE W 112 OF TR 162 AND THE ~ r
N 428 FT OF THE W 1!2 OF THE E 112 OF THE W 112 OF SD TR Y
162 AND THE W 10 FT OF THE N 428 FT OF THE E 1!2 OF THE E
112 OF THE W 112 OF SD TR is
162 ----y
~
~ 3rd _
- ` l
.
TTTT:~ 7th
~Nolice: This is not a legal documeni. Data depicted on this map is generai & subject to constanf revision. It is intended
for reference use only. Legal documents should be obtained frorn the appropriate agency.
.
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