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1988, 09-18 Variance Findings S p( ZONING ADJUSTOR SPOKANE COUNTY, WASHINGTON IN THE MATTER OF A VARIANCE FROM THE ) MINIMUM REQUIREMENT FOR PUBLIC ROAD ) FINDINGS, CONCLUSIONS FRONTAGE. [VE-48-88] ; ) AND DECISION WILLIAM AND DOROTHEA RICHARDSON ) COMPANION FILES: CE-190-88 ) SUMMARY OF APPLICATION: The applicant proposes to establish a single family dwelling unit on a parcel of land which has 0 feet of continuous public road frontage. Section 4.05.040 of the Spokane County Zoning Ordinance requires sixty-five (65) feet of continuous public road frontage. Access is proposed by means of a driveway/roadway located on a fifty-two (52) foot wide easement extending easterly to the site from Farr Road. Authority to consider and grant such a request exists pursuant to Sections 4.03.020 (variance) and 4.25.030 b. of the Spokane County Zoning Ordinance. PROJECT LOCATION: The property is generally located in the Spokane Valley, east of Farr Road and south of Broadway Avenue in the SW Y4 of Section 17, Township 25N, Range 44EWM. The Assessor's parcel number is 17543-0117. The property has been assigned an address of E. 9724 Springfield Lane by the Department of Building and Safety. DECISION SUMMARY OF THE ZONING ADJUSTOR: Based upon the evidence presented and circumstances associated with the project proposal, the Zoning Adjustor APPROVES the application, conditioned as set forth below. OPPONENTS OF RECORD: None. PUBLIC HEARING: After examining all available information on file with the application and visiting the subject property and surrounding area, the Zoning Adjustor conducted a public hearing on August 30, 1988, rendered a verbal decision on August 30, 1988 and rendered a written decision on September 13, 1988. FINDINGS OF FACT 1 . The project location is as set forth above under PROJECT LOCATION. 2. The proposal consists of a vacant parcel of land fronting on a private road. The private road is located on a long established fifty-two (52) foot wide easement proceeding east from Farr Road to a small acreage tract. The parcel of land has water brought to the site and has an existing garage located generally in the northwest portion of the parcel. Presently, a dwelling unit exists on the parcel immediately to the west, although none exists on the parcel immediately to the north. The existing garage on the subject property is approximately set back from the front property line the same distance as the dwelling unit to the west. 3. The adopted Spokane County Future Land Use Plan designates the area of the proposal as Urban. 4. The site is zoned Agricultural/Suburban, which allows the proposed use upon approval of this application. 5. The existing land uses in the area of the proposal include small acreage tract housing to the south and the east, however, parcels generally to the north and the west are CASE NO. VE-48-88; RICHARDSON SPOKANE COUNTY ZONING ADJUSTOR PAGE 2 very similar in size to the applicant's approximately Yz acre lot, all of which are compatible with the proposal. 6. Interested persons asked a question as to why a gate had been placed across the end of the easement, rather than to have created it into a cul-de-sac. A reading of the easement indicates that the easement proceeds only up to the equivalent of the east property line of this subject property and the owner of the property to the east has no obligation to create a formal cul-de-sac. 7. The Golik's (property and dwelling immediately to the west) requested that the building be required to be set back on a par with their dwelling unit, which they said was approximately equal to the existing on site garage setback. The Planning Department's policy on a private road is to use the Zoning Ordinance setback from the property line (25 feet) as opposed to the centerline standard (55 feet) when deciding on the minimum setback for a dwelling unit fronting on a private road. 8. This parcel of land constitutes one of many land-locked parcels in the area. Traditionally, much of the Spokane Valley was developed in extremely large blocks, containing much interior land originally used for farming and pasturing of animals. With the breaking-up of these larger parcels of land, much of the interior portions of these blocks are accessed only by a series of private road easements. 9. The proposal is exempt from the provisions of Chapter 43.21C RCW pursuant to WAC 197-11-800 (6) (b). 1 0. The applicant has submitted a proposed easement of fifty-two (52) feet in width serving as access to the parcel. The easement has been recorded with the Spokane County Auditor's Office and a copy of this recorded easement is on file in the Planning Department. 1 1 . The parcel under consideration has been found to comply with state and local subdivision regulations (see File CE-190-88). Inherent with granting a Certificate of Exemption, which in effect exempts the project from the formal procedures of Chapter 58.17 RCW, is the requirement pursuant to the Spokane County Short Plat Ordinance that safe and adequate access is assured to the parcel; particularly to secure safety from fire. This access objective is designed to be met by the implementation of the Spokane County Private Road Standards and requirements of the Fire District with regard to adequate fire fighting apparatus and other emergency vehicles. The State's subdivision laws provide that this property shall be exempt from the requirements of filing a formal subdivision. However, the parcel of land must still meet the various requirements for a lawful division of land as set forth in Chapter 58.17. RCW and the Spokane County Short Plat Ordinance, especially with regard to access consistent with the health, safety and general welfare. 1 2. It is in the best interest of the general public and the future owners of the land that the applicant establish an agreement for the maintenance of the private road to which all purchasers and successors in interest should become party thereto. 13. No one appeared to oppose the proposal nor were any written comments adverse to the proposal received. There are no opponents of record. 14. The proper legal requirements for advertising of the hearing before the Zoning Adjustor of Spokane County have been met. 15. Any conclusion hereinafter stated which may be deemed a finding herein is hereby adopted as such. From the Findings, the Zoning Adjustor comes to these: CONCLUSIONS 1 . The applicant's proposed private road located on an easement is sufficient substitute for the requirement of sixty-five (65) feet of continuous frontage on a public road. 2. A Certificate of Exemption can be issued. 3. The variance will not authorize a use otherwise prohibited in the zone. CASE NO.VE-48-88; RICHARDSON SPOKANE COUNTY ZONING ADJUSTOR PAGE 3 4. With the conditions of approval set forth below, the variance will: a) not constitute a grant of special privileges inconsistent with limitations on other properties in the vicinity and similar zone; b) ensure that the intent 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. The property is one of these land-locked parcels which creates a special circumstance with respect to this land. In order to not create a situation of a dwelling unit set closer to the private road easement than the dwelling to the immediate west, a setback approximately equal to the dwelling unit to the west would be advisable in order to maintain aesthetic quality on the private road. 5. There are special circumstances applicable to the property which when combined with the standards of the Zoning Ordinance, create practical difficulties for the use of the property and/or deprive the property of rights and privileges common to other properties in the vicinity and similar zone classifications. There are at least two (2) other dwelling units using the same private road in a manner comparable to the applicant's request. 6. Granting the variance will be neither materially detrimental to the public welfare nor injurious to property or improvements in the vicinity and zone. 7. Strict application of the zoning standards does create an unreasonable burden in light of the purpose to be served by the standards. 8. The case for the variance was not supported by substantial reference to or reliance upon illegal or non-conforming precedent(s). 9. Granting the variance will not adversely affect the overall zoning design, plan or concept for either the immediate area or the entire County. 1 0. The case for a variance was not based substantially upon a lack of reasonable economic return nor a claim that the existing structure is too small. 1 1 . Granting the variance will not be inconsistent with the general purpose and intent of the Comprehensive Plan. 12. The practical difficulty which gives rise to the variance request did exist before the present owner acquired the property. 13. The granting of the variance will not result in de facto zone reclassification. 1 4. The requested variance is not substantially for the purpose of circumventing density regulations designed to protect the Spokane Valley-Rathdrum Prairie Aquifer. The applicant's parcel of land predated the adoption of the Aquifer Sensitive Overlay Zone, so it has non-conforming rights in this respect. 15. Various performance standards and criteria are additionally needed to make the use compatible with other permitted activities in the same vicinity and zone and to ensure against imposing excessive demands upon public utilities and these shall be addressed as conditions of approval. 1 6. The proposal will neither be detrimental to the Comprehensive Plan nor the surrounding properties. 1 7. The Zoning Adjustor may require such conditions of approval as necessary and appropriate to make the project most compatible with the public interest and general welfare. 1 8. Any finding hereinbefore stated which may be deemed a conclusion herein is adopted as such. DECISION From the foregoing Findings and Conclusions, the Zoning Adjustor APPROVES the proposal, including acting on behalf of the Subdivision Administrator to approve the associated Certificate of Exemption(s). The following Conditions of Approval are stipulated. CASE NO.VE-48-88;RICHARDSON SPOKANE COUNTY ZONING ADJUSTOR PAGE 4 CONDITIONS OF APPROVAL I. GENERAL 1 . The following conditions shall apply to the applicant, owner and successors in interest and shall run with the land. 2. Failure to comply with any of the conditions of approval contained in this decision, except as may be relieved by the Zoning Adjustor, shall constitute a violation of the Zoning Ordinance and be subject to such enforcement actions as are appropriate. 3. The Zoning Adjustor may administratively make minor adjustments to site plans or the conditions of approval as may be judged to be within the context of the original decision. 4. The Building and Safety Department shall assist in coordination of this decision 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 have been executed and filed. II. PLANNING DEPARTMENT 1 . This parcel shall not be further subdivided unless consistent with RCW 58.17, the various county subdivisions regulations and the Spokane County Comprehensive Plan for the area. 2. It is advised, but not required, that the various parties using the private road enter into a written agreement, which should be recorded in the Spokane County Auditor's Office, and would specify the responsibilities of each party for maintaining the private road. 3. The front yard setback for this property from the private road easement shall be within plus or minus one (1) foot of the setback of the house located immediately to the west, but in no case shall be less than twenty-five (25) feet from the front yard property line. III. DEPARTMENT OF BUILDING & SAFETY 1 . The Building and Safety Department shall assist in coordination of this decision 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 have been executed and filed. 2. The applicant shall contact the Department of Building and Safety at the earliest possible stage of design/development in order to be informed of Code Requirements administered/enforced by the Department; e.g., State Building Code Act Regulations such as requirements for fire hydrant/flow, fire apparatus access roads, private road designation/naming, street address assignment, building/demolition permits and general coordination with other aspects of project implementation. 3. The Department shall utilize the setback guidance set forth in the Planning Department Condition #11. 3. 4. The applicant is advised that the private road shall be named and signed in accordance with the provisions of Spokane County Road Standards. This condition may be waived in the event that the Department of Building and Safety determines addressing on Farr Road is acceptable. However, at such time the Department of Building and Safety feels the need for the road to become a private, named road, this applicant shall participate and cooperate in this process. IV. UTILITIES DEPARTMENT 1 . The owner(s) or successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW CASE NO.VE-48-88; RICHARDSON SPOKANE COUNTY ZONING ADJUSTOR PAGE 5 36.94, which petition includes the owner's property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the owner's property. PROVIDED. this condition shall not prohibit the owner's or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. 2. Pursuant to the Board of County Commissioners Resolution No. 80-0418, the use of on-site sewer disposal systems is hereby authorized. This authorization is conditioned on compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific application approval and issuance of permits by the Health Officer. 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. The new dwelling unit shall be double-plumbed for connection to future area- wide collection systems. V. HEALTH DISTRICT 1 . Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on-site sewage system may be authorized. 2. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 3. Water service shall be coordinated through the Director of Utilities, Spokane County. 4. Any sewerage service for this project shall be provided in accordance with the Comprehensive Wastewater Management Plan for Spokane County, as amended. VI. ENGINEERING DEPARTMENT 1 . The County Engineering Department has determined that the private roadway easement serving the parcel(s) should not be designated as a "Tract X" Future Public Right- of-Way Tract. Prior to the release of a building permit the applicant must sign and record "Spokane County Notice To The Public Number Three." This document specifies the following: a. The private road shall be constructed in accordance with Spokane County Standards for Private Roads. b. Should Spokane County be requested to create a Road Improvement District (RID) for the purpose of improving the private road easement to a public road standard, the applicant agrees to deliver to Spokane County the right-of-way necessary for a public road. c. The applicant agrees to join in and not oppose the creation of a road Improvement District (RID) or County Road Project created for the purpose of improving the private roadway to a public road standard. d. The applicant and future property owners are advised that Spokane County is not responsible for private roadway construction, maintenance, snow removal or any other services on the private road. 2. The applicant is advised that the private road shall be named and signed in accordance with the provisions of Spokane County Road Standards. This condition may be waived in the event that the Department of Building and Safety determines addressing on Farr Road is acceptable. However, at such time the Department of Building and Safety feels the need for the road to become a private, named road, this applicant shall participate and cooperate in this process. 3. The applicant is advised that an approach permit must be obtained from the County Engineering Department prior to the construction of any new driveway approaches. This must be done prior to the release of a building permit. CASE NO.VE-48-88; RICHARDSON SPOKANE COUNTY ZONING ADJUSTOR PAGE 6 4. The applicant is advised that the local Fire District should be contacted to ensure that Spokane County Fire District #1's standards for fire fighting and emergency medical service access are met. VII. SPOKANE COUNTY FIRE PROTECTION DISTRICT #1 1 . The District shall cooperate as needed with the Department of Building and Safety to ensure that adequate emergency medical service and fire fighting apparatus access is accomplished via the private road. NOTICE: PENDING COMPLETION OF ALL CONDITIONS OF APPROVAL WHICH NEED TO BE COMPLETED PRIOR TO PERMIT ISSUANCE, PERMITS CAN BE RELEASED PRIOR TO THE LAPSE OF THE TEN(10) DAY APPEAL PERIOD. HOWEVER,THE COUNTY HAS NO LIABILITY FOR EXPENSES AND INCONVENIENCE INCURRED BY THE APPUCANT IF THE PROJECT APPROVAL IS OVERTURNED OR ALTERED UPON APPEAL DATED this 13th day of September, 1988. / 1 r % . 4/t/Le-44,v-- Thomas G. -o- er, AICP Zonin• Ad stor Spokane Cou ashington FILED: 1 ) Applicant 2 ) Parties of Record 3 ) Spokane County Engineering Department 4 ) Spokane County Health District 5 ) Spokane County Utilities Department 6 ) Spokane County Department of Building & Safety 7 ) Spokane County Fire Protection District #1 8 ) Planning Department Cross-reference File and/or Electronic File NOTE: ONLY THE APPUCANT OR AN OPPONENT OF RECORD MAY FILE AN APPEAL WITHIN TEN (10)CALENDAR DAYS OF THE ABOVE DATE OF SIGNING. APPEAL MUST BE ACCOMPANIED BY A$100.00 FEE. APPEALS MAY BE FILED AT THE SPOKANE COUNTY PLANNING DEPARTMENT,BROADWAY CENTRE BUILDING,NORTH 721 JEFFERSON STREET, SPOKANE, WA 99260. (Sections 4.25.090 and 4.25.100 of the Spokane County Zoning Ordinance) TGM/jh (1 Department of Building and Safety Vv�"1:ZVuL/-6, ti FINDINGS FOR PROPOSED LAND USE ACTIONS lit ' Address 4 i -- , e- 72.-e File Number /iL — ytr.- -6? Date 3v - `;',— g GE- RAL C Ll In accordance with Section 301 of the Uniform Building Code, all buildings and structures including mobile homes and fences over six feet in height requires the issuance of a building permit by the Department of Building and Safety. 2. Pursuant to Title 3 of the Spokane County Code, all signs for which a permit is required shalt conform to the provisions of Section 3.13.030 3. Site contains existing buildings and structures which are subject to code requirements involving either demolition, relocation, or change in use permits. 4. This project may involve the storage and handling of critical materials. The Department of Building and Safety will require the applicant to identify critical materials and submit design requirements for the containment prior to the issuance of a building permit. 5. Commercial dumpsters and containers with an individual capacity of 1.5 cubic yards or greater shall not be stored or placed within five feet of combustible walls, openings or combustible roof eave lines. 6. Should the project require the location of the building on any portion of the fill material, a foundation investigation report or an engineered foundation may be required unless documentation to the contrary is submitted indicating that the building is not being constructed on fill material. 7. The Department of Building and Safety has reviewed this proposal at a pre-construction conference. Department comments are contained in the recorded minutes which are on file. 8. No change shall be made in the character of occupancies or use of any building which would place the building in a different division of the same group of occupancy or in a different group of occupancies, without first obtaining a change in use permit from the Department of Building and Safety. FIRE PROTECTION 9. Project is located within Fire District No. . 10. Project is located within Fire District No. . The required fire flow is determined by the district. iliPThe applicant shall provide verification from the Fire District to the Department of Building and Safety that provisions have been made for adequate fire protection prior to the release of building permits. 12. The required fire flow for any building or property development is determined by building size, type of construction, and proximity of exposures. Required fire flows shall be based on an evaluation of each building at the time of building permit application. 13. For residential lots greater than one acre in size, Spokane County does not require a minimum fire flow. 14. In accordance with Chapter 6, Title 3 of the Spokane County Code, minimum fire flows have been established for residential developments. 15. Existing hydrant(s) appear to meet the minimum requirements for fire protection for residential development in that hydrant spacing does not exceed 900 feet and that no portion of any lot is more than 450 feet from the hydrant. 16. Fire hydrants for commercial and industrial buildings shall be located so that no portion of the building exterior is more than 175 feet from the hydrant. 17. Fire hydrants shall be located so as to be accessible to fire apparatus and not be obstructed by any structure or vegetation or have the visibility impaired for a distance of fifty feet in the direction of vehicular approach to the hydrant. 18. Specific location of hydrants shall. be determined by the fire district. 19. Hydrant locations and flow rate are to be verified by plat sponsor and verification provided to the Spokane County Department of Building and Safety prior to finalization of this plat. WATER SYSTEMS 20. Proposed subdivision is currently being served with a public water system, which provides minimum fire flow requirements and hydrants. 21. The Department of Building and Safety has not reviewed the proposed water plan for this project. 22. The department has reviewed the proposed water plan for the project, finding that water main size, hydrant location, and flow requirements are in compliance with Chapter 6, Title 3 of the Spokane County Code. 23. Depending on the extent of existing water mains and hydrant locations, fire hydrants which meet the minimum fire flow requirements as enumerated in Chapter 6, Title 3 of the Spokane County Code, may be required to be installed prior to any construction. 24. A water plan is required to be submitted to the Department of Building and Safety for review and approval. The plan shall specify the locations of the hydrants, gallons per minute for each hydrant and shall contain the signatures of the water purveyor and fire district prior to final approval by the department. 25. Prior to the issuance of any building permits, the water system shall be installed and certified by the water purveyor that the system has been installed in accordance with the approved water plan. A copy of the certified water plan shall be filed with the Department of Building and Safety. 26. In finding that the proposal is not served with a public water system, the fire district, being charged with the responsibility for fire suppression, may require some adequate means of fire protection in lieu of fire flow where adequate water supplies are not available. ACCESS ROADS 27. Proposed lots are being served by private roads. 28. Since Spokane County, in conjunction with the Emergency Communications (9-1-1) Center, is in the process of assigning property addresses, all private roads are to be named in order that addresses may be assigned to each lot to assist emergency personnel in responding to any emergency. The applicant needs to contact Building and Safety who will coordinate the naming of the road with the County Engineer's Office. Access for fire apparatus be provided and maintained in accordance with provisions of Section 10.207 of the Uniform Fire Code or should be reviewed by the Fire District Chief. SITE PLANS 30. The rezone request did not contain a site development plan showing existing and/or proposed buildings. Therefore no determination can be made regarding fire and building code standards for any future buildings. 31. Site contains existing buildings and structures which are subject to the UBC Code requirements relating to required yards. 32. Site Contains existing buildings and structures which would not conform to wall and opening protection should property lines be established as proposed. 33. Prior to final action approving a site development plan, a detailed development plan showing locations of buildings and structures shall be submitted to the Department of Building and Safety for review and determination of code compliance. 34. Exterior walls of any existing or proposed buildings shall have fire resistance and opening protection from the property line as set forth in the Uniform Building Code. UNSAFE BUILDINGS 1. Site contains existing building(s) or structure(s) reported as dangerous or damaged and possibly constituting an unsafe building as addressed in Section 203 of the Uniform Building Code. Should the Department of Building and Safety find that deterioration is occuring and the Building Official find the building to be unsafe, then the Department will serve notice as prescribed in Section 3.10.028 of Title 3 requiring demolition. 2. Should the existing building(s) be demolished, a demolition permit shall be obtained from the Department of Building and Safety and demolition work shall comply with the following provisions of Section 3.030.021(d) of Title 3. SPEECIIFIC REQUIREMENTS / L/�p1/La t2 !� Y1eeG(S %CJ ()an/ac, P7/� /]7(, � 4L4 C114442 ( CeGk. /bo aeit Q ( 1 ' i( - ✓//ye-f( • 7A (,dd yy:7 SPOKANE COUNTY PLANNING DEPARTMENT APPLICATIONS BEFORE THE ZONING ADJUSTOR/BOARD OF ADJUSTMENT Certificate of Exemption No.: /7('--) - 'Y Application No.://� - • 7-7 Name of Applicant:k''//i,r'/n a,1Jcreihe /-6,hdrd $cnAgent: Y N -1A/I1/� Street Address: / %I-7 /V, .hQ n c' if" S RI'. id// 0• Zip Phone - Home: :,,a4- - )X - G j j 3 Cit '.1" a eLr /4a l7�/State: W,../ ' Code: '''f-Q.=}'6' Work: Agents No. Name of Property Owner(s): ii,/,/wi- ) 74-r-4'Xi) r.;. t c�4zi—</ o /i Street Address: /f.5"/7 A1, _IV rig c-•i's Imo!' //� Zip Phone - Home: •. --t1•. --t16,' - 276 -C'-�js Ci'ty�f 'z '�'`'�i�//1�d r;`i�tate: �i%;2 . Code: 2 S c .?L' Work: REQUESTED ACTION(S) (Circle appropriate action): ____ Variance(s) % Conditional Use Permit Nonconforming Lot/Use Waiver"-of Violation Temporary Use/Structure Other: FOR STAFF USE ONLY CODE: ORDINANCE _X Cite Regulations Section(s): a US - JVO ////Property Violation/ 1G-- Section: //7 Township: 2-6--- Range: 7 7 Size: /s',3O Enforcement: Existing Zoning: S Comp. Plan Designation: %%-' LEGAL PSSA:C)N UTA:QN ASA)N FIRE DIST.?/ CHECKED BY:."1-7 Hearing Date: (Ze y-e-/ ///`TPersonnel Taking in Application: 7(( Existing Use of Property: i%iemi Describe Intended Proposal in Terms of REf�QUESTED ACTIONS above: ,,('•_/..K._ r'`;/ A' f-2:Z c,ez l,, e ,/(Cfti Street Address of Property:, �//4 Legal Description of Property (include e seine t, if applicable): 1 e tY1 t /9a 6-e I` e71: .f-hr _ / ,� ,cam/ 7 ,[ f=ilm ' �' f+N,f eI �4C' Sre,t-A /f.? tc't't ✓1` Lam{,//CCK f7, ',-'/Ccfr7i /-�/, c rrr 4're/I/I f( /-L' ?/a-f ✓ar'C Cf-C/L`-t, 6N lithe nie Ka, 1/ P/i/i', ?elft 3-C'. /h -.,74-.'rLe•i& fr 1,C67/h�rrr crrt.i 7'%e- ti 'es7` 9s• 141.'et T<f'rf./rr ‘.-//6 fan east .nr /14_. s—s' jzi,t .-rsS ur f t'>3 dGt✓r, CirrL�3 al...['4,v)�ej r/,, Sok.rh .1 frti/_ if rSr/Va'.1`4 /4,. f'�', tk Pa, ,/1 -th r --se.dth hd/f f /cc' ./,fit i-rkz,/y, K rr �lr,i t., ,,u7'rrr�i.r r-t'' . 14tHit`� /n/ . 7 r.:c+ 4„ _!”: 4 i a'r �'hq trn�, S�,•q Stt/fry /1' aK YH r LIS f i 0 1'a-C r' 1 Ks� /-j . ` `Parcel No(s): / f)``(-� -,C;// ' / Source of Legal: i fe / ? 't - Total amount of adjoining land controlled by this owner/sponsor: AZ/4 What interest do you hold in the property? oho /7r-,=--.. Please list previous Planning Department actions involving this property: /VI:, /> r_ I SWEAR, UNDER PENALTY OF PERJURY,THAT: (1) I AM THE OWNER OF RECORD OR AUTHORIZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OWNER,WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACHED: AND (3) ALL OF THE ABOVE RESPONSES AND THOSE ON SUPPORTING DOCUMENTS ARE MADE TRUTHFULLY AND TOLTHBES'lfO k.N'WLE E. i ;_ e , ,. Lam'_—� - , Signed: -fr e-.x�\. _ . . \6 ..i Address: / 75"/7 % , !�Q kl e/ �v-S �C ,� 't`'f- 'Oo�/vt/.//1 Phone No.: ' 6 7/ —6� 3 35 Date: e _/S- NC-TA.I,'.'SEAL: I�,etar�y:� �; ,by Date: (0/13 / Pane- 1 of 4 (Over) Pevice1 1-4-RR A. T. `N_,$1J2ROOF ft is necez a:y for the applicant or his/her representative to establish the reasons viny the REQUESTED ACTION should be approved and to literally put forth the basic case. Accordingly, you should have been given a form for your requested action (vsriatice, conditional use, etc.) designed to help you present your case in a way which add,esses the criteria which the Zoning Adjustor must consider. Please fill he form out and return it with your application. If you did not get a form, ask the Department personnel for advice on how to proceed. B. SIGN-OFF BY COUNTY DEPARTMENTS AND OTHER AGENCIES LLrC'OUNTY HEALTH DISTRICT a) Proposed method of water supply: b ) Proposed method of sewage disposal: N A preliminary consultation has been held to discuss the proposal. The applicant (has been "nfo of r-quirements and t n4ards. (Signature) (Date) (Sign-off Waived) ( ;COUNTY ENGINEERING DEPARTMENT A preliminary consultation has been held to discuss the proposal. The applicant has—beyn �i forrl}ed ofrequirements and standards. `) (2� 'GT c/fr� 4 -17 (Signacire) (Date) (Sign-off Waived) 3. COUNTY UTILITIES DEPARTMENT (Waive if outside WMAB) [ ] A preliminary consultation has been held to discuss the proposal. The applicant has been informed of requirements and standards. S" t dL (Signature) (Date) (Sign-off Waived) [ ] The applicant is required to discuss the proposal with tUD 021 to become informed of water system requirements and standards. [ ] The applicant is required to discuss the proposal with to become informed of sewage disposal requirements and standards. p 4 WATER PURVEYOR: Ili-c (J O.C( Ct-tem( (Waive if outside CWSSA) a) The proposal is/is not located within the boundary of our future service area. b ) The proposalis s not located within the boundary of our current distr' c ) We are are not able to serve this si .th adequate water. d) SaticitZtory arrangements - giffillift been made to serve this proposal. tite Uyk 9„,2 Clge (Signature) (Date) (Sign-off Waived) ,1SEWERAGE PURVEYOR: \ (If other than Spokane County) [ ] A preliminary consultation has been held to discuss the proposal. The applicant has been _informed of requirements and standards. ' F.- (Signature) (Date) (Sign-off Waived) Page 2 of 4 APPLICANT'S FORM NAME: G,4/4 , 764a/is() ii FILE: I. VARIANCES A. Will the variance authorize a use otherwise prohibited in this zone? Yes ; No ; Comment: _ B. Will special circumstances applicable to the property (such as size, shape, topography, surroundings) when combined with the standards of the Zoning Ordinance, create practical difficulties for use of .the property and/or deprive the property of rights and privileges common to other properties in the vicinity and similiar zone classification? Yes ; No ; Comment: C. Will the granting of the variance be materially detrimental to the public welfare or injurious to property or improvements in -.he vicinity and zone? Yes ; No , ; Comments: D. Does strict application of the zoning standard create an unreason ble burden in light of purpose to be served by the standard? Yes ; No ; Comment: E. Would relaxation of the zoning standard make a more environmentally sensitive or energy-conserving project or encourage continu,.d or new use of an historic property? Yes ; No ; Comment: F. Will a broader, public need or interest be served by granting verse denying the variance? Yes ; No ; Comment: -7 G - Is the case for a variance supported by other like or similar situations in the vicinity and in similar zones? Yes ; No ; Comment: (continued on reverse side) 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: I. Is the :ase for a variance substantially based upon a lack of reasonable economic return qr/ a claim that the existing structure is too small? yes ; No X ; Comment: J. Will granting the variance be inconsistent with the ge eral purpose and intent of the Comprehensive Plan? Yes ; No ;- Comment: — K. Did the practical difficulty which gives rise to the variance request exist before the property was acquired by the present owner? Yes ; No ; Comment: ;X/,.. L. Will the granting of the variance result in defacto zone reclassifica- tion; that is, the establishing of nearly all th privileges common to a different zone classification? Yes ; No ; Comment: M. Does the requested variance result in the circumvention of density regulations designed to protect the Aquifer? Yes ; No \ ; Comment: 0046z/Arch. 0002z 2 . ... . . S . • 6 . a * • cif , 0 1(f-th i , i ir--. ,• /4 i'(../.5 ,..ii ,!--',:i 147 1174 1 1; ----, W 0• i r..._i/r-r ei • f\i I / i h e i17-0 a- /5 /°a fe e t . f — . . • ..---- --- - - -.. . . ; i 1 . ' ! ! ' I.L , R16 ! _ . _, / /a 0 1 . ,-- , • Spokane County ti Department of Building & Safety JAMES L. MANSON,DIRECTOR August 9, 1988 Mr. William Richardson North 19817 Denvers Road Alderwood Manor, Washington 98036 RE: Application No. - VE-48-88 Project Address - North Farr Road Dear Mr. Richardson: The Spokane County Planning Department has notified this department that you are proposing development of your property located at the above-referenced location. Since your project involves the issuance of a building permit, we are encouraging you to contact this department at the earliest possible stages of design/development in order to discuss any applicable code requirements enforced by this department. It is our intent to make you aware of building codes which might impact your proposal such as fire hydrants/flow requirements, access roads, permit and other construction regulations. This department will work closely with the fire protection district serving your area to insure that adequate provisions for fire protection are reviewed. Please feel free to contact either myself or Jeff Forry at 456-3675 any time between the hours of 8:00 a.m. and 4 :00 p.m. , weekdays. Sincerely yours, aft.", da•••••-•-• Thomas L. Davis Code Compliance Coordinator TLD:pj k cc: Fire District No. 1 NORTH 811 JEFFERSON • SPOKANE,WASHINGTON 99260.0050 • TELEPHONE(509)456-3675 A #.4 Spokane County 1,. .i ' �4 Department of Building & Safety r 11 C:er e t c tli JAMES L.MANSON,DIRECTOR TO Spokane County Planning Department FROM: Tom Davis, Code Compliance Coordinator Department of Building and Safety DATE: Com. /9 RE File Number: j/) - y� Address: 1/-1 7- -- ►Z Our comments regarding the above are reflected in the marked box(es) below: Please be advised that this department sent a letter to the applicant advising him to contact us regarding any applicable code requirements enforced by this department. It is our intent to make the applicant aware at the earliest possible stage of building codes which may impact their proposal such as fire hydrants/flow requirements, access roads, permit and other construction regulations. Please advise the applicant to contact this office at H the earliest possible stage of design/development in order to discuss any applicable code requirements enforced by this department. The applicant will be made aware of any State Building Code Act regulation which might impact the proposal such as fire hydrants/flow requirements, access roads, and permit requirements. We have no requirements for this proposal - existing 1 conditions. Comments are as follows: TLD:pj k NORTH 811 JEFFERSON • SPOKANE,WASHINGTON 99260.0050 • TELEPHONE(509)456-3675 of ; Siriwoicialcxmi CH co . ' PLANNING DEPARTMENT tt A I ,►�1 e:ir, BROADWAY CENTRE BUILDING N. 721 JEFFERSON STREET �1r--:� � � , ■■ 1-v3 ;�,.II R 1I4 h �.-� `i ,, ,i I 0'.! PHONE 456-2205 A'.; :r SPOKANE, WASHINGTON 99260 SPOKANE COUNTY COURT HOUSE /� NOTICE OFSP@KANE COUNTY ZONING ADJUSTOR PU LI© HEARING DATE: August 30, 1988 TIME: 9:00 A. M. PLACE: Spokane County Planning Department 2nd Floor Hearing Room, Broadway Centre Building North 721 Jefferson Street Spokane, WA 99260 Case #1 VE-48-88 VARIANCE FROM MINIMUM ROAD FRONTAGE REQUIREMENT Generally located in the Spokane Valley, east of Farr Road and south of Broadway Avenue in the SW Y4 of Section 17, Township 25N, Range 44EWM. PROPOS AL: The applicant requests a variance to allow a dwelling unit to be located on a parcel of land having 0 feet of continuous public road frontage, whereas Section 4.05.040 of the Spokane County Zoning Ordinance requires sixty- five (65) feet of continuous public road frontage. Access is proposed by means of a driveway /roadway located on a fifty-two (52) foot wide easement extending easterly to the site from Farr Road. EXISTING. ZONING: Agricultural/Suburban (AS) SITE SIZE: Approximately 18,300 sq. ft. APPLICANT: William and Dorthea Richardson N. 19817 Denvers Road Alderwood Manor, WA 98036 APPLICATIONS WILL BE HEARD AT THE ABOVE TIME,EXCEPT THAT ITEMS CARRIED OVER FROM PREVIOUS HEARINGS MAY BE HEARD FIRST,POSSIBLY CAUSING DELAYS. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE AVAILABLE IN THE PLANNING DEPARTMENT FILES. APPEALS OF ANY OF THE DECISIONS ON THE BELOW-LISTED CASES MAY ONLY BE FILED BY 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.) fi .. • . , -k4 AR6U' ITE W _......! �.. '11, ),411) .. O t r • r...L•au•v•.-..w••••..•.y s,,;_ 1 RI JI- - 'r �'`.: ' IMO T- ARGONN'•• ROAD - — . r • "-.: LT,nwznay.:.4, IViP . Nnv • • ' 1 �•.v..-.•• •n.. v...►..; 1 • 3 • �``�` • ;� � ROAD C R P 968A S • I ROAD 9 • •• ! ••••- =lir ...w...�..• •�'e...r.�-1•t(�Gw��Vlf.YLia�B ,•It•awf ,�r1•�vctia1C ;,•• I ,••,-e .):,-:------. �' 00„. .. ./iF�2 ROAD -.. .. .. N 4 f. ..."--'. 1. 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