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VE-9-88 6-7 ~ I ~ , '~JiJC:; .J;.axuc I . 6l 5 p 03A I n.:.. 'ZUNING ADJUSTOR SPOKANF COUNTY, WASHINGTON IN THE MATTER OF VARIANCES FROM ) MINIMUM SIGN STANDARDS REGARDING ) FRONT YARD SETBACK, ILLUMINATION ) AMENDED AND AREA OF A DETACHED SIGN [VE-9-88] ) FINDING OF FACT COMPANION FILE: ZE-185-77C ) ~ It has been brought to the attention of the Zoning Adjustor by the Spokane County Engineer's office that Finding of Fact No. 10 contains an ernor in fact. AMENDED FINDING OF FAC'I' Finding No. 10 should read as follows: The Spokane County Comprehensive Plan's Arterial Road Plan section designates the former Milwaukee Road right-of-way as a principaA' ~ arterial with limited access. It is presently being used in this general location for the stockpiling of sand, gravel and soil. DATED this ` day of October, 1988. THOMAS G. JR,*AICP Zoning Adjustor Spokane County, Washington I FILED: I 1) Applicant: Krause Nursery ~ 2) Parties of Record 3) Spokane County Engineeting Depat-trnent 4) Spokane County Health District 5) Spokane County Utilities Departcnent 6) Spokane County Department of Building and Safety 7) Spokane County Fire Protecrion District No. 1 S) Washington State Department of Transportation Spokane Regional Office Attention: Bob Earnest 9) Planning Department Cross-reference File and/or Electronic File fcu I , ► ~ ZONING ADJUSTOR R Ec E I'V~ ~ SPOKANE COUNTY, WASHINGTON - SEP 3 0 1gs8 4 IN THE MATTER OF VARIANCES FROM ~ I ENGIi~EER MINIMUM SIGN STANDARDS REQARDINti ) FINDINC~S, C FRONT YARD SETBACK, ILLUAAINATION AND ) AND DECISION ' AREA OF A DETACHED SIGN [VE-9-88] ) COMPANION FILES. ZE-185-77C ) SUMMARY OF APPLICATION The applicant requests permission to locate a freestanding sign, measuring approximately seventy-five (75) square feet per side, at a location placing its street side edge at or within a few inches of the front property line and further to have this sign illuminated to a level of 800 milliamperes florescent tubing behlnd piex-face The Spokane County Zoning Ordinance requires (a) signs exceeding forty (40) square feet in surface area to be placed flat against a building (Section 4 09125 e), (c) the street-side edge of the sign to be located at least thirtythree (33) from the front property Ilne (Section 4 09125 b). and (c) the maximum level of illumination to be the equivalent of 425 milliamperes of florescent tubing behmd plex•face spaced on seven (7) inch or more centers (4 09125 c) Authority to oonsider and grant such a request exlsts pursuant to Sections 4 03 020 (variance) and 4 25 03 b of the Spokane County Zoning Ordinance PROJECT LOCATION The property is generally located in the Spokane Valley, on the northeast oomer of Ptnes Road and 3rd Avenue m the NW Y4 of Section 22. Townshlp 25N, Range 44EWM The property is addressed as S 205 Pines Road The Assessors pancel numbers are 22542- 0538 and -0539 DECISION SUMMARY OF THE ZONING ADJUSTOR Based upon the evidence presented and circumstances associated with the project proposal, the Zoning Adjustor DENIES the proposal as set fonh by the applicant and approves an alternative proposai of a smaller sign in the front yani, but not as close to the street as proposed and permitted to be iliuminated at the 800 milliamperes level (as requested by the appiicant) The sign location and size approved as set forth below OPPONENTS OF RECORD 1 Nick Oamascus 2 Ed Fromvllier PUBLIC HEARING After examining all available information on flie with the application and visttmg the subject property and surrounding area, the Zoning Adjustor oonducted a pubiic hearing on September 14 . 1988 and rendered a written decision on September 30. 1988 FtNDINGS OF FACT 1 The project location is as set forth above under PROJECT LOCATION 2 The proposal consists of the stgn as set forth in the flle documents nnarked "Applicant's Proposal " The applicant proposes to locate the ten (10) inch sipn post approximately six (6) feet from the property-side of the sidewalk on Pines Road That wouid piace the (75 square feet per-side of sign) street-side edge of the doubie-sided sign at or a few inches inside of the property Iine The applicant's proposed sign is as low as seventeen (17) feet at the top measurement (above grade) to as much as twenty (20) feet above grade Initially, there was some concern about the distance from overh@ad powerlines, but that has been taken care of and a letter from the Modem Elktric Water Company states that eight (8) feet of ciearance is all that is needed, the applicant's proposal would compty wnh that standard The sign proposed is a two-section sign, the uppermost section being flve (5) feet by eight (8) feet and oontairnng the name of the business The ► a CASE NO VE-9488, KRAUSE NURSERY SPOKANE COUNTY ZONING AQIUSTOR PAGE 2 lower sectton of the sign is essentialiy a four (4) foot-four (4)inch by eight (8) foot reader•board containing five (5) lines of lettering approximately seven (7) inches of eight (8) inches in height 3 The adopted Spokane County Future Land Use Plan designates the area of the proposal as Major Commercial This means that the use is certainly aa:eptable and would suggest that zoning appropriate to the heaviest commercial use wouid be appropriate Major Commercial would suggest any zoning up to and including Commercial under the Spokane County Zoning Ordmanoe or B-3 (ReBional Business) under the Spokane County Zoning Code would be an appropriate use in the area Each of these zones would albw a sign as proposed by the applicant 4 The stte is zoned Local Business which sign standards prohibit the sign as proposed but which allows the proposed sign upon approvai of this applicadon The zoning cross-over from the Zoning Ordmance to the Zoning Code will be to the B-1 (Neighborhood Business) zone The B-1 zone would a11ow sign piacement and 111uminatlon as proposed by the appiicant, but would restrict the sign size to fifty (50) square feet per side 5 The existing Iand uses in the area of the proposal inctude ail manner of commercial, local business, residential, office and apartments, including another nursery a few blocks to the south The zoning fronting on Pines Road between Sprague Avenue and 16th Avenue consists of Commercial, Restricted Industrial, Local Buslness, Agricultural Suburban, Residentjal Office. Multlple Family Suburban, and B-2 (Community Business) Since each of these zones has its own sign standards, ihe variety of signs is extremely diverse, covermg much latitude in size and location The fact that Pines Road was recentiy , widened and six (6) feet to ten (10) feet of right-of•way was taken on each side of the road, has placed many signs which were back from the right-of-way very close to the rtght-of- way There have only been four (4) variances granted for signs between Sprague Avenue and 16th Avenue These were a VE-8•769 S 813 Pines Road, Residential Office zoning, approved for a four (4) foot setback from the property line with no other reason than the applicant felt the standard was too restrictlve, b VE•18-72. S 1013 Pines Road, Resldential Offlce zonmg, approved to within twenty (20) feei of the property because the building was Iocated approximately one-hundred forty (140) feet from the front property line, c VE-69-82. S 1204 Pines Road. Residential Office zoning, to aliow seventy-two (72) square feet per-side of a doubte-facing sfgn and to a height of twenty-six (26) feet (no location variance was granted, but the sign Is located closer to the street than allowed without a variance), and d VE-65-71 9 S 606 Pines Road, Residential Offlce zoning, to allow a freestanding sign to be located ten (10) feet from the property line and to aliow for a deviation from the iilumination standard It should be noted that none of these variances were for the La:al Business zone, aithough Local Business zoning has existed in the area since as far back as 1968 There does appear, however, to be many illegal signs, both m the Residential Qffice zone and the existing Local Business zones These illegalities include mostty surface area and setback violations 6 The owners/occupants of two (2) properties Immediately to the north (across the County-owned former Miiwaukee Road right•of-way at S 115 Pines and about S 121 Pines) established themselves as opponents of record by opposing the sign locadon and size and additionally raised quesdons regarding whatever surface area is approved insofar as the sign may block the view of the existing signs for their businesses as viewed by northbound traffic on Pines Road They have a total of four (4) freestanding signs plus a siOn painted on the south surface of a building immediatety adjacent to the former Mitwaukee Road rtght- of•way Thetr places of business are between 100 feet and 200 feet of the applicatnt's property Although, they both agreed that a thirty-three (33) foot setbadc for the (Krause) sign was excessive, they felt that the overall sign size requested and the close proximity to the property line were out of order They asked for a reduction in the proposed sign size and that it not be located any closer to the sidewalk Ifne then their own signs The nearest of their signs showed upon later examination to be twelve (12) to flfteen (15) feet from the sidewalk for a sign which was more-or-less at eye-level Mr Damascus (who has the building and the busmess closest to the Krause Nursery) had recently placed a 500 square foot sign on his south bufiding wall and did not want it to be obstructed by a sign at Krause Nursery He felt that thls could be achieved by having a sign which was at least ten r r CASE NO VE-9-88, KRAUSE NURSERY SPOKANE COUNTY ZONING ADJUSTOR PAGE 3 (10) feet or more above-grade Both of these properties to the north are zoned Restricted Industrial 7 The applicant set forth various reasons for approval of the sign application a The subject site is surrounded by pcommercial" properties and even if it is not relevant by virtue of zoning, the proposed sign would be in character with the surroundings b A hardship or a practical difficulty is placed upon the business (Krause) due to the lack of a oompetitNe sign, pointing out that the Krause sign would be farther badc than any other sign. tf it complied with the ordinance standard The traveling public's eyes do not wander to a considerable depth off of the road looking for signs when most of the signs are at the edge of the sidewalk The other three (3) valley nurseries had reader boards, two (2) of the three (3) nurseries on the north side (of town) and one (1) of the two (2) nurseries on the south side (of town) had permanent reader boarcl signs c Most reader board signs, whether they are temporary or permanentiy installed are four (4) feet by eight (8) feet in size and that was the size being requested d The problem with ground-level signs is that they are vandalized and block views The applicant's sign proposal is for a reader board located nme (9) feet to ten (10) feet above grade-level, not easily vandallzed and not allegediy blocking views 8 The applicant continued by saying the sign would not change the character of the neighborhood, would not obstruct views of the site or from the site, and wouid not impede pedestrian or vehicular flow 9 The applicant presented information regarding oonversations with Modern Eiectric Water Company, which were confirmed by a September 13, 1988 letter The effect of the letter and conversations were that the maximum twenty (20) foot sign height beneath its wires would not cause a problem But, the sign also oould not be within flve (5) feet of the nearest power pole 10 The County has no stated or intended use for the presentiy owned Milwaukee Road right-of-way It is presently being used in this generai location for a stockpiling of sand, gravei, and soil 11 The Zoning Adjustor inspected the site before hand, as well as after the hearing After the hearing, the Zoning Adjustor took the series of photographs from the right-hand dnving lane, headtng north on Pines and approaching the subject property The observations and infoRnation is summarized below (NOTE The applicant erected a sign device for observation purposes at the location proposed, so it was possible to fix the approximate sign location in the photos ) a From atmost anywhere south of 5th Avenue, a small deciduous tree overhangs the right-of-way to the edge of the curb and obstructs, along with the "visuai wall" of two (2) or three (3) power potes per-biock, any view of the proposed sign and the opponent's signs b Because of the sign clutter and the "visual wall" of power poles, the State Highway Department has erected approximately two (2) foot by rtour (4) foot green with white letter signs prior to each cross•street to identify the cross- street These signs overhang the sidewa(k at about the eight (8) toot level and are the dominant sign feature at any given point for approxtmately two (2) to three (3) biodcs ahead c At about the middle of the block between 4th and 5th Avenues,, the applicanrs proposed sign begins to appear as a visual object, probably non-readable due to the interference of the power poles and the Washington State Department of Transportation cross-street signs The opponent of reoord's Sinclair sign appears above the appiicant's proposed srgn Mr Damascus's slQns are not apparent at this point (refer to photos with super-imposed sign on ihem ) d Just south of 4th Avenue, the applicant's proposed sign beoomes more visible, but is stili obscured by the Washington State Department of Transportation's 3rd Avenue sign The Sinclair signs appear as identiflable, although the power poles continue to interfere with a clear reading of the signs, and the gas price signs r CASE NO VE-9-88, KRAUSE NURSERY SPOKANE COUNTY ZONING AQIUSTOR PAGE 4 remain too small to read from thls dlstance Mr Damascus's Property Management freestanding sign would be clearly biocked by the proposed sign down to the middle of the blodc between 3rd and 4th Avenues e From the right-hand lane of traffic, In the middle of the block beiween 3rd and 4th Avenues, the 500 square foot sign on Mr Damascus's building is blodced by a row of shrubbery located on the southeast oomer of 3rd Avenue and Pines Road, but the sign comes jnto view the closer one gets to 3rd Avenue f The Sinclair signs are totally free of any obstruction by the proposed Krause sign as 3rd Avenue is almost reached Mr Damascus's freestanding sign now begms to appear below the proposed Krause sfgn g By the time the 3rd Avenue intersection is reached, ail of the opponent of records' signs, includmg the 500 square foot sign on the side of the buiidfng are visibie Approximately 400 to 500 feet from the tum-in locations for Mr Damascus's and Mr Fromviller's businesses, their signs are clear and not obstructed by the proposed Krause Nursery sign 12 The Zornng Adjustor's obseroations are that the proposed Krause sign oould be located eight (8) to fifteen (15) feet from the sidewalk and still accomplrsh the advertising objectives laid out by the applicant The reason for this is that there are no other intervening signs, and little Ilkelihood of sign placement which would obstruct their sign This is true for observations from ejther north-bound or south-bound traffic tanes on P1nes Road It would probabiy have to be located somewhere within the Iandscaped area in front of the present nursery buiiding There is no reason why the sign cannot go to a maximum of twenty (20) feet, regardless of whether it is located beneath the power Iines or fariher east of the power lines 13 The illumination standard found In the Zornng Ordinance is technically outdated and has not been used as the industry standard for many years The requested illumination level is the present industry standard 14 The proposal is exempt from the provisions of Chapter 43 21 C RCW pursuant to WAC 197-11-800 (6) (b) 15 The appiicant has been made aware of the recommendations of various County/Siate agencies reviewing this project and has indicated they can comply with those recommendations 16 The proper legal requirements for advertising of the hearing before the Zoning Adjustor of Spokane County have been met 17 Any oonclusion hereinafter stated which may be deemed a finding herein is hereby adopted as such From the Findings, the Zoning Adjustor oomes to these CONCLUSIONS 1 The variance, regardless to what degree granted, wlll not authorize a use otherwise prohibited In the zone 2 Wjth the conditions of approval set forth below, the alternative variance will a) not consbtute a grant of special privileges inconsistent with Iimitations on other properties m the vicinity and the Local Business and B-1 zones, b) ensure that the mtent and purpose of the Zoning Ordinance is achieved with regard to location, site design, appearance, and landscaping, etc, and c) protect the environment, public interest and general welfare To grant the applicants fuil request would constitute a grant of speciai privilege The sign authorized is set back from the property Iine farther than requested by the appiicant, but in such a location as to have the least adverse impact on adjoirnng properties There have been other properties along Pines Road from Sprague Avenue to 16th Avenue which were either Local Business or the very slmilar Residential Office zone, which have received vanances, both for area and from the setback standard, but not generally to the degree requested by the appllcant The intent and purpose of the Zoning Ordinance is not negatively effected by the alternative variance granted, In light of the . . , CASE NO VE-9-88, KRAUSE NURSERY SPOKANE COUNTY ZONINQ ADJU3TOR PAGE S dNersity of zoning which appears on Pines Road, and the fact that ali of Pines Road from Sprague Avenue to neariy 16th Avenue ts designated as Major Commercial in the Comprehensive Plan Thus, it is expected over the period of time that the land uses along Pines Road will lean toward heavy oommercial and business uses In the interim period of time, and until such zoning may actually materialize, many of the decisions regarding sign variances should be thoughi of in light of only a transition period, with addiUon changes possibiy occurnng as new zoning comes to be 3 There are special circumstances applicabie to the property which when oombined with the standards of the Zoning Ordmance, create practical difficulties for the use of the property and/or deprive the property of rights and pnvileges oommon to other properties in the vicinity and similar zone ciassifications Several circumstances point to the piacement of a sign closer than the required thirty-three (33) foot setback The Krause buiiding was established with a setbadc from the newly aoquired Pines Road right-of-way Most of the existing businesses to which ft would be compared for visual impact were located consistent with the former, narrower Pines Road right-of-way In this respect, this placement back from the street creates a disadvantage for a building-mounted sign In Irght of the existing sign ciutter generaliy on Pmes Road, the visual wall effect created by the power poles and the overhangmg vegetation beiween 4th and 5th Avenue, both sign size and location become means to overcome some visual disadvantages inherent to Pines Road But such can in the opinion of the Zoning AdJustor, be accomplished with lesser variances then requested by the application The general rule on granting variances is to grant the least relief necessary to overcome the practical difficulty 4 To grant the sign proposal as set forth in the application would create some disadvantage to sign exposure of the businesses of the opponents of record Both the proposed size and location present some interference to the visuai exposure of the businesses to the north Placement of the sign farther from the nght-of-way, with a sign size closer to that ultimately set forth for the future B-1 zone (fifty (50) square feet per-side), and of an iIlumination fevel consistent with the current industry standard, will neither be materially detrimental to the public welfare nor injunous to the property or improvements In the vicinity, whlle at the same iime substantial relief to the hardship is afforded 5 Strict application of the zornng standards does create an unreasonable burden in light of the purpose to be served by the standards The diversity of zoning on this stretch of Pines Road, the number of both legal and illegal signs, the visual wall presented by the very large diameter power poles and the Washington State Department of Transportation cross- street signs create a situation of specfal circumstances which when combined with the strict appiication of the zoning standard, result in an unreasonable burden in light of the purpose to be served by the standards themselves 6 Granting the variance will not adversely affec# the overall zoning design, pian or concept for either the immediate area or the entire County The approved variances are consistent with what is/wili be aliowed outright by the B-1 zone of the Zoning Code 7 Granting the variance will not be inconsistent with the general purpose and intent of the Comprehensnre Plan As a matter of fact, due to the Major Commerciai designation of the Comprehensrve Plan in this location, the sign allowed by this decision will further the transition between the present situation and a Major Commercial situation later on 8 The practical difficutty which gives rise to the variance request did partially exist before the present owner acquired the property That is the intervening power poles. Washington State Department of Transportation cross•street signs and the overhanging tree predated the lease of the property by the appticant 9 The grantmg of the variance will not result in de facto zone reclassification 10 The requested variance is not substantially for the purpose of circumventing density regulations designed to protect the Spokane Valley-Rathdrum Prairie Aquifer 11 The proposal will uphold the spirit and intent of the Zoning Ordinance and mitigate adverse effects upon the neighbormg properties due to reasonable restricttons, conditions or safeguards appifed through the oonditions of approval 12 The Zonmg Adjustor may require such condjtions of approvai as necessary and appropriate to make the project most compatibie with the public interest and general welfare . ~ CASE NO VE-9-88, KRAUSE NURSERY SPOKANE COUNTY ZONING ADJUSTOR PAGE 6 13 Any flnding hereinbefore stated which may be deemed a oonclusion herein is adopted as such DECISION From the foregoing Findin8s and Conciusions, the Zoning Adjustor DENIES the proposal as set forth by the applicant and APPROVES an alternathre sign veriance, as set fonh below The following Conditions of Approval are sttpulated CONDITIONS OF APPROVAL 1. GENERAL 1 The followmg oonditions shall apply to the appllcant, owner end successors 1n interest and shall run with the land 2 Failure to oomply with any of the conditions of approval contained in this decision, except as may be relieved by the Zoning Adjustor, shali constitute a violation of the Zornng Ordinance and be subject to such enforcement actions as are appropriate 3 The Zoning Adjustor may administratlvely make minor adJustments to site ptans or the conditions of approval as may be judged to be within the context of the original decision In this case, the Zoning Adjustor shall approve a new site plan and sipn consistent with ihe Conditions of Approval, notably 11 1 4 The Buiiding and Safety Department shali asslst in ooordination of this dectston by routing building permit application(s) to the various departments and agencies which participate in or take actions to ensure that various required written documents harre been executed and filed II. PLANNING DEPARTMENT 1 The appiicant's onginal sign proposal, with the exception of the 800 milliamperes illumination, is not approved The following is authorized es a variance from the standards of the Zoning Ordinance A new site plan locating the sign and sign drawings must be submltted to the Zoning Adjusior for approval a Consistent with the height iimitatton in the zone, the sign may be as much as twenty (20) feet above-grade at its highest point b A totai square footage per-side of the double-stded slgn of flfty (50) square feet is authorized Any oombination of readerboard, logo and name is aoceptable c The street-side edge of the sign shall be no closer than twelve (12) feet from the sidewa[k The preferred locatiOn would seem to be somewhere 1n the landscaping ares, directly west of the building However, an alternative localon mey be approved as long as ft is at least twelve (12) feet from the edge of the slde watk and does not infringe on the ftanking street yard of 3rd Avenue or the County right-of-way to the north 2 At the time of sign permit apptication approved by the Planning Department, the DepeRment shall retetn a copy of the epproved site pten snd sipn drewinp and cople• of theee shall be affixed to the building permit application and a notation shalt appear on the building permit appiication that a very specrfic site plan location has been approved by the Pianning Department III DEPARTMENT OF BUILDINQ & SAFETY 1 The Department of 6uilding and Safety shail assist in ooordination of this decision by routing building pemnit appiication(s) to the various departments and agencies which participate in or take actions to ensure that various required wntten documents have been executed and filed The Depanment of Building and Safety shall verify that 1he sign location, height and area size are consistent with the plans approved by the Planning Department at the time of building permit application The Department shall oooperate with the Planning Department to ensure the Planning Department's Condjtions of Approval materialize . . . ~ CASE NO VE-9488. KRAUSE NURSERY SP4KANE COUNTY ZONIlIG ADJUSTOR PAGE ? IV. UTILITIES DEPARTMENT None are appOcable V. HEALTH DISTRICT None are applicable VI ENGINEERING DEPARTMENT None are appiicable VII SPOKANE COUNTY FIRE PROTECTION DISTRICT #1 None are applicable VIII WASHINGTON STATE DEPARTMENT OF TRANSPORTATION 1 Stnce this is a State Htghwey, the sign falls under the regulatory suthorlty of the Washington State Department of Transportadon The appficant is advtsed to clear the final approved sign proposal with the Washington State Department of Transportatton, Spokane Regional Offfce, and obtain their cancurrence and approval before lnstallinp a srgn NOTICE PENDING COMPLETION OF ALL CONDITIONS OF APPROVAL WHICH NEED TO BE COMPLETED PRIOR TO PERMR ISSIJANCE, PERMITS CAN 8E RELEASED PRIOR TO THE LAPSE OF THE TEN (10) DAY APPEAL PERIOD HOWEVER, THE COUNTY HAS NO LIABIUTY FOR DCPENSES AND INCONVENIENCE INCURRED BY THE APPUCANT IF THE PRQIECT APPROVAL IS OVERTURNED OR ALTEAED UPON APPEAL DATED this 30th day of September, 1988 f ~Thoma Mosher, AICP i Adjustor Spokan uniy, Washington FILED 1 ) Applicant 2) Parties of Reoord 3) Spokane County Engineedng Department 4) Spokane County Health District 5) Spokane County Utliities Department 6) Spokane County Department of Building 8 Safety 7) Spokane County Fire Protectlon District #1 8) Washington State Department of Transportation, Spokane Regional Offlce, Attn Bob Earnest 9) Planning Department Cross-reference File and/or Electronic File NOTE ONLY THE APPLlCANT OR AN OPPONENT OF RECORD MAY FlLE AN APPEAL WITHIN TEN (10) CALENDAR DAYS OF THE ABOVE DATE OF SlGNING APPEAL MUST BE ACCOMPANIED BY A$100 00 FEE, APPEALS MAY BE FILED AT THE SPOKANE COUNTY PLANNING DEPARTMENT, BROADWAY CENTRE BUILDING, NORTH 721 JEFFERSON STREET, SPOKANE, WA 99260 (Sections 4 25 090 and 4 25100 of the Spokane County Zoning Ordinance) TGM/jh c ~ ~ ' ti • 1 z o~1v Y~p t, z ~ 31 ~ PLANNING DEPARTMENT BROADWAY CENTRE BUILDING N 721 JEFRERSON STqEET ~ P110NE 4S6-2205 A r+ SPOKANE, WASNINGTON 99260 SPOKANE COUMTY COURT MOUSE U'UOU Q1NJL5 OF SPOWAN15 COl4lJNU Y [b~~~N43 4VD4UUVTOR PVB!laUC H16[JiIU'nUWG DATE September 14, 1988 TIME 10:00 A. M. PLACE Spokane County Planning Department 2nd Floor Heanng Room, Broadway Centre Building North 721 Jefferson Street Spokane, WA 99260 Case #3 _ 1% VE-9-SS ~ aJ - 1~ YARIANCE FROM SETBACK. ILLUMINATION LEVEL AND AREA FOR A DETACHED SIGN Generally located in the Spokane Valley, on the northeast corner of Pines Road and 3rd Avenue m the NW 1/4 of SecUon 22, Townslup 25N, Range 44EWM P R O P O S A L The appticant requests three (3) vanances regardmg the Krause Nursery property (1) allow the street-side edge of the proposed free-stanchng sign to be located zero (0) feet from the Pines Road front property line, wbereas Secbon 4 09 125 b of the Spokane County Zomng Ordinance (tbe Ordinance) requires that such a sign be located at Ieast thirty-three (33) feet from the front property lme, (2) allow the same free-standing sign to be a total of one hundred fifty (150) sq ft(75 sq ft per side), whereas Section 4 09 125 e of the Ordmance requires signs exceedmg forty (40) sq ft Yn area to be place4 flat agamst the bwlding, and (3) allow tbe illumination level of the sign to be approximately eight hundred (800) milliamperes fluorescent tubing behind plex•face, whereas the Ordinance requires that the illumination shall not exceed the equivalent of four hundred twenty-five (425) milliamperes fluorescent tubing bebind plex- • face spaced on seven (7) mch or more centers EXISTINC ZONING Local Business (LB) SITE SIZE Two parcels at appmximately 29,260 sq ft eacb Total ownership is approximately 13 acres ~ eight hundred (800) milliamperes fluorescent tubing behtnd plea-face, whereas the Ordinance requires that the Yllumination shall not exceed tbe equivalent of four hundred twenty-five (425) milliamperes fluorescent tubing bebind plex- face spaced on seven inch or more centers EXISTINC ZOr1ING Local Business (LB) SITE SIZ.E Two parcels at approximately 29.260 sq ft each Total ownership is approximately 13 acres APPLICANT Krause Nursery S 205 Pines Road Spokane, WA 99206 AT"fN Paula J Kienow Phone #(509) 926-1572 APPLICATIONS WII.L BE HEARD AT THE ABOVE TIME, EXCEPT THAT I'i'EMS C:A►RRIED OVER FROM PREVI4US HEARINGS MAY BE HEARD FIRST, POSSIBLY CAUSING DELAYS LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR TIRESE PROJECTS ARE AVAII.ABLE IN THE PLANNING DEPAR'TMENT FII.ES APPEALS OF ANY OF THE DECISIONS ON TIHE BELOW-LISTED CASES MAY ONLY BE FILED SY THE APPLICANT OR AN OPPONENT OF RECORD ACCOMPANIED BY A$100 00 FEE (Sections 4 25 090 and 4 25 100 of the Spokane County Zoning Ordinance ) ' ' CT ~ ` N,~LN„ O ~ i r..-.~.~. ~ r~` ~ • i 8 . 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V~~ v C."t f At+w+ •i';a srt~ .s'Qr~zY ~ i ~ r PLANNING DEPARTMENT ~ 8ROA01NAY CEMTtiB BUILOING N 721 JEFFERSON STREET PMONE 456-2205 SPOKANH. WASNINOTON 99260 SPOKAN[ COUNTr COURT M011S[ NOY UCE OF SPOKlRlN~ ~OUW UY ZON0NG ADJUSUOW tf"USUC HLSLa1RONG DATE September 14, 1988 TIME 10:00 A. M. PLACE Spokane County Planning Department 2nd Floor Hearing Room. Broadway Centre Building North 721 Jefferson Street Spokane, WA 99260 Case #3 VARIANCE FROM SETB CK_ ILLUMINATION LEVEL AND AREA FOR A DETACHED SIGN Generally located m the Spoksne Valley, on the aortheest corner of Fznes Road and 3rd Avenue m the NW 1/4 of Section 22, Township 25N. Range 44EWM. P R O P O S A L: The applicant requests three (3) vanances regardmg thc Krause Nursery property (i) allow the street-side edge of the proposed free-standing sign to be located zero (0) feet from tbe Pines Road front property Lne, whereas Secuon 4 09 125 b of the Spokane County Zoiung Ordinance (the Ordinance) requires that such a siga be located at Ieast thirty-three (33) feet frwn the front property une, (2) sllow the sanie free-standing srgn to be a total of one hundred fifty (150) sq ft. (75 sq ft per side), whereas Secuon 4 09125 e of the Ordinance reqwres signs exceedmg forty (40) sq ft in area to be placed flat against the building; and (3) allow the illuminauon level of t6e sign to be approaimately eight hundred (800) milliamperes fluorescent tubing behind plex-face, whereas the Ordinance requlres that the iUumiaauon shall not eaceed the equivalent of four hundred twenty-five (425) milliamperes fluorescent tubing behind plex- face spaced on seven (7) inch or more centers EXISTING ZOIVING Local Bustness (LB) SITE SIZE Two parcels at approximately 29,260 sq ft. each Total ownership is approximately 13 acres w ✓ eight huadced (800) milliamperea fiuorescent tubing behind plex-face, wbereas the Ordinance requires thet the illumination shall not exceed the equivalent of four hundred twenty-five (425) milliamperes fluorescent tubing behind plex- face spaced on seven (7) inch or more centers EXiS7'IN(: Z011TING Local Business (LB) SITE SIZE. 1'wo pa=cels at approxunately 29,260 sq. ft each Total owners6ip is approximately 13 acres APPLICANT. Krsuse Nursery S 205 Puies Road Spokane, WA 99206 ATTN. Paula J Kienow Phone #(509) 926-1572 APP'LICATIONS WII.L BE HEARD AT THE ABOVE TIlVF., EXCEP'I' THAT ITEM CARRMD OVER FROM PREVIOUS HEARINGS MAY BE HEARD FIRST, POSSIBLY CAUSINC3 DELAYS LEGAL DESQtO'IYONS AND PROJECT DEI'AII.S POR THSE PROJECTS ARE AVAII.ABLB IN TAB P'LANlvING DEPARTTGENT FII.ES APPF,•ALS OF ANY OF 1'HE DECLSIONS ON THE BIIAW-LISTED CASES MAY ONLY BE FII.ED BY THE APPLJCANT OR AN OPPONENT OF REG'ORD ACC4MPANIED BY A$100 00 FFE (Sections 4 25 090 and 4 25.100 of the Spokane County Zomng Ordinance ) ~fyv cT ~ . ~ ~ f .9 G3 6flQ ~ 03% . s r ~ AKrt 5~~~ • ALK . 4 ~ ~ m A`~ w Z ~ al~ ~ V , 7 L ~ s ~pt N qtN ~ ~ ~ ~ ~ v ~ ~ ~ S r i a ~ • ■ ~ ~ ~ 0 - EL FFIGE ■ ~Cj'~ ~ ~ d w~ ~ - J~ 1993 ~ yr• • ~ v ~ ~ • .+~'r~ 1 ~ s ~ 4TK pV ~ . - - 7 Cup ~ H p►v ~ ' L ° ` ~'V``~~s • ~ Z ~ bt~ ~ ~ ~ 7TwAVE ~ o p +`x vE Y ~ gZN ~v r y r+ EL 20146 ~►y'-~' ~ E~'r, rl N ~ a g~ • ~ a °t ~ pv E ~ > E 12 T ~ 10.114 . Z' 3 ' i2 T" T tA }V E- ~ ~ ~ T 1i r 19M Ah TM Z , a ~ ~aM ' L i4TH ~ 1:1000 1 W4~~ ; ` e~~e "y" IC► c , . • _ . r v `s L ~^~a ti 1 1 II f~ ,¢'Y,~ si^ `v E PLANNING DEPARTAAENT BROAOWAY CBNTRE BUILDING N 721 JEFFERSON STREET PMONE 456-2205 t ~ SROKANE WASHINGTON 99260 « E ~ SoOKAN[ COUNTr COURT MOYSC August 19, 1988 Washington Water Power Company E. 1411 Mission Avenue Spokane, WA 99201 RE, VE-9-88 I would appreciate your review and comment on this proposal. Apparently someone in your company is working with the applicant, Kranse Nursery (Paula Kienow) regarding overhead power lines wluch will exist above the proposed sign, if it is approved. (Northeast coraer of Pines Road and 3rd Avenue.) If you have sny requirements, suggesaons or recommended modifications to the proposal, please submit them in writing prior to the public hearing or in person at the public hearing, the nouce for which is herewith attached. ~ i ` ~ Thomas G. Mosher, AICP, Zoning Adjustor TGM/rf r' Pr p~' j 67.-~ PLANNING DEPARTMENT BROADWAY CENTAE BUILOING N 721 JEFFERSON STREET PHONE 456-2205 SPOKANB WASMINGTON 98260 ,u f SPOKAN[ COUNTI/ COURT NOUSG MEMORANDUM TO: Spokane Gounty Engineering Department Z : Bob McCann g Adjustor nin FROM: m as . Mosher, AIk,,Zo DAZE: August 19, 1988 SUBJEC'PP. VE-9-88; Nursery Will yon please examine this proposal with particular attention to the proximity of the sign with roelationship to the right-of-way. Has the applicant correctly depicted the relationship between the cnrb, and the property line? Wonld yon also clarify the width of the nght-of- way and, if you have a cross section of the recent street construction at this location, please include a copy of that. TGM/rf OFFICE OF THE COUNTY ENGINEER SROKANE COUNTY, WASHINGTON 9-2-88 TO: SF OH'ANE COUNTY 2 Cihl I iVG ADJUSTOR FFtOM e SF'OFkAIVE COUNTY ENG T tVEER SUBJ: VE-9-98 (KFtOUSE) The County Engineering Department has reviewed the above referenced ~ appl ication. The following camments are of fered frar inc].usion in thE Findings and Qrder as "Conditions af Approval" st-iould the request be approved. 1. WE HAVE REV I EWED THE AB011E REFEFFNCED FRGF OSAL ANA I-1AVE NO CUMtlEN7S TQ tYlAKC-_ rONGERN I h!G THE APF L T CAT I ON . , OFFICE OF THE COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON 9-2-88 TO: SPOKANE COUNTY ZONTNG ADJUSTOR FROM: SFOKANE COUNTY ENGINEER SUBJr VE-9-88 (KROUSE) The County Engineering Department has reviewed the above referenced 2pplxcatxon. The following comments arE offered for inclusion in the Fxndings and Qrder as "Conditic,rrs of Approval" should the request be appraved. 1. WE HAUE FE V I EWED THE ABOUE REF'EFiEIVCED F FOF OSAL AhiD HAVE N0 CQM1~lENTS TC} MAPE CC1htGEFtNIhIC THE AP#= L. TCtiT I C'1V . . , ~ ~ ~ x ' S ~ ~A I I PLANNING DEPARTMENT , ~i c1 ~ , ~ ~ BROADWAY CENTRE BuILDING N 721 JEFFERSr1*t"v ~f►~~ 1 PHONE 456-2205 + ; v~~ SPOKANE WASHfNGTON 99260 A~ 2 5 l ; SPOKANE COUNTY COURT HOUSE - ~bPos~4NE cOuNInr f ;~ir~E~~ INTRA-OFFICE MEMORANDUM TO: Spokane County Engineenng Department Attn Gary Nelson Spokane County Dept of Buildmg and Safety Atm Tom Davis Spokane County Health Dist Atm Daryl Way Spokane County Utilrties Dept Attn Jim Legat Fire Distnct #1 E 10319 Sprague Avenue Spokane, WA 99206 Attn Inspection Division FROM: ~,'+I~Jeannie Heinen, Zoning Adjustor Secretary DATE: ) Augusc 19• 1988 SUBJECT: VE-9-88, Krause Nursery Please find attached the new revised site plan for a detached sign submitted by Krause Nursery for the Zoning Adjustor Public Heanng on September 14, 1988 (Fde #VE-9-88) Please address your comments accordmgly t ~ . 01 ~S ~ ✓ ~r~r : I PLANNING DEPARTMENT ~ 6it0A0wA1/ CENTAE 6UILOIMG N 711 JEFfERSON STREET PMONE 456-2205 SPCKANE WASNIN6TON 89260 SPONAM[ COYNTr COYIiT NOYS[ NOTocE o~ ~~OKANE cOUMV zONoo~~ ~~USTOw PUBLoc HEaRoNG DATE September 14, 1988 TIME 10:00 A. M. PLACE Spokane Couaty Planning Dcparlmcnt 2nd Floor Hearing Room, Broadway Centre Bwlduig North 721 Jefferson Sueet Spokane, WA 99260 Csse #3 E- - v s oT s wtr+~ ~nM eErn sCt n_t TnMINsTrntv LEVEL AND AREA FOA A DETACHED SIGN C3enerally locatcd in the Spokana Valley, on the northeast corner of Pines Road and 3rd Avenue m the NW 1/4 of Section 22. Toaashmp 25N, Rauge 44EWM. P R OP O S A L: The applicant roquescs threa (3) vanances r+cgodmg the Krsuse Numery property: (1) ellow the street-side edge of the pr+oposed free-stsnding sign to be loceted zero (0) feet from the Pines Road front property Lne, whereas Seetion 4.09.125 b of the Spokne County Zoning Ordinance (the Ordinanca) requires that sac6 a ugn be locsted at least thurty-t6ree (33) feet fmm the front property hne, (Z) alloa the same free-staading sign to be a total of one hundred fifty (150) sq ft. (75 sq ft. per side), whereas Secdon 4 09125 e. of the Ordmance requires signs exceedwg forty (40) sq fL m srea to be placed flat sgainst the bwlding. and (3) allow the illnmnaeuon lcvel of the sign to be approximately oight hundred (800) aailliamperos fluorescent tubing behind plex-face, wheress the Ordinance requires that the iUuminauon shali not exceed tha equivalcnt of four bundred twenty-five (425) miiliemperes ftuoroscent tubing be6ind plez- face spaced oa eeven (7) mch ar mom oenters EXi.STING ZOIYING_ Locai Bustness (LB) SITE SIZE: Two parcels at spproximately 29.260 sq ft each Total owners6ip is approximetely 13 acres r • . ~ eight hundred (800) milliemperes Auorescent tubing behind plex-face, whereas the Ordinance requires that the i11uminaUon ahall not exceed the equivalent of four hundred twanty-five (425) milliamperes fluorasceat tubing behiad plex- face spaced on seven (7) inch or more centers EXI.S7'INC ZONINGLocai Business (LB) SITE SIZE_ Two pancels st approximatoly 29,260 sq ft eacL Totel ownership is approaimately 13 ecres APPLICANT. Krausa Nursery S 205 Pincs Rosd Spokme, WA 99206 ATTI~L• Paula J IGenow Pboae #(509) 926-1572 Ap'Pi.ICATIONS WiLi. BE IEARD AT THE ABOVE 7II1O. EX(EP'I' THAT TIEMS CARRIED OVER FROM PREVIOUS HEARINGS MAY BE IEARD FIRST, POSSIBLY CAUSIIV'Ci DELAYS. LJXiAL DESQtwI70NS AND PROJECT DETAII.S POR 1'H&SE PROJEC'1'S ARE AVAII.ABLE IN TIM PLAIVNING DEPARTINIENT FILES APP'EALS OF ANY OF THE DEQSIONS ON THE BIIAW-LISIED CASES MAY ONLY BE FII.ED BY 1HE APPI.ICANT OR AN OPPONENT OFRECORD ACCOMPANIED BY A$100 04 FFE (Secqoa8 425.090 aad 4.25 100 af tha Spokane Cownty Zoning Ordinaace.) 4 ~ ~1~= - ~ ~ i• . G~ n L~~ W EL • ~ Q ~ • li • ' p ~vnl*o~r~ r~ ~ s • ~ ~ yp, ``E~ N4hs Z r 1 1 9 ~`V ~ • L i 0 ,sN r - ! ? ~ W r j ` R 1 VEaS~~E " ~ M p. ~ wt /~1N t0~ e . ~ r i N ~ it ~iv~' v• ' ; ` E~ r iriGE ` d s ~ ~ - ~ • s `4~,r qTN AV Rp , ~ ,Q rN , = s A►V 3 ' ~ ° ~ a OVp'iN ~ ~ ~ ~ y 6TH ~►V E. r 1 T w AV E„ 0 J ti _ x vE = eT N Ad . ~ r 9 TM ~►vt EL 2014 E~~r~N rv! Y ti o °L , a - ~ j► 12T ~p.lE 10T N ~ E 'q ti. . TH ~ ~ 'T r ~ ~sM ah Nr"~ ~ T~ Z ` 9 1 5" ~ ( Jr+~' ~ t ~:1040 jp • ' + " t n~ S' t; ` • r rn a . ~ 0 ~ ~ . i ' ~ S -41, i ~ I F ~ ~ i~ 2Y I I F_ PLAIVNING DEPARTMENT ~ ~ BROADWAY CENTRE BUILOING N 721 JEFFERSON ST. EET t - ' PHONE 456-2205 ; AUS 2 2 1998 .;~p r~~ ' R^^ x^~ '~~~~h~.~- SPOKANE, WASHINGTON 99260 C SPOKANE COUNTY COURT HOUSE ~Coy mm Gp►~~~j~~~~ MEMORANDUM 1u Spokane County Engineenng Department A Bob McCann FRONL omas Mosher, AICP, Zoning Adjustor DATE August 19, 1988 SUrBJECT VE-9-88, Nursery Will you please exanune this proposal with partrcnlar attention to the proxlrruty of the sign with relarionship to the nght-of-way Has the apphcant conectly depicted the relationship between the curb, and the property luie? Would you also clanfy the width of the nght-of- way and, if you have a cross section of the recent street construction at this location, please include a copy of that. TGM/rf l. • ~ ' / ~ ~0 y "+'~cs ~ ~ 6 f' ~ • h , AL18 ~ 2 1988 SPOKANE COUNTY MANNNO DEPARTNENT,.SPO~ Certaficate of Exemption No Applicauon No Name of Applicaat 2 '5> C 72 Agen Y N Street Address r? t2Q5 Zip Phone - Home• City L= State•~~ Code ~~Wo~ Agents No Name of Property Owner(s) 121F ~4 121~ RE •D AGTION(S) (Circle appropnate acuon) <:~;t Condluonal Use Permit Nonconforming Lot/Use Waiver of Violation Temporary Use/Structure Other , FOR STAFF USE ONLY CODE• ORDINANC9: (~-z i ) Cite Regulations Section(s) e'-/ IZ- - Property Violation/ Section Township,r21'!:~- Range Size Enforcement Y r-:~w Eaisting Zoaing l, ~ Comp Plan Desi~natio~ ~~Q ~ I.EGAL PSSA Y N UTAC N ASA(::iN FIRE DIST V CHECKED BY ~ Heanng Date l L4a7 Personnei Taking in Application Exisung Use of Property• Descnbe Intended Proposal m Terms of REQUESTED ACTIONS above ~ Lt Pl,4CE h1 FM T- Street Address of Property 6 ez&.l~ 4 4s Legal Descnption of Property (include easement, if applicable) ,~„L,L, j~~~.f ,..~l.•f / y..Gv ~ ~ ~ ~f Z = C~~ 3 r . a _ _ . Parcel No(s) D S 317 Source of Legal• ,~L,~'~~~~~ • Total amonnt of adjoining land controlled by this owner/sponsor. A4p•t1 L-= Wbat interest do you hold in the property? ~E14..~~E i-t4 LIS Please list previous Planaing Dy partment actions invol' ing this property ZaK(E 6H41~1&7 6 `7 `7 ~ ~ . , I SWEAR, UNDER PENALTY OF PERJURY, THAT (1) I AM THE OWNER OF RECORD OR AUTHOR)[ZED AGENT FOR THE PRUPOSF.D 5I'i E, IF N€7I' TME OWNER, WRITT~'.N PERMISSI4N FROM SAID OWNER AUTHORIZING MY ACTIONS ON HISAER BEHALF IS ATTACHED AND (3) ALL OF THE ABOVE RESFONSES AND THOSE ON SUPPORTING DOCUMFIM ARE MADE TR Y AND TO TF~ BEST O. KNO GE. C~ ~ ~ Signed %ON Address -ra.o L//~-~~11i1/r3 ~j ~ Phone No Date 8~"s NOT SFNota ~ Date Page 1 Ic ~~~~6 (Ov r) Revised 12-29-87 ~ w r . A. IRIJRII nF PROOF M It ~s; nocess~r for tbe applicaat or his/her representative to establish the reasons why the REQUESTED AGTION should be approved and to literally put forth the basic case Accordiugly, you should have been given a form for your requested action (vanancea coaditional use, etc ) designed to help you present your case in a way which addresses the cntena whicb the Zoniag Adjustor must consider Plesse fill the fona out and return it with yow applicauon If you did not get a form, ask the Planning Department personnel for advice on how to proceed B. SIGN•OFF BY COiJNTY DEPARTMENTS AND OTHER AGENCIES 1. COUNTY HEALTH DISTRICT a) Proposed method 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 e"T\ (Signature) (Date) (Sign-off Waived) 2 A prelmainary consultauon has been held to discuss the proposal The applYCant has b e inf of requirements and st ards o' (Signa ure) (Date) (Sign-off VVaived) 3COUNTY iJTILITIES DEPARTMENT (Waive if outside WMAB) A preliminary consultation has been held to discuss the proposal The applicant bas been inforaned of requirements and standards (Signature) (Date) (Sign-off Waived) ( j The applicant is required to discuss the proposal with to become informed of water system C) requirements and standards The applicant is required to discuss the proposal with to become informed of sewage disposal requiremeats and standards 4. WATER PiIRVEYOR~ (Waive if outside _ SSA) a) Tbe proposal is/is not located within the boundary of our future service area b) Tbe proposal is/is not located witinn the boundary of our curnent district c) We are/are not able to serve thus site with adequate water d) Satisfactory arrangements have/have not been made to serve this proposal (Signature) (Date) (Sign-off Waived) 5 SEWERAGE PURVEYT,StT _ (If other than Spokane County) A preliminary consultaUon has been held to discuss the proposal Tbe appiicant hss beea informed of requrrements and staadasds (Signature) (Date) (Sign-off Waived) Page 2 of 4 Revised 12•29-87 .v Ob r SPOR;ANE COUNTY PLANNING DEPARThIENT APPLICATTONS BEFORE THE ZONIlNG ADNSTOR/BOARD OF ADNSTNiENT FII.E NQ, PLAN DEPT CONTAC'r HEARING DATE, NOTE TO APPLICANT Additional iaformation may be required by the Planning Department after the application is submitted if it is found that such informauon is needed to clanfy the file documents A. Additiongl Eg Reanirements In order to assist you with your financial planning regarding this application PLEASE BE ADVISED THAT OrTHFR DEP.4.p'!'NdU.''M AIv ; Avr.tvi:1ES WITH WHICH YOU ARE REQUIRBD TO CONSULT MAY CHARGE YOU AN ADDTTIONAL FEE The fees charged by the Plannfng Department only parttally defer our administrative costs and are not shared with other departments or agencies. B. Pretiminary Submtttsl Pnor to filing an applicauon, the project sponsor shall become familiar with the current procedures and forms Planning Department personnel are available for advice on current procedures, psst actions which may affect the proposal and the Zoning Ordinance or Code requirements C. &hedultng sn Aenltcattan W Public HearinQ Comnleted applications received by the Plaanmg Department will be scheduled for public heanng on the earliest possible date Department personnel will contact the applicant approaimately 21 days pnor to the public hearing, and provide the informauon needed to fulfill the nottrication requirements outlined in "E" below Occasionally, excessive and unpredictable workloads in the Deparhnent may cause schedulYng at a later date. D. Submittal Reauirements Department poltcy requires that the following uiformation be submitted, at a minimum NOTE WE HAVE A FREE NOTARY SERVICE AT OUR OFFICE. 1. Cemeleted aeolication ferm (gteon) 2 i r', a1rtad Cer!;fcnte Qf_ $xemntion_ f4rm (yellow) (if requtre:!) 3 Comeleted Environmental Checklist (if required) 4 Assessor's secuon mep for subject parcel and property within 300 feet (obtsined at the County Assessoes Office) If required by the Department, obtam one (1) copy, including ad1acent maps, if requlred The maps are to be submitted with the application form and other required informauon to the Department Outline the subject parcel in pencil Adjoining Assessoeg_maps that are needed S Statement of Attendin¢ Physician for Deeendent Relative (lf applicable) 6,Affdavit f Doendent Relative Circumstances (if applicable) 7 Fges, - Most frequently encountered fees, at the time this application was distnbuted, are itemized as follows Dependent Relative Conditional Use :'ermit $ 5000 All other Conditional Use Permits $ 27500 Variance $ 175 00 Waiver of Violanon (sliding-scale value) Environmental Checklist $ 7500 $25.00 aill be colleeted at the time of application conference and apnlied toward ihe total fee when the application is submitted. Page 3 of 4 Revised 12-29-87 r • 1 8 Site Plan - Submit six (6) copies of the proposal drawn to scale and indicating the following information a scale of drawing i parking areas/spaces/driveways b north arrow j landscaping c vicinity m ap k f e n c i n g d site area shovsnng property 1 topography of tbe site boundaries and dimensions m easement(s) affecting the use (if a yard vanance application, of the property obtain "dimensioning" n septic tank, drainfield and well h an d o u t) o dimensions from proposed e width and names of streets structures to the ordinary high- adjacent to the site water rnark cf RII ;vat%-,r bodies f existing buildings within 200 feet g proposed buildings (including exterior decks/balconies) showing dimensions and distance to property boundanes h height of all structures E. Netificstien Reautrements The applicant is to provide notification as follows More detailed instructions are provided when noufication packet is picked up at the Department Please note there is a 25 cent/per parcel (plus tax) charge for the list of property owners within 300 feet of your proposal This fee will be collected when you p,ck up your agenda packet S`T All property owners and taxpayers within three hundred (300) feet of the property, including all additionel contiguous ownership and any easement(s) providing access across otber pmperties shall be notified by the proponent Utilizing a list of property owners and taxpayers obtained from the Department or a tltle company Ard copies of the Agenda Noufication prepared by the Department, the applicant shall accomplish nutification by mailing the aganda notification by First Class Mail as directed by the Department personael Step .2 The senlicant shsll orovide the eriQinal comeuter m,aijing WL. Affidavyt of Mailing and all returned mailings (addressee unknown, etc ) to the Department at least two (2) days prior to the public heanng for inclusion in the file F. P.ub,li~ 8sar3,ae The applicant or representauve must be preseat at the public heanng If the owners is not at the meeting, the "representative" must have wntten suthorization from all affected owner(s) to act on his/her/their behalf Page 4 of 4 Revised 12-29-87 ZQ,~,VINQ.jAD,j0TQR FILE CHEGKLI$T IN N(JT REQUIRED FILE N0. Application form - tilled out/signed/notarizcd Agent authorization Application Handout Mtcro-run of applicant's propcrty Assessor's Maps wjsubjcct property and adjaccnt ownership(s) dtstinguished Site Plan Certificatc of Excmption # Environmental Checklist Cntical Materials Use Acuvity Statement of Attending Physician - Dcpcndent Relative Afridavit of Dcpcndcnt Rclativc Circumstanccs Applicant contacted to matil noticcs nn ULID Statement -fiIled-out/signcd/notarized w l 1 hY app-licant ~ ~ APPLICANT'S FORM NAME : Al : 2 FILE: I. YARIANCES A. Wi11 the variance authorize a use otherwise prohibited in this zone? Yes ; No Comnent: B. Wi11 special circumstances a 11cab1e to the ro ~ert (such as si=e, shape,topography, surround Ogggs-) when comSi ned wi t~i the stancards of the Zoning Ordinance, create practical difficulties for use of the property and/or depri ve the property of ri ghts and pri vi 1 egPr comnon to other properti es i n the vi ci ni ty and simi 1 i ar zone cl assi ficati on? Yes ; No Comment: C. Wi11 the granting of the variance be materially detrimental to the public welfare or injurious ta pr perty or improvements in the vicinity and zone? Yes ; No ; Conments: D. Does strict application of the zoning standard create an unrea ra b le burden in light of purpose to be served by the standard? Yes ; No ; Comment: t~~ 1 aliv- ~ ~~bLE PEC4 UW &F a L.L, -WE C1) 12L*A 61'b E S vg.2av u%A6 E. Wou1 d reel axati on of the zoni ng standard make a more envi rornnental ly sensitive or energy-conserving pro3ect or encourage continued or new use of an historic property? Yes ; No Conment: ~ ~ F. Wi11 a broader, public need or interest be served by granting verse denyi ng the vari ance3 Yes No ; Cortment: Va2a L I E-IMALCL& G. Is the case for a variance supported by other like or similar si tuati ons i n the vi ci nity and i n simi 1 ar zone$? Yes No ; Cortment: _46C_&Uu( at-65 1Tt/ 61_AF&7-61d E J,/)cfs 11'i1AlS' ( conti nued on tvve rse si de ) / H. Will granting the variance adversely affect the overall zoning design, plan or concept for either the immediate area or the entire County? Yes ; No _X.; Comment: VAgl [C C- AlAr-IF ~ C' &LW LyE- dgFA ~ kic c. AIo7- br 7',e1j< i , F_kM 11.~ ~ 51-:?~"06AJ d~f l~uk1TX I. Is the case for a variance substantially based upon a lack of reasonable economic return or a claim that th existing structure is too sma11 ? yes ; No ; Comnent: I NC~ -11:51N6 j&gLtlE- E& m 4~16~ Z6Y.l 6~_P" -b J. Wi11 granti ng the vari ance be inconsi stent wi th the ge l purpose and intent of the Comprehensive Plan? Yes No era; Comment: /6 0¢1U K. Di d the practi cal di f fi cul ty whi ch gi ves ri se to the vari ance request exist before the property was ac uired by the present owner? Yes No ; Comment: mE7 gMva tW &t-1~ Lr>i1~ L4A1yMAIE IV4177•J& 1°~~&_X7y L. W111 the granting of the varlance result 1n defacto zone reclassifica- tion; that is, the establishing of nearly a11 the privileges common to a different zone classification? Yes ; No Comment: - M. Does the requested variance result in the circumvention of de sity re9ulations desi9ned to Protect the Aquifer? Yes ; No ; Conment: . . . a ~ ~ 0046t/Arch. 0002z 2 ~ i , ~~~s ~u~. ; ~ ~ c~ . ~ ° ~ , ~ ~ . ~ ~ ~ ~ ' ~ • ~ • ~ ~ 5urut~~ ~ E~s, IP4t ; c- ~ ~ , l ~ ~ ~ , , ~ ~ ~p y~ ~ I ~ ~ r~ I P-~~4~~~ ~,I~~~, ~ ! - ~ 1 _ ~ ~ , fi~ , ~ ~ , ,'K 1.. ~ I ~ , ~ l; r- , d:.~ ~n ; ; ~ l ~~C ~ ~ f ~ ~ ~ ~ ~ 7r- k, r~, . ~ 1 c~ ~,~.P ~ f~ ~ , _ / ~ i ~ rc f G ~ ► - ' ~ f .L . / _ __..-~Y w . k~, ~ ~ r. ~ ~ ,..K . ~..jv . w.. .Y~ L !.'~,1~,!E' ~ i ~ f 'ti . _ , ; ~ ~ , , ,1 n i t ~ f r, E~~_,f? C.. ~ ~ ~ ~ ~ i ~ ~ . ~ ~C~T'~~~' I ~r.!~ ~ ~ u~r~ ~ G , ~ ~ ~ r r~ ~ ~ ~ I I ` ~ . ~ r~~ u~ ~L~ ~ 5 d~ I ~ C~! , D _ ~ 5 ~r i ; E ~ . . ~ ~ . . V , y 4 , ~ rM . _ , ~ ' ,r . ~r . . . .t....} ~i iw~ • ~x~..'.~ ' . " - ' _ ' - ' . . . . . _ . _ . _ _ ~ L: ~ - ~ _ , . . ~ . . ~ . . . ~r.- c~ . - ~ , . _ . , _ . - . . • . . ..,~t-- . ....T,. . . ~ ~ ...z._.. , . ~e_-.~t... . ~ .