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DATE:
TO:
FROM:
SUBJECT:
LAND USE:
ZONING:
STAFF REPORT
October 9, 1980
HEARING EXAMINER COMMITTEE
PLANNING DEPARTMENT STAFF
ZONE RECLASSIFICATION NUMBER: ZE- 120 -80
1. GENERAL INFORMATION
APPLICANT: Robert Mosier
STATUS OF APPLICANT: Part Owner
REQUESTED ZONING: Residential Office
EXISTING ZONING: Agricultural (established in 1947)
PROPOSED USE: Insurance Office
PROJECT LOCATION: The site is generally located at the southwest corner
of Main Avenue and Argonne Road.
II. SITE PLAN INFORMATION
SITE SIZE: Approximately .3 acres.
SITE CHARACTERISTICS: The site is flat, landscaped, contains a single
family home and garage.
NEIGHBORHOOD CHARACTER: The neighborhood is in a transition from
undeveloped and residential uses to local
business and office uses.
AGRICULTURAL SUMMARY: Urban
Site: Single Family
North: Single Family
East: Offices
West: Single Family
South: Single Family
North: Agricultural
East: Residential
West: Agricultural
South: Agricultural
COMPREHENSIVE PLAN DESIGNATION: Residential Neighborhood
NUMBER OF BUILDINGS EXISTING: 2
NUMBER OF BUILDINGS PROPOSED: 0
PARKING REQUIRED: 3 spaces
PARKING PROVIDED: 3 spaces
established. 1947
established, 1969
established, 1947
established, 1947
•
III. BACKGROUND /ANALYSIS
The applicant is propcsing to convert an existing 936 square
foot home into an insurance office.
IV. AGENCIES RECOMMENDED CONDITIONS
a) COUNTY FIRE MARSHAL
1. The site is located in Fire District #1.
2. Adequate water for fire protection and distribution of
such water is required. A plot plan showing water
source and distribution and emergency vehicle access
is required for approval prior to any land development.
C= vxT/ E/YG ,N = C/?
b) 1. Applicant shall dedicate 5 feet on Main Avenue for right -
of -way prior to any use of the property. _ and a ;705-406
/70/n Ave AtAionne /Pal
2. Applicant shall construct cement concrete curb and side-
walk and pave to the existing pavement adjacent to the
property on Main Avenue eve /t /,v w/t6 pa
trcess poi"bf
3. Applicant shall submit for approval by the Spokane CouFity
Engineer road, drainage, and access plans prior to the
issuance of a building permit on the property.
4. The applicant shall submit for approval by the Spokane
County Engineer and the Spokane County Health District
a detailed combined on -site sewage system plan and surface
water disposal plan for the entire project prior to the
issuance of any building permit on the property.
5. A parking plan and traffic circulation plan shall be sub-
mitted and approved by the Spokane County Engineer prior
to the issuance of a building permit on the property. The
design, location, and arrangement of parking stalls shall
be in accordance with standard traffic engineering prac-
tices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project
which is to be occupied or travelled by vehicles.
6. The word "applicant" shall include the owner or owners of
the property, his heirs, assigns, and successors.
7. The construction of the road improvements stated herein
shall be accomplished as approved by the Spokane County
Engineer.
8. All required improvements shall conform to the current State
of Washington Standard Specifications for Road and Bridge
C Construction, unless otherwise approved by the County
Engineer.
l
IV. AGENCIES RECOMMENDED CONDITIONS (continued)
c) WATER PURVEYOR
1. Purveyor is Hutchinson Irrigation District #16 and
they will supply the site with adequate water for
domestic fire and irrigation uses.
d) COUNTY HEALTH DISTRICT
1. Findings
a. This project lies over the Spokane Aquifer.
b. It is within Critical Water Supply Service Area
No. 3 and within the service area of Hutchinson
Irrigation District. Groundwater resources appear
adequate to support development at this density.
c. The project is inside the 201 Sewer Study Area Zone 3
and inside the Primary Sanitary Sewer Area recommended
in the "208" Study. The method of sewage disposal is
subject to approval of the Director of Utilities pur-
suant to County Resolution 80 -0418 adopted March 24,
1980. Topography and soils in the area are generally
suitable for use of individual on -site sewage systems.
The lot is not of the proper dimensions to permit use
of both an individual well and sewage system.
2. Recommendations:
a. Water service need not be coordinated through the
Director of Utilities, Spokane County.
b. Water service shall be by an existing public water
supply.
c. The use of individual wells is not authorized.
d. Sewage disposal method shall be as authorized by the
Director of Utilities, Spokane County.
e. Subject to specific application approval and issuance
of permits by the Health Officer, the use of individual
on -site sewage disposal systems may be authorized.
(House is currently served by non - standard system
according to applicant.)
f. The owner, his heirs, and successors shall agree to not
protest legal assessments and utility local improvement
districts to provide central sewerage service to this
lot.
e) PLANNING
g. A combined surface water and sewage disposal
detailed plan shall be approved by the County
Engineer and the Health Officer prior to the
issuance 'of any building permit for this lot.
1. 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 pro-
ject applicant within thirty (30) days of final disposi-
tion of this application, and prior to any on -site
improvements.
2. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA
Guidelines (WAC 197 -10) and the Spokane County Environ-
mental Ordinance (SCEO), a proposed declaration of non -
significance has been issued at least fifteen (15) days
prior to this date; the official file, written comments
and /or public testimony contain information regarding
assessment of the proposal's adverse impacts to the physi-
cal environment; a finding is hereby made that no potentially
significant adverse impacts upon the physical environment
are anticipated as a result of the project; and a final
declaration of non - significance is hereby to be issued.
3. A specific landscape plan, planting schedule and provisions
for maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond
for the project prior to release of building permits.
4. 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, land-
scape 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.
5. A 6 -foot sight - obscuring barrier shall be provided along the
west property line of this proposal to provide a buffer for
the existing residential use located immediately west of
this site.
f) SPOKANE COUNTY UTILITIES
1 An on -site sewage system be allowed under the rules and
regulations of the Spokane County Health District and subject
to specific application approval and issuance of permits by
the Health Officer.
2. The owner, his heirs and successors shall agree not to protest
legal assessments for any utility local improvement district
to provide central sewerage service to this property.
IV. AGENCIES RECOMMENDED CONDITIONS (continued)
f) SPOKANE COUNTY UTILITIES (continued)
3. Water service shall be provided by Modern Electric Water
Company in accordance with the Coordinated Water System
Plan for Spokane County.
1
1
Date:
August 29, 1980
Proposed Zone Classification:
Street Address of the Property: N. 121 Argonne Rd
Who Holds Title to the Property:
in it? nnp of numpra
Contact Person: Jc. :)LOesei;_o A
Transamerica Title 922 -2222
APPLICATION FOR ZONE RECIASSIFICATION
SPOKANE COUNTY
2' - 'O
Application No:
Name of Applicant: Robert Mosier
Street Address of Applicant: Krest Realty, S.326 Pines Rd.
City: Spokane State: Washington Telephone No. 928 -3380
Zip Code: 99206
Existing Zoning Classification: // /-7Q /fUL7i1.44 /
Date Existing Zone Classification Established: / 147
Existing Use of Property: residence
Residential Office
Proposed Use of Property: Insurance office
Legal Description of Property: Lots 1 and 2 in Block 27 of HUTCHINSON'S
ADDITION , as per plat thereof recorded in Volume "Q" of Plats,
page 4; Situate in the County of Spokane, State of Washington.
Section: /� Township ra?S Range: 44
Source of Legal: ti tl p rnmpan
Assessors Parcel Number: (See Tax Statement) 18544 -2050 and 18544 -2051
Property Size: 131.34'by 100'
Total amount of adjoining land controlled by this owner or sponsor: none
Tennyson et al
If you do not hold title to the property affected by this application, what is your interest
Furnish a letter from a Title Insurance Company, showing the property owners of recor c iiii
their address, within 400 feet of the exterior boundaries of subject property.
Acting Chairman;
residential
have been fulfilled.
SPOKANE COUNTY
HEARING EXAMINER C0t'1hlI1TEE
FINDINGS AND ORDER
A. INTRODUCTION_
This matter having come before the Hearing Examiner Committee on October 9
, 1980, and the members of the Committee present being
Kathleen Carstens and
B. PROPOSAL
The sponsor, Robert Mosier is requesting approval of a cAxwx cxack
maatzkzxwx /zone reclassification, File No. ZE- 120 -80 Agricultural
an insurance office.
to Residential Office , for the purpose of developing
C. FINDINGS OF FACT
1. That the existing land use in the area is residential and offices
2. That the Comprehensive Plan designates this area as appropriate for
. development.
3. That the existing zoning of the properly described in the application is
Agricultural
4. (hat the provisions of RCbl 43.21c (the State Environmental Policy Act)
have been complied with.
6. That the proper legal requirements for advertisement of the Agenda item
6. (hat the land in this area is suitable /lQkk g*xke for the proposed use, or
uses within the proposed Zone Classification.
7. that the applicant IasAbcxxxxx demonstrated that conditions have
substantially clanged since' Lire original zoning of this area and accordingly,
the proposed rezone is /jcxxxxk justified.
Paul Sceva, Jr.
File No. ZE- 120 -80
Kenneth Kenne y,
8. That Lhc proposed use is cu iat,; i';a<axoGxiixxlMZ6+ with existing uses in the
area
9. That the owners 'of adjacent lands expressed neither /n roval /disapproval/
Mixx>xof the proposed use.
10. The Hearing Examiner Committee finds /choaxxxxCcxpilCx4 the proposed use to be
in harmony with the general purpose and will not be otherwise detrimental
to the public health, safety, and welfare.
11. the following are additional findings. of fact considered by the Hearing
Examiner Committee:
D. CO8011108S OR COflflflrLNCIES APPLIED i0 HIS APPROVAL
(List here all conditions noted in Staff Analysis)
ALL CONDITIONS LISTED IN THE ATTACHED STAFF REPORT.
ALSO,-
1. Applicant shall dedicate a 20 -foot radius on Main and Argonne Road for
right of way purposes.
_ 7 As_ alternativa metbod.-to_the Engineer's Condition requiring curbing
and sidewalk the application must be a willing participant in any
future Road Improvement District (RID) for the area and pave driveways
to the road right of way at this time.
ile nu. ZE- 120 -80
E. ORDER
The Heariny Examiner Committee, pursuant Lo the aforementioned, finds that the
application of Robert Mosier
for a
CixmxxxMxkxxxxikt.moxx /znue reclassification as described in the application should
be a 1 n oved /x&xxixxk
- 7 -
Notion b Carstens
Vote:
ATTEST:
APPROVED 3 - 0
WALLIS D. HWAIT
Planning Director
By:
Da Le : 7jC) - 1 1 6
- 3 -
Seconded by:
HLAPINC EXANINLR CONflITTEL
Sceva, Jr.
Acting
File No. ZE-120-80
ha irman
DATE:
TO:
FROM:
SUBJECT:
1. GENERAL INFORMATION
APPLICANT: Robert Mosier
STATUS OF APPLICANT: Part Omer
REQUESTED ZONING: Residential Office
EXISTING ZONING: Agricultural (established in 1947)
PROPOSED USE: Insurance Office
PROJECT LOCATION: The site is generally located at the southwest corner
ofMainAvenue and Argonne Road.
II. SITE PLAN INFORMATION
SITE SIZE:
SITE CHARACTERISTICS:
NEIGHBORHOOD CHARACTER:
AGRICULTURAL SUMMARY:
LAND USE:
ZONING:
STAFF REPORT
October 9, 1980
HEARING EXAMINER COMMITTEE
PLANNING DEPARTMENT STAFF
ZONE RECLASSIFICATION NUMBER: ZE- 120 -80
Approximately .3 acres.
The site is flat, landscaped, contains a single
fancily home and garage.
The neighborhood is in a transition from
undeveloped and residential uses to local
business and office uses.
Or
Site: Single Fancily
North: Single Family
East: Offices
West: Single Fancily
South: Single Fancily
North: Agricultural
East: Residential
West: Agricultural
South: Agricultural
COMPREHENSIVE PLAN DESIGNATION: Residential Neighborhood
NUMBER OF BUILDINGS EXISTING:
NUMBER OF BUILDINGS PROPOSED:
PARKING REQUIRED:
PARKING PROVIDED:
2
0
3 spaces
3 spaces
- 1 -
established, 1947
established, 1969
established, 1947
established, 1947
III. BACKGROUND /ANALYSIS •
The applicant is propcs1nq to convert an existing 936 square
foot home into an insurance office.
IV. AGENCIES RECOMMENDED CONDITIONS
a) COUNTY FIRE MARSHAL
1. The site is located in Fire District #1.
2. Adequate water for fire protection and distribution of
such water is required. A plot plan showing water
source and distribution and emergency vehicle access
is required for approval prior to any land development.
b) COUNTY ENGINEER
1. Applicant shall dedicate 5 feet on Main Avenue for right -
of -way prior to any use of the property.
2. Applicant shall construct cement concrete curb and side -
walk and pave to the existing pavement adjacent to the
property on Main Avenue
3. Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the
issuance of a building permit on the property.
4. The applicant shall submit for approval by the Spokane
County Engineer and the Spokane County Health District
a detailed combined on -site sewage system plan and surface
water disposal plan for the entire project prior to the
issuance of any building permit on the property.
5. A parking plan and traffic circulation plan shall be sub-
mitted and approved by the Spokane County Engineer prior
to the issuance of a building permit on the property. The
design, location, and arrangement of parking stalls shall
he in accordance with standard traffic engineering prac-
tices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project
which is to be occupied or travelled by vehicles.
6. The ward "applicant." shall include the owner or owners of
the property, his heirs, assigns, and successors.
7. The construction of the road improvements stated herein
shall he accomplished as approved by the Spokane County
Engineer.
All required improvements shall conform to the current State
of Washington Standard Specifications for Road and Bridge
Construction, unless otherwise approved by the County
Engineer.
IV. AGENCIES RECOMMENDED CONDITIONS (continued)
c) WATER PURVEYOR
1. Purveyor is Hutchinson Irrigation District (116 and
they will supply the site with adequate water for
domestic fire and irrigation uses.
d) COUNTY HEALTH DISTRICT
1. Findings
a. This project lies over the Spokane Aquifer.
b. It is within Critical Water Supply Service Area
No. 3 and within the service area of Hutchinson
Irrigation District. Groundwater resources appear
adequate to support development at this density.
c. The project is inside the 201 Sewer Study Area Zone 3
and inside the Primary Sanitary Sewer Area recommended
in the "208" Study. The method of sewage disposal is
subject to approval of the Director of Utilities pur-
suant to County Resolution 80 -0418 adopted March 24,
1980. Topography and soils in the area are generally
suitable for use of individual on -site sewage systems.
The :lot is not of the proper dimensions to permit use
of both an individual well and sewage system.
2. Recommendations:
a. Water service need not he coordinated through the
Director of Utilities, Spokane County.
b. Water service shall be by an existing public water
supply.
c. The use of individual wells is not authorized.
d. Sewage disposal method shall be as authorized by the
Director of Utilities, Spokane County.
e. Subject to specific application approval and issuance
of permits by the Health Officer, the use of individual
on -site sewage disposal systems may be authorized.
(House is currently served by non - standard system
according to applicant.)
f. The owner, his heirs, and successors shall agree to not
protest legal assessments and utility local improvement
districts to provide central sewerage service to this
lot.
- 3 -
e) PLANNING
g. A combined surrace water and sewage disposal
detailed plan shall be approved by the County .
Engineer and the Health Officer prior to the
issuance of any building permit for this lot.
1. 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 pro-
ject applicant within thirty (30) days of final disposi-
tion of this application, and prior to any on -site
improvements.
2. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA
Guidelines (WAC 197 -10) and the Spokane County Environ-
mental Ordinance (SCEO), a proposed declaration of non -
significance has been issued at least fifteen (15) days
prior to this date; the official file, written comments
and /or public testimony contain information regarding
assessment of the proposal's adverse impacts to the physi-
cal environment; a finding is hereby made that no potentially
significant adverse impacts upon the physical environment
are anticipated as a result of the project; and a final
declaration of non - significance is hereby to be issued.
3. A specific landscape plan, planting schedule and provisions
for maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond
for the.project prior to release of building permits.
4. 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 tKe following changes: Building location, land-
scape 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.
5. A 6 -foot sight - obscuring barrier shall be provided along the
west property line of this proposal to provide a buffer for
the existing residential use located immediately west of
this site.
f) SPOKANE COUNTY UTILITIES
1. An on -site sewage system he allowed under the rules and
regulations of the Spokane County Health District and subject
to specific application approval and issuance of permits by
the Health Officer.
2. The owner, his heirs and successors shall agree not to protest
legal assessments for any utility local improvement district
to provide central sewerage service to this property.
-4-
IV, AGENCIES RECOMMENDED CONDITIONS (coptinuedl
f) SPOKANE COUNTY UTILITIES (continued)
3. Water service shall be provided by Modern Electric'Water
Company in accordance with the Coordinated Water System
Plan for Spokane County.
5