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ZE-3A-78A. INTRODUCTION This matter having come before the Examiner Committee on October 8, 1981, and the members of the Committee present being John R. Culler, Chairman, Kathleen Carstens and Jerry Williams. B. PROPOSAL The sponsor, Milli Bailey, is requesting approval of a zone reclassification, File No. ZE- 77 -81, Agricultural to Local Business, with no proposed development at this time. C. FINDINGS OF FACT SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER File No. ZE -77 -81 1. That the existing land use in the area is residential, commercial, 1 -90, and vacant. 2. That the Comprehensive Plan designates this area as appropriate for Urban development. 3. That the existing zoning of the property described in the application is Agricultural. 4. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with, and the Committee concurs with the Declaration of Non - Significance. 5. That the proper legal requirements for advertisement of the Agenda Item have been fulfilled. 6. That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 7. That the applicant has demonstrated that conditions have substantially changed since the original zoning of this area and accordingly, the pro- posed rezone is justified. 8. That the proposed use is compatible with existing uses in the area. 9. That the owners of adjacent lands expressed neither approval nor dis- approval of the proposed use. 10. The Hearing Examiner Committee finds the proposed use to be in harmony with the general purpose and will not be otherwise detrimental to the public health, safety, and welfare. 1 III. BACKGROUND /ANALYSIS This site has Local Business zoning adjacent, both east and south, and Freeway Commercial zoning to the north across Mission. The Compre- hensime Plan shows this location to be designated as Urban immediately adjacent east and north to Major Commercial designations. Staff recommends approval of this zone change, subject to the follow- ing conditions. IV. AGENCIES RECOMMENDED CONDITIONS a) COUNTY PLANNING DEPARTMENT ZONE RECLASSIFICATION NUMBER: ZE -77 -81 1. Approval by the Zoning Administrator of a specific lighting and signing plan for the described property prior to the release of any building permits. 2. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Adminis- trator shall be submitted with a performance bond for the project prior to release of building permits. 3. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 4. All current standards of the Local Business Zone, as amended, shall be complied with in the development of this site. 5. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 6. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners Resolution 477 -1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements. 7. That, pursuant to WAC 197 -10 -040 (2)(a) and (20), WAC 197 -10 -155 and SCEO 11.00.055, the rezone is an action subject to SEPA, but insufficient detail concerning the proposal is avail- able to permit meaningful environmental analysis at the rezone level, consequently a detailed site plan, subject to full com- pliance with Chapter 43.21C RCW, shall be submitted for con- sideration to the Hearing Examiner Committee at a later date. Furthermore, it is hereby stipulated that, because of project details not now available, the Committee may require additional information pursuant to WAC 197 -10 -330 and may deny or condi- tion the approval of said project at the site plan review stage, pursuant to Chapter 43.21C.060 RCW. b) COUNTY ENGINEERING DEPARTMENT c) COUNTY UTIL4 -TIES DEPARTMENT d) COUNTY HEALTH DISTRICT cgi ZONE RECLASSIFICATION NUMBER: ZE -77 -81 1. No conditions until a specific site plan is submitted. 1. Pursuant to 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 District. 2. The owner, his heirs or successors shall join and participate in any petition or resolution which purpose is the formation of a utility local improvement district (ULID) pursuant to RCW, Chapter 36.94, as amended. The owner, his heirs and suc- cessors shall further agree not to oppose or protest any legal assessments for any utility local improvement district (ULID) established pursuant to RCW Chapter 36.94, as amended. 3. Any water service for this project shall be provided in accord- ance with the Coordinated Water System Plan for Spokane County. 4. Each new dwelling unit shall be double- plumbed for connection to future areawide collection system. 1. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Health District prior to the issuance of any building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. 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. 4. Water service must be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 6. Use of private wells and water systems is prohibited. FINDINGS July 21, 1978 7F -3 -78 — ACRTCTTT.TTTRAT, TO RESIDENTIAL - )FFTCE: RIMY I. FINDINGS OF FACT a) Land TTse: b) II. SPECIFIC FJNDINGS 64z- 1. Site: Three Single Fa nily Dwellings 2. North: Apartment Complex . 3. West: Single Family Residence. 4. South: Single Family Residence, 5. East: Single Family Residence and Duplex. 6. Northeast: Local Business. Znn P. Ciassif ion: 1. North: Multiple Family Suburban, 1969 2. West: Agricultural, 1947 3. South: Agricultural, 1947 4. East: Restricted Residential 5. Northeast: Residential Office c) Regional Comnrehensive Plan 1968 : The Plan Map has designated this area as appropriate for residential development. a) County Engineer's Office• The County Engineer's Office has requested the following be considered, if the rezone is approved: No t e : All required improvements shall be built to meet or exceed minimum County construction standards. 1. Applicant shall pave parking area to meet existing pavement. Gt�GC�/ -tea- ��d-.- C L C — oi+ -� -.� i.-i•_ • pavement. 2. Applicant shall obtain approval for on and off —site drainage plans before issuance of building permits. b) Spokane County Health District; The applicant shall comply with rules and regulations of the Health District in providing for adequate sewage disposal. All necessary Health District permits shall be obtained prior to building permit issuance. (contd.) Z1-3 -7R - AGRICTJLTTJRAL TO RESIDENTJAL OFFICE (contd.) c) Fire Prntectinn• Hydrants to be installed, in accordance with the Spokane County Fire Marshal's requirements. d) Fnvirnnmental Review: The staff recommends that a Final. Declaration of Non- Significance be signed by the Board of County Commissioners. III. CONDITIONS If the Planning Commission approves this request, the following conditions should be considered: a) Compliance with all requests stated under Snecifia Findings above. b) Improvements shall be in substantial conformance with the plot plan on file c) A landscape plan showing specific detail and accompanied by a performance bond shall be approved by the County Zoning Administrator prior to building permit issuance. d) That the provisions of SEPA's Notice of Action pursuant to 43.21c.080 R.C.W. and the Board of County Commissioners Resolution *77-1392 be accomplished by the applicant within thirty (30) days of formal action by the Board, as instructed by the Planning Department staff. e) That, if after one year from the date of the Planning Commission's action, the applicant has not received final adoption of the zone change, the application is void. - 12 - III. BACKGROUND /ANALYSIS This site has Local Business zoning adjacent, both east and south, and Freeway Commercial zoning to the north across Mission. The Compre- hensixe Plan shows this location to be designated as Urban immediately adjacent east and north to Major CommerciaF designations. Staff recommends approval of this zone change, subject to the follow- ing conditions. IV. AGENCIES RECOMMENDED CONDITIONS a) COUNTY PLANNING DEPARTMENT ZONE RECLASSIFICATION NUMBER: ZE -77 -81 1. Approval by the Zoning Administrator of a specific lighting and signing plan for the described property prior to the release of any building permits. 2. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Adminis- trator shall be submitted with a performance bond for the project prior to release of building permits. 3. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 4. All current standards of the Local Business Zone, as amended, shall be complied with in the development of this site. 5. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 6. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners Resolution #77 -1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements. 7. That, pursuant to WAC 197 -10 -040 (2)(a) and (20), WAC 197 -10 -155 and SCEO 11.00.055, the rezone is an action subject to SEPA, but insufficient detail concerning the proposal is avail- able to permit meaningful environmental analysis at the rezone level, consequently a detailed site plan, subject to full com- pliance with Chapter 43.21C RCW, shall be submitted for con- sideration to the Hearing Examiner Committee at a later date. Furthermore, it is hereby stipulated that, because of project details not now available, the Committee may require additional information pursuant to WAC 197 -10 -330 and may deny or condi- tion the approval of said project at the site plan review stage, pursuant to Chapter 43.21C.060 RCW. ZONE RECLASSIFICATION NUMBER: ZE -77 -81 e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District *1. 2. Recommend approval with condition that prior to development of this property that an engineered water distribution system plan shall be submitted to the Spokane County Department of Building and Safety. This distribution plan shall include water main size, flows, locations, fire hydrant type and locations, water storage tanks size, and location and design criteria. 3. Reclassification of an existing building shall require an appli- cation for change of occupancy permit, and subsequent inspection for approval. f) WATER PURVEYOR 1. Hutchinson Irrigation District #16. 2. They are able to service this area for a single family dwelling only due to low pressure. act D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL a) COUNTY PLANNING DEPARTMENT File No. ZE -77 -81 1. Approval by the Zoning Administrator of a specific lighting and sign- ing plan for the described property prior to the release of any build- ing permits. 2. A specific landscape plan, planting schedule and provisions for main- tenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of building permits. 3. The specific development plan will be submitted for Planning Depart- ment review and approval prior to issuance of building permits. 4. All current standards of the Local Business Zone, as amended, shall be complied with in the development of this site. 5. That a sight- obscuring fence will be installed on the west side of the property to serve as a buffer for protection to the existing residence. 6. Applicant shall comply with '208' recommendations concerning storm - water runoff and provide necessary landscaping for runoff. 7. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commis- sioners Resolution #77-1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements. 8. That, pursuant to WAC 197 - 10-040 (2)(a) and (20), WAC 197 -10 -155 and SCE() 11.00.055, the rezone is an action subject to SEPA, but insufficient detail concerning the proposal is available to permit mean- ingful environmental analysis at the rezone level, consequently a detailed site plan, subject to full compliance with Chapter 43.21C RCW, shall be submitted for consideration to the Hearing Examiner Committee at a later date. Furthermore, it is hereby stipulated that, because of project details not now available, the Committee may require additional information pursuant to WAC 197 -10 -330 and may deny or condition the approval of said project at the site plan review stage, pursuant to Chapter 43.21C.060 RCW. b) COUNTY ENGINEERING DEPARTMENT 1. No conditions until a specific site plan is submitted. c) COUNTY UTILITIES DEPARTMENT d) COUNTY HEALTH DISTRICT 6. Use of private wells and water systems is prohibited. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District #1. 3 File No. ZE -77 -81 1. Pursuant to 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 District. 2. The owner, his heirs or successors shall join and participate in any petition or resolution which purpose is the formation of a utility local improvement district (ULID) pursuant to RCW, Chapter 36.94, as amended. The owner, his heirs and successors shall further agree not to oppose or protest any legal assessments for any utility local im- provement district (ULID) established pursuant to RCW Chapter 36.94, as amended. 3. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County. 4. Each new structure shall be double - plumbed for connection to future areawide collection system. 1. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Health District prior to the issuance of any building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. 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. 4. Water service must be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 2. Recommend approval with condition that prior to development of this property that an engineered water distribution system plan shall be submitted to the Spokane County Department of Building and Safety. This distribution plan shall include water main size, flows, locations, fire hydrant type and locations, water storage tanks size, and location and design criteria. e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued) g ) 3. Reclassification of an existing building shall require an appli- cation for change of occupancy permit, and subsequent inspection for approval. f) WATER PURVEYOR 1. Hutchinson Irrigation District #16. 2. They are able to service this area for a single family dwelling only due to low pressure. SPOKANE VALLEY FIRE DEPARTMENT 1. That mains and hydrants are needed in the area. Access plans for firefighting equipment around the building shall be approved prior to building permit issuance. E. ORDER The Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of Milli Bailey, for a zone reclassification as described in the appli- cation should be approved. Motion by: Williams Seconded by: Carstens Vote: Unanimous to Approve ( 3 - 0 ) ATTEST: WALLIS D. HUBBARD Planning Director By: Date: /O--/47-P/ 4 File No. ZE -77 -81 G EXAMINER COMMITTEE /27 % ,. Inter - office Communication Tn From 7nn4no Aaminictrotnr Cnuntu Rnainnor Subject 7R_77•R1 OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON Dato September 24 , X981 No conditions until a specific site plan is submitted for approval. Ve A. PROPOSAL B. DEVELOPER or AGENT PRELIMINARY CONSULTATION PRELIMINARY CONDITIONS C. INSPECTION File Number- S P O K A N E C O U N T Y E N G I N E E R - -- PRE - ZONING CONSUL TAT 1 ON - -- D. SPECIFIC CONDITIONS: / Zoning Reclassification Number:,Z- t77Z_azo/ Project Name: K ab_ ctei Address: t' s _ dr - kta _c?4_ r¢ . ,�. T. �, N., _ 4i_ E.W.M.. Section Naine : _ � r ko Address: Phone: Business �3 �} •— 2 Home Date: 4 /../45;',/ By: a) Right -of -Way: b) Curb . c) Sidewalk . d) Paving ,, e) Approaches . f) Drainage : a , z ,.c, ' S. g) State /City Review: Yea No �l T1> Fee Paid: Yes No Amount $ Cash Check Planning Application Signed: Date / / By: h) Misc. Remarks: c ��`� 'er��r1�a �`r ��� >4 >C n S icL Date: /J7/ iVe BY: J/ Remarks: - - at j> .tom -- ��Y:�i.J- •� --,r. .a- .c_c�.�._, i � i f = _�� O -t [- e�me«.� - 1 /81 A. Project Name: /71515'b/7 'a, ' LU. of ///-fewP PROPOSAL Number of Parcels: Section /6 T. r N., R. i/,' E.W.M.; Quarter 1 2 3 4 DEVELOPER Name: Sei, r,4,' /"7/ e or Address: / AGENT Phone: Business Home Name: ////; 8 '4, %9 OWNER Address: P/5 Ro.-/ 4/. /lercer /s4i, 4/ Phone: Business Home ENGINEER B. PRELIMINARY CONSULTATION: Date: 7 / / / ?/ By: GZ-d LO . Remarks: Preliminary Conditions NOTE: This proposal must comply with Spokane County Regulations for Roads, Ap- proach and Drainage in New Construction; Board of County Commissioners Resolution. No. 80 - 1592 as amended. Conditions are preliminary and may change after field in- spection and review of County records. C. INSPECTION Date: / / By: Remarks: D. SPECIFIC CONDITIONS: E. FINAL PLAT CHECKS S -P 0 K A N E C 0 U N T Y E N G I N E E R . - - -PREL IMI NARY CONSULTAT 1 - -- Name: Address: Phone: Business a) Right -of -Way b) Curb Ye's c) Sidewalk Yes J CRR d) Pave 7es e) Approaches )4P f) Drainage e s g) State /City Review Yes ( ) No ('J / � r Home Number 7 7 8/ re / 71"71 o f20%7 4 7 0 4 1 1 5 ji.,) 1 �/- peve Fee Paid: Yes No Amount $ Cash Check Planning Application Signed: Date - 7 / / / J By: ' < Date:6 -1 -R1 Name of Applicant: m i n i Rai 1 ev Street Address of Applicant: p n Rely a'tQ City: Mercer Island Name of Property Owner(s): Milli Bailey,Don Sinclair, Helen Gaevert, and HarrySincla Authorized Agent representing Owner (if other than owner): Michael L. Senske, P.E., S. 104 Freya - Suite 203, 99202 Existing Zoning Classification: A C-Ziotrz. ; o, ,2 Date Existing Zone Classification Established: Existing Use of Property: Residential Proposed Zone Classification: Local Business Proposed Use of Property: No specific use known at this time Legal Description of Property: See Attached Letter Section: /Q Township: , — Source of Legal: Owner Assessor's Parcel No: (See tax statement) Property Size: 16,884 Nnna to niir knnwlandp changing its zone. SPOKANE COUNTY PLANNING DEPARTMENT APPLICATION FOR ZONE RECLASSIFICATION Application No: -r - 77 - 8/ State: WA Zip Code: 98040 18541 -0102 Frontage: 124 . 3 Peet on:Mission ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED: Tele. N 453 - 4110 Range: 44 Ave. Please list previous Planning Department actions involving this property: None Total amount of adjoining land controlled by this owner or sponsor: Street Address of the Property:E. 9006 Mission If you do not hold title to the property affected by this application, what is your interest in it? Owner 1. What are the changed conditions of the site area, which you f el make this proposal warranted? Surrounding propert have all experiience recent zone changes which would be more compatible with this ownership 2. What effect will the proposed zone reclassification have on the adjacent properties? None Rev. 2/3/81 r May 13, 1981 Mr. Michael Senske Senske & Associates 104 South Freya Suite 4203 Spokane, WA 99202 Dear Mike: RE: Re- zoning E. 9006 Mission Avenue Spokane, WA In accordance with our telephone conversation this letter will authorize you to proceed with the re- zoning project on the above property. The legal description is as follows: The West half of Lot 2, Except the South 170 feet and the East half of Lot 3, EXCEPT the South 170 feet, Block 1, Hutchinson's Addition, according to plat recorded in Volume "Q" of Plats, page 4, in Spokane County, WA NE Sec 18 -25 -44 7 d .;r , re- zoning should be at least comparable to the property on the corner of Mission and Argonne abutting the subject. Should there be any question or should you need any additional information please feel free to call me collect at either my office number, (206) 453 -4110 or my home number, (206) 232 -4981. Very truly yours, + 1 7 MILLI BAILEY P. 0. Box 439 Mercer Island, WA 98040 cc: Don Sinclair Helen Gaevert Harry Sinclair PS:At this time I anticipate that I will be in Spokane the weekend of the 29th of May ' .;ENDA, JULY 21, 1978 ?OKANE COUNTY PLANNING COMMISSION Time: /Place: TONE RECTAR,SIFICATICN 6. 7 - 3 - 7R , Agricultural to Residential Office c. d. e. f. 4. h. a. Location: b. Applicant: Site Size: Existing Zoning: Proposed Zoning: Proposed Use of Property: Application of Zoning Provision: Environmental Impact: whether or not this proposal will - 1 - TELEPHONE NO.: 456 -2274 Friday, July 21, 1978, 1:30 P.M. Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane Section 18,Township 25 N. ,Range 44,E.W.M. The N 1/2 of Lots 8, 9, and 10, Block 17 of Hutchison's Addition and the S 1/2 of Lots 9 and 10, Block 17, Hutchison's Addition. Philip L. Rudy North 720 Argonne Road Spokane, WA 99206 93,300 square feet Agricultural, established November 14, 1947 Residential Office Office and Parking Chapter 4.21, Section 4.21 .040 A topic of discussion at this hearing may be have a significant adverse environmental impact. 4 N 1" mod FINDINGS July 21, 1978 7E -3 -78 — AGRTCITLTTJRAT, TO RESIDENTIAL OFFICE: RTTDY I. FINDINGS OF FACT a) Land Use: 1. Site: Three Single Family Dwellings. 2. North: Apartment Complex . 3. West: Single Family Residence. 4. South: Single Family Residence. 5. East: Single Family Residence and Duplex. 6. Northeast: Local Business. C) Regional Comprehensive Plan — 196a: The Plan Map has designated this area as appropriate for residential development. II. SPECIFIC FINDINGS Zone Classification: 1. North: Multiple Family Suburban, 1969 2. West: Agricultural, 1947 3. South: Agricultural, 1947 4. East: Restricted Residential 5. Northeast: Residential Office a) County Engineer's Office: The County Engineer's Office has requested the following be considered, if the rezone is approved: Note: All required improvements shall be built to meet or exceed minimum County construction standards. 1. Applicant shall pave parking area to meet existing pavement. C 4 ., .._.- - Q_ ..— -«-• —• �('r4- - '-- 2. Applicant shall obtain approval for on and off —site drainage plans before issuance of building permits. b) Snokare Cn Inty Health District: The applicant shall comply with rules and regulations of the Health District in providing for adequate sewage disposal. All necessary Health District permits shall be obtained prior to building permit issuance. . C. (contd.) MINUTES July 21, 1978 7. 7E- 77 -78. AGRICULTURAL AND AGRICiJLTURAL SUBURBAN TO COMMERCIAT,• RICHARDSON and HOOVER That the zone reclassification request (File Number ZE- 77 -78) be approved, and in so approving, adopts the Staff's findings as the Planning Commission's Findings of Fact as well as the conditions stated in the Staff's findings, and that a Final Declaration of Non- Significance be issued, and to delete the requirement of the County Engineer's Office that the applicant shall dedicate 10 feet on both sides of Adams Road for right of way as the dedication has already been made. (Mr. Thomas moved, Mr. Kennedy seconded. Vote was unanimous.) 8 7E- 154 -77. AGRICUJTURAT, STTRIIRBAN TO RESIDENTIAL OFFICE OR MULTIPTE FAMTT,Y STT3IJRRAN: HILLSTRAD That the zone reclassification request (File Number ZE- 154 -77) -be denied, as the motion for approval lacked a quorum vote of the Commission. Mrs. Byrne moved, Mr. Kennedy seconded, that the zone change reclassifi- cation be approved to Multiple Family Suburban, and in so approving, adopts the Staff's findings as the Planning Commission's Findings of Fact as well as the conditions stated in the Staff's findings, and that a Final Declaration of Non- Significance be issued. (Three voted "Yes "; three voted "No ". The motion was lost for lack of a quorum.) 9. 7E- 50 -7R, AGRTCITLTTTRAT TO MULTIPLE FAMILY SUBURBAN: GOLDBERG That the zone reclassification request (File Number ZE- 50 -78) be approved, and in so approving, adopts the Staff's findings as the Planning Commission's Findings of Fact as well as the conditions stated in the Staff's findings, and that a Final Declaration of Non- Significance be issued; with the following additional conditions: approval for 112 units; and the County Engineer's Office requires paving on Bowdish to 30' wide, curbing and sidewalks; and also curbing and paving required to meet the existing paving on Jackson. (Four voted "Yes "; two voted "No ". Motion carried.) 10 ZE- 41-78, AGRICULTURAL TO RESTRICTED INDUSTRIAL: RONUCCFr i That the zone reclassification request (File Number ZE- 41 -78) be approved, and in so approving, adopts the Staff's findings as the Planning Commission's Findings of Fact as well as the conditions stated in the Staff's findings, and that a Final Declaration of Non - Significance be issued; with the additional conditions presented by the applicant to be attached to the approval, including a 6' fence. (M:. Culler moved, Mr. Thomas seconded. Vote was unanimous.) 11. ZE- 3 -7£3. AGRICULTQRAL TO RESIDENTIAL OFFTCF: RTJDY That the zone reclassification request (File Number ZE -3 -78) be approved, and in so approving, adopts the Staff's findings as the Planning Commission's Findings of Fact as well as the conditions stated in the Staff's findings, and that a Final Declaration of Non - Significance be issued; to include the following additional condition: That the access to Argonne Road be limited; and that at the time of a new proposal, curbing, paving, and sidewalk'be provided on Alki Avenue. Mr. Kennedy moved, Mr. Ouigley seconded. Vote was unanimous.) - 7 - No, 78 1636 ZE -3 -78 ). ) IN THE MATTER OF CHANGING THE ZONING- ) MAP FROM AGRICULTURAL TO RESIDENTIAL ) RESOLUTION OFFICE ON PROPERTY LOCATED IN y SECTION 18, TOWNSHIP 25 N„ RANGE 44, ) E.W.M.. SPOKANE COUNTY, WASHINGTON. ) The aboverentitled'Matter corning on regularly for hearing before the Board of County Commissioners of Spokane County, Washington, on this day, and it appearing to the Donna that the Spokane County Planning, Commission has given due notice of the hearing 'on the matter in the manner and for the time provided by law; that said Planning Commission has held a public hearing as required; and that the said Planning Commission concurs In the plan to zone the following described property as: RESIDENTIAL OFFICE: The North 1/2 of Lots 8, 9, and 10, Block 17 of Hutchison's Addition and the South 1/2 of Lots 9 and 10, Block 19, Hutchison's Addition, Section 18, Township 25.N., Range 44, E.W.M., Spokane County, Washington. NOW, THEREFORE, BE IT RESOLVED, That the above-described property be, and the same is zoned under the classification of RESIDENTIAL OFFICE as defined in the Zoning Ordtnance of Spokane County, adopted August 25, 1953, as amended. AND FURTHER BE IT RESOLVED That any development on the above - described property ahall be subject to the following conditions: 1) The County Engineer's Office has requested the following: a) Applicant shall pave parking area to meet existing pavement. b) Applicant shall obtain approval for on and off -site drainage plans before issuance of building permits. Fote: All required improvements shall be built to meet or exceed minimum County construction standards. 2) Spakann C.n,+nty Finnith Dintrfrt; The applicant shall comply with rules and regulations of the Health District in providing for adequate sewage disposal. All necessary Health District permits shall be obtained prior to building permit Issuance. 3) Ftra Pmtprtiani Hydrants to be Installed, in accordance with the Spokane County Fire Marshal's requirements. 4) £nvlmnnnntal Rnutnw: The staff recommends that a Final Declaration of Non - Significance be signed by the Board of County Commissioners. 5) Improvements shall be in substantial conformance with the plot plan on file. 6) A landscape plan showing specific detail and accompanied by a performance bond shall be approved by the County Zoning Administrator prior to building permit issuance. (contd.) 1 4 ATTEST: VERNO . OHLAND Cler BY: SIGNED: DATED: 4 ZE -3 -78 (contd.) 7) That the access to Argonne Road be limited; and that at the time of a new proposal, curbing, paving, and sidewalk be provided on AEU Avenue, • 8) That the.provisions. of BEPA's jv'ntirn of Artinq pursuant' to 43.21c.080 R :C.W, and the Board of County Commissioners Resolution 077-1392 be accomplished by the applicant. within thirty (30) days of formal action by the Board, as instructed by the Planning Department staff. That if after one year from the date of the Planning Commission's action, the applicant has not,received final adoption of the zone change: the application is void. PASSED BY ,THE BOARD THIS j " DAY OF BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON Deputy I hereby certify that I have posted. the above changes and revisions on the Zoning Map In the Building Codes Department, and do further certify that the zone classification change is the same as described above and shown : on the attached map. • —2 HARRY M. LARNED, CHM. RAY W CNRISTFNSFN JERRY C. KOPET ", 1978. At said time and place, any interested person may appear, for or against, the grahting of this application. AGENDA, FEBRUARY 15, 1979 TELEPHONE NO.: 456 -2205 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Time: Thursday, February 15, 1979, 8:30 A.M. Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane r ZONE R . A IFI A ION — R .CONSTDE$ I TTON OF CONDITION ON PREVIOTTST,Y APPROVED APPLTCATTOM 1. L4E- 3A -78. Agricultural to Residential Office a, Location: Section 18,Township 25 N. ,Range 44,E.W.M. The N 1/2 of Lots 8, 9, and 10, Block 17 of Hutchison's Addition and the S 1/2 of Lots 9 and 10, Block 17, Hutchison's Addition. b. Vicinity Location: West side of Argonne Road, north of Alki Avenue. c. Applicant: Philip L. Rudy North 720 Argonne Road Spokane, WA 99206 d. Existing Zoning: Residential Office. This zoning became effective August 3, 1978, by Board of County Commissioners' Resolution No. 78 -1036. e. Requested Amendment to a Condition *5 reads as follows: "Improvements Condition: shall be in substantial conformance with the plot plan on file ", which shows using the existing structure. The applicant wishes the condition amended to allow new construction for office space in accordance with a new development plan which has been submitted. f. Environmental Impact: A topic of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impact. —1— u .urd- i HARRIN uti .i. • • 1•_ 5H AR E/.• 2'/0 vo?w.aw.o FOURTH EIGHT r• ' AvE COUNTY >6/ L K1 kl 9 • i okane oa fs * ono :. a Vary 43 V 1. agar. Edgec /h f Sanatorium 1 N? 231 >-,1r1 /987 , l 11g ..._ id tr TMlll: l 9TH AVE. s0, ar ¢ la NI O MAIN -EL. /989 ROAD MIL WAG/ R£1 IRWIN tioor STAFF ANALYSIS FEBRUARY 15, 1979 ZE- 3A -78, CHANGE OF CONDITIONS IN RESIDENTIAL OFFICE ZONE RUDY I. FINDINGS OF FACT a. Zone Classification 1. North: Multiple Family Suburban, established, 1969 2. West: Agricultural, established, 1947 3. South: Agricultural, established, 1947 4. East: Two Family Residential, established, 1957 b. Land Use 1. Site: 3 Single Family Residences 2. North: Apartment complex 3. West: Single Family Residence 4. South: Single Family Residence 5. East: Single Family Residence and a duplex c. Development Plan Property area: Proposed building coverage: Existing building area: Parking area (Spaces): d. Regional Comprehensive Plan - 1968 e. Compliance with SEPA: 56,265 sq. ft. /1.29 acres 12,480 sq. ft. /22% coverage 1,336 sq. ft. Required - 31 Actual - 104 The Plan Map has designated this area appropriate for Residential development and area under study. The Planning Department staff has circulated a proposed declaration of non - significance and received no comments from Agencies of Expertise, therefore, a recommendation that a final declaration of non - significance be issued. II. REVIEWING AGENCY COMMENTS: a. County Engineer's Office: The County Engineer's Office has requested the following be considered if the rezone is approved: NOTE: All required improvements shall be built to meet or exceed minimum County construction standards. 1. Applicant shall obtain approval for on and off -site drainage and access plans before issuance of building permits. 2. Access permits to Alki will require cement concrete curb and sidewalk and pave to existing pavement. (continued) STAFF ANALYSIS FEBRUARY 15, 1979 ZE- 3A -78, CHANGE OF CONDITIONS IN RESIDENTIAL OFFICE ZONE RUDY b. Spokane County Health District: The applicant shall comply with rules and regulations of the Health District in providing for adequate sewage disposal. All necessary Health District permits shall be obtained prior to building permit issuance. Approval of sewage disposal facilities by the Spokane County Health District. c. County Fire Marshal's Office: Fire District #1 Installation of fire hydrants to be in accordance with the requirements of the Spokane County Fire Marshall. Access and circulation plans for emergency vehicles to be approved prior to building permit issuance. d. Water Purveyor: HUTCHINSON'S IRRIGATION DISTRICT #16 We are able to supply this proposal with adequate water. III. CONDITIONS If the Zoning Hearing Examiner approves this request, the following conditions should be considered: a. Compliance with all requests stated under Reviewing Agency Comments above. b. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Minor variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, building materials, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. c. A landscape plan showing specific detail and accompanied by a performance bond shall be approved by the County Zoning Administrator prior to building permit issuance. d. That the provisions of SEPA's Notice of Action pursuant to 43.21c.080 RCW and the Board of County Commissioner's Resolution //77 -1392 be accom- plished by the applicant within thirty (30) days of formal action by the Committee Board, as instructed by the Planning Department staff. (continued) STAFF ANALYSIS FEBRUARY 15, 1979 ZE- 3A -78, CHANGE OF CONDITIONS IN RESIDENTIAL OFFICE ZONE RUDY e. Interior driveways and parking areas shall be paved. f. Direct light from any exterior area lighting fixture shall not extend over the property boundary. TO: SPONANC COUNTY COURT nOu SE Gentlemen: Location: Proposal: Action: Proposal: Action: 3) ZW- 187 -78, Location: Proposal: Action: Board of Spokane County Commissioners FROM: Jerry Litt, Zoning Administrator nas na Co cm - PLANNING DEPARTMENT BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET PHONE 456.2205 SPOKANE, WASHINGTON 99260 February 20, 1979 SUBJECT: Zoning Hearing Examiner Committee Actions of February 15, 1979. On February 15, 1979, the Zoning Hearing Examiner Committee met at 8:30 A.M. to consider nine new zone reclassifications and one reconsideration of condition applications. Members present: Mr. Thomas, Mrs. Myers, and Mr, McCoury. Following are the applications in sequence and the action taken by the Committee. If not appealed, these decisions will be final on February 26, 1979. 5' ZE- 3A -78, Agricultural to Residential Office: Rudy. West side of Argonne Road, north of Alki Avenue. Change in conditions to allow new construction for office space in accordance with a new development plan which has been submitted. Approval. (Vote: Unanimous) 2) ZE -1 -79, Residential Office to Local Business: Rudy. Location: South side of Broadway Avenue, between Argonne and Mullan Roads. Professional Offices and Retail Shops. Continued to the March hearing. (Vote: Unanimous) Commercial to Agricultural, Barr. Approximately 1/8 mile west of Clear Lake Road at southern tip of Clear Lake. Agriculture, with single family dwelling. Approval. - (Vote: Unanimous) (contd.) ,- 1 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER File No. ZE -3A -78 A. INTRODUCTION This matter having come before the Examiner Committee on February 15, 1979, and the members of the Committee present being Eldon Thomas, Chairman, Jane Myers, and Ted McCoury and there being the following persons present who wish to request approval of a Zone Change, Conditions on a Previously Approved Application; Dr. Phillip Rudy for a change in Condition 45 which reads as follows: "Improvements shall be in substantial conformance with the plot plan on file." for the purpose of amending the condition to allow new construction for office space in accordance with a new development plan which has been submitted. B. FINDINGS OF FACT 1. That the existing land use in the area is Single Family Residences, duplex, and an apartment complex. 2. That the Comprehensive Plan designates this area as appropriate for residential development. 3. That the existing zoning of the property described in the application is Residential Office. 4. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with. 5. That the proper legal requirements for advertisement of the Agenda Item have been fulfilled. 1 File No. ZE-3A -78 6. That this proposal is not in conflict with the provisions of adopted regula- tion or intent of adopted policies. 7. That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 8. That the proposed use is compatible with existing uses in the area. 9. That the owners of adjacent lands expressed neither approval or disapproval of the proposed use. 10. The Hearing Examiner Committee finds the proposed use to be in harmony with the general purpose and will not be otherwise detrimental to the public health, safety, and welfare. C. ORDER The Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of Dr. Phillip Rudy for a Reconsideration of Cpndition on a previously approved application as described in the application should be approved. Special conditions or contingencies applied to motion: a. County Engineer's Office: The County Engineer's Office has requested the following be considered if the rezone is approved: NOTE: All required improvements shall be built to meet or exceed minimum County construction standards. 1. Applicant shall obtain approval for on and off-site drainage and access plans before issuance of building permits. 2. Access permits to Alki will require cement concrete curb and sidewalk and pave to existing pavement. 2 File No. ZE-3A -78 b. Spokane County Health District: The applicant shall comply with rules and regulations of the Health District in providing for adequate sewage disposal. All necessary Health District permits shall be obtained prior to building permit issuance. Approval of sewage disposal facilities by the Spokane County Health District. c. County Fire Marshal's Office: Fire District *1 Installation of fire hydrants to be in accordance with the requirements of the Spokane County Fire Marshall. Access and circulation plans for emergency vehicles to be approved prior to building permit issuance. d. Water Purveyor: HUTCHINSON'S IRRIGATION DISTRICT *16 We are able to supply this proposal with adequate water. e. Compliance with all requests stated under Reviewing Agency Comments above. f. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Minor variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, building materials, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. A landscape plan showing specific detail and accompanied by a performance bond shall be approved by the County Zoning Administrator prior to building permit issuance. 9• 3 ala h. That the provisions of SEPA's Notice of Action pursuant to 43.21c.080 RCW and the Board of County Commissioner's Resolution #77 -1392 be accomplished by the applicant within thirty (30) days of formal action by the Hearing Examiner Committee as instructed by the Planning Department staff. Interior driveways and parking areas shall be paved. j. Direct light from any exterior area lighting fixture shall not extend over the property boundary. k. That the Hearing Examiner Committee after hearing all testimony and a review of the staff analysis adopts the proposed declaration of non - significance and directs, the chairman of the committee to sign the final declaration of non - significance. That adequate fire flow requirements be met by the applicant. Motion by: Mrs. Myers Seconded by: Mr. McCoury Vote: Unanimous ATTEST: FRED L. DAYHARSH Planning Director By: 4 HEARING EXAMINER COMMITTEE /241 -, ' Li C z =^ lizv _g ifien t F. File No. ZE-3A -78 Chairman NO. 78 1636 _ ZE -3 -78 ) IN THE MATTER OF CHANGING THE ZONING ) MAP FROM AGRICULTURAL TO RESIDENTIAL ) RESOLUTION OFFICE ON PROPERTY LOCATED IN ) SECTION 18, TOWNSHIP 25 N., RANGE 44, ) E.W.M., SPOKANE COUNTY, WASHINGTON. ) The above - entitled matter coming on regularly for hearing before the Board of County Commissioners of Spokane County, Washington, on this day, and it appearing to the Board that the Spokane County Planning Commission has given due notice of the hearing on the matter in the manner and for the time provided by law; that said Planning Commission has held a public hearing as required; and that the said Planning Commission concurs in the plan to zone the following described property as: RESIDENTIAL OFFICE: The North 1/2 of Lots 8, 9, and 10, Block 17 of Hutchison's Addition and the South 1/2 of Lots 9 and 10, Block 17, Hutchison's Addition, Section 18, Township 25 N., Range 44, E.W.M., Spokane County, Washington. NOW, THEREFORE, BE IT RESOLVED, That the above-described property be, and the same is zoned under the classification of RESIDENTIAL OFFICE as defined in the Zoning Ordinance of Spokane County, adopted August 25, 1953, as amended. AND FURTHER BE LT RESOLVED That any development on the above-described property shall be subject to the following conditions: 1) The County Engineer's Office has requested the following: a) Applicant shall pave parking area to meet existing pavement. b) Applicant shall obtain approval for on and off-site drainage plans before issuance of building permits. Note: All required improvements shall be built to meet or exceed minimum County construction standards. 2) Seek ne .aunty Health District: The applicant shall comply with rules and regulations of the Health District in providing for adequate sewage disposal. All necessary Health District permits shall be obtained prior to building permit issuance. 3) fire Prnfactinn: Hydrants to be installed, in accordance with the Spokane County Fire Marshal's requirements. 4) Rnvimnmental RAView; The staff recommends that a Final Declaration of Non - Significance be signed by the Board of County Commissioners. 5) Improvements shall be in substantial conformance with the plot plan on file. 6) A landscape plan showing specific detail and accompanied by a performance bond shall be approved by the County Zoning Administrator prior to building permit issuance. (contd.) ZE -3 -78 (contd.) 7) That the access to Argonne Road be limited; and that at the time of a new proposal, curbing, paving, and sidewalk be provided on Alki Avenue. 8) That the provisions of SEPA's Nntire of Artinn pursuant to 43.21c.080 R.C.W. and the Board of County Commissioners Resolution 477 -1392 be accomplished by the applicant within thirty (30) days of formal action by the Board, as Instructed by the Planning Department staff. 9) That, if after one year from the date of the Planning Commission's action, the applicant has not received final adoption of the zone change, the application is void. PASSED BY THE BOARD THIS DAY OF ATTEST: VERNO . OHLA D Cler- • the B By: Deputy I hereby certify that I have posted the above changes and revisions on the Zoning Map in the Building Codes Department, and do further certify that the zone classification change is the same as described above and shown on the attached map. o 0 SIGNED: DATED: Ph 77cP BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON — 2 — HARRY M. LARNED, CHM. RAY W. CHRISTENSEN JERRY C. KOPET 1978. AGENDA, OCTOBER 8, 1981 TELEPHONE NO.: 456 - 2205 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AVAILABLE IN THE PLANNING DEPARTMENT'S OFFICE. 8:30 A.M. ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE HEARING EXAMINER COMMITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE TO BE ANNOUNCED. ITEMS NOT HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT WILL BE CONTINUED TO THE NEXT AVAILABLE DATE AS ANNOUNCED BY THE CHAIRMAN OF THE HEARING EXAMINER COMMITTEE. A. ZONE RECLASSIFICATIONS 1. ZE -61 -73 RESTRICTED INDUSTRIAL ZONE - CHANGE OF CONDITIONS (Generally located on the south side of Indiana Avenue, east of Pines Road. Section 10- 25 -44) Proposed Use: Industrial Uses Site Size: Approximately 1.80 Acres Applicant /Owner: JACK BRACE CO., INC. East 4020 Main Avenue 2. ZE -91 -81 RESIDENTIAL OFFICE TO LOCAL BUSINESS (Generally located on the east side of Pines Road, south of Fourth Avenue. Section 22- 25 -44) Proposed Use: Retail and Office Site Size: Approximately 1.19 Acres Applicant /Owner: OPPORTUNITY INVESTMENTS South 523 Pines Road 3. ZE -88 -80 AGRICULTURAL TO MULTIPLE FAMILY SUBURBAN (Generally located on the northwest corner of Evergreen Road and Fourth Avenue. Section 22- 25 -44) Proposed Use: No proposed development at this time Site Size: Approximately 3.75 Acres Applicant /Owner: SHIRLEY A. TESDEL South 204 Evergreen Road 4. ZE -77 -81 AGRICULTURAL TO LOCAL BUSINESS (Generally located on the south side of Mission Avenue, west of Argonne Road. Section 18- 25 -44) Proposed Use: No proposed development at this time Site Size: Approximately 0.38 Acre Applicant /Owner: MILLI BAILEY P. 0. Box 439, Mercer Island, WA 5. ZE -94 -81 AGRICULTURAL SUBURBAN TO LOCAL BUSINESS (Generally located on the east side of Pines Road, between Maxwell and Sinto Avenues. Section 15- 25 -44) Proposed Use: Retail and Office Site Size: 0.79 Acre Applicant /Owner: CARL V. ERICKSON North 922 Woodward Road HARMN C. A TA L 00 AVE ()Cu OQ1 EMP " v q4MISSION MtCH1E LLt EL. 2010____ a,BR 5 MA N N0 N Pe °u.db • s S• I: xS. .50- BRARY I Ek CC Q - J RE w AT ION J IN) ANA d aa�o w,•• :ORA -k AVE. J J J .J P 0CT oc!IC i r ' R DG. 9 4 50 \• TGO.•ER1'< 35 • `f 4°jo 1r Fe )49..X MISS! ON DATE: TO: FROM: SUBJECT: I. GENERAL INFORMATION APPLICANTS: NEIGJ-IBORHOOD ZONING: LAND USE: STAFF REPORT OCTOBER 8, 1981 HEARING EXAMINER COMMITTEE PLANNING DEPARTMENT STAFF ZONE RECLASSIFICATION NUMBER: ZE-77 -81 STATUS OF APPLICANTS: REQUESTED ZONING: EXISTING ZONING PROPOSED USE: PROJECT LOCATION: II. SITE PLAN INFORMATION SITE SIZE: SITE CHARACTERISTICS: North East West South Site North East West South 1981 COMPREHENSIVE PLAN DESIGNATION: URBAN NUMBER OF EXISTING BUILDINGS: 1 NUMBER OF BUILDINGS PROPOSED: 0 MILLI BAILEY, DON SINCLAIR, HELEN GAEVERT, AND HARRY SINCLAIR Owners Local Business Agricultural (established in 1947) No use proposed at this time. This site is generally located on the south side of Mission Avenue, approximately 100 feet west of Argonne Road. Approximately .4 acres The site is relatively flat and has a house on it. CHARACTER: The neighborhood character is residen- tial with transition to commercial along Argonne and to a lesser extent along Mission Avenue. Freeway Commercial, established, 1980 Local Business, established, 1953 Agricultural, established, 1947 Local Business, established, 1957 Single Family Residential Vacant /I -90 /Single Family Residential Commercial Single Family Residential Vacant 1? A. INTRODUCTION B. PROPOSAL C. FINDINGS OF FACT 2. That the Comprehensive Plan development. 3. That the existing zoning of Agricultural. SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER 1. That the existing land use in the area is residential, vacant. 1 File No. ZE-77-81 This matter having come before the Examiner Committee on October 8, 1981, and the members of the Committee present being John R. Culler, Chairman, Kathleen Carstens and Jerry Williams. The sponsor, Milli Bailey, is requesting approval of a zone reclassification, File No. ZE- 77 -81, Agricultural to Local Business, with no proposed development at this time. commercial, 1 -90, and designates this area as appropriate for Urban the property described in the application is 4. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with, and the Committee concurs with the Declaration of Non - Significance. 5. That the proper legal requirements for advertisement of the Agenda Item have been fulfilled. 6. That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 7. That the applicant has demonstrated that conditions have substantially changed since the original zoning of this area and accordingly, the pro- posed rezone is justified. 8. That the proposed use is compatible with existing uses in the area. 9. That the owners of adjacent lands expressed neither approval nor dis- approval of the proposed use. 10. The Hearing Examiner Committee finds the proposed use to be in harmony with the general purpose and will not be otherwise detrimental to the public health, safety, and welfare.