ZE-67-83AGENDA, SEPTEMBER 8, 1983
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane
9:00 A.M.
ZONE RECLASSIFICATIONS
Proposed Use:
Site Size:
Owner /Applicant:
s1 111 b 'SZ ti';E}��t4L�1 � _1Ex � Q
5y -1 emu`
TELEPHONE NO.: 456 -2205
ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE ZONING HEARING. EXAMINER COM-
MITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH ATA 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 ZONING HEARING EXAMINER COMMITTEE.
LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AVAILABLE IN THE
PLANNING DEPARTMENT'S OFFICE.
1. ZE -61 -83 AGRICULTURAL TO RESTRICTED INDUSTRIAL
(Generally located at the northeast corner of Montgomery Drive and
University Road in Section 9.25 -44.)
Dispatch and Service Center for Local
Trucking Firm
Approximately 2.69 Acres
METRO HAULING, INC.
c/o Dianne Cross .
North 5507 Alberta Street
Spokane, WA 99208
2. ZE -67 -83 AGRICULTURAL TO RESIDENTIAL MANUFACTURED HOME
(Generally located east of and adjacent to Ella Road, approximately
150 feet north of the intersection of Valley Way and Ella Road in
Section 18- 25 -44.)
Proposed Use:
Site Size:
Owner /Applicant:
Manufactured Home Park
Approximately 19,200 Square Feet
JERRY OWENS
East 8025 Harrington Avenue
Spokane, WA 99212
/0
1 (contd.)
00
I. GENERAL INFORMATION
APPLICANT /OWNER:
REQUESTED ZONING:
VARIANCE REQUEST:
II. ,BACKGROUND /ANALYSIS
STAFF REPORT
DATE: September 8, 1983
TO: ZONING HEARING EXAMINER COMMITTEE
FROM: PLANNING DEPARTMENT STAFF
SUBJECT: ZONE RECLASSIFICATION NUMBER: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
JERRY OWENS
Residential Manufactured Home
To allow a Manufactured Home Park to be
located on approximately 19,200 square
feet, whereas the Spokane County Zoning
Ordinance, under the Residential Manu-
factured Home Zone, would require a mini-
mum five (5) acre site.
EXISTING ZONING: Agricultural (established in 1948)
PROPOSED USE: Manufactured Home Park consisting of
three units.
EXISTING USE: Vacant.
SITE SIZE: Approximately 19,200 Square Feet
COMPREHENSIVE PLAN DESIGNATION: URBAN
PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes
PROJECT LOCATION: This site is generally located east of
and adjacent to Ella Road, approximately 150 feet north of the inter-
section of Valley Way and Ella Road in Section 18- 25 -44.
a) - COMPREHENSIVE PLAN - The site is within the Urban category of
the Comprehensive Plan. Industrial designated areas adjoin the
site along the west side of Ella Road. This proposal could be
- viewed as a transitional use between existing and future Indus-
trial and Urban type uses.
The Urban text of the Comprehensive Plan outlines various
Decision Guidelines to consider in reviewing major Manufactured
Home Parks. In those developments exceeding three units, it is
„ (contd.)
II, BACKGROUND/ANALYSIS (continued)
a)_ COMPREHENSIVE PLAN (continued)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
suggested that they be located adjacent to, or nearly direct to,
major arterials and public transit routes. This present
proposal doesn't meet this high density criteria that is im-
plied. However, it does have near direct access to at least
two arterials; Park Road, approximately 1,300 feet to the west,
and Broadway Avenue, about 1,000 feet to the north. Other
guidelines for any Manufactured Park development, call for
insurance of consistency and compatibility with conventional
single family dwellings that may exist in the area.
Suggested requirements include: 1) adequate off - street parking
and storage areas; 2) provisions for skirting or permanent
foundations; and 3) roof shape and composition similar to
conventional residential structures. Parking provisions are
addressed on the site plan and appear adequate. The other con-
siderations may be discussed or required as conditions of
approvaT.
b) ZONING: North Agricultural, established, 1948
Agricultural Suburban, est. 1958
East Agricultural, established, 1948
West Restricted Industrial, est. 1958
Residential Manufactured Home,
established, 1971
South Agricultural Suburban, est. 1955
and 1956
Residential Manufactured Home,
established, 1970
Manufacturing, established, 1941
c) LAND USE: Site Vacant with residential land-
scaping /vegetation
North Single family (including manu-
factured homes).
East Single family, duplex, and pasture
South Single family, off - street parking
facility
West Industrial, office, warehousing,
and manufactured home park.
(contd.)
II, BACKGROUND /ANALYSIS (continued)
di HISTORY OF LAND USE ACTIONS - The most recent land use action
occurred northwest of the site, in 1971, with a rezone to the
Residential Manufactured Home Zone and subsequent approval of a
conditional use permit for a manufactured home park. Other
zoning and subdivision activity generally occurred prior to
1959.
e) NEIGHBORHOOD CONSIDERATIONS - The area to the north and east
of Ella Road and Valley Way is predominately in ober residential
use. Lot sizes generally vary between 8,000 square feet and
19,000 square feet. Some range up to..nearly one acre. Included
are conventional single family, duplexes, and manufactured homes
on individual lots.
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
Agricultural uses, such as pastures, are associated with some
residences. Southwest and west, beyond Ella Road, there are
industrial type uses existing; including ISC offices, petroleum
storage, and various warehousing activities. A major manu-
factured home park exists to the northwest of this proposal.
In short, the area along Ella Road is in mixed use.
III. SITE ANALYSIS
a) SITE CHARACTERISTICS AND CONSIDERATIONS: The site is relatively
flat with existing dense residential vegetation. Access is
from Ella Road which is currently paved with two lanes and no
curbing. The County Engineer has requested dedication of 10 feet
additional right of way along Ella Road and improvements. Access
approaches to the site will need to be paved.
AGRICULTURAL SUMMARY: The land is designated as being committed
to Urban use by the U. S. Department of Agriculture - Soil
Conservation Service.
c) SITE SIZE: Approximately 19,200 Square Feet
EXISTING BUILDINGS: 0
PROPOSED BUILDINGS: 3 Manufactured Homes
Density: 1 Unit /6,400 Sq.Ft. (OR 6.81 Units /Acre)
Total Site Coverage: 11.10 %
Maximum Structure Height: 1 Story
13
(contd.)
c) SITE PLAN INFORMATION (continued)
PARKING AREA: Approximately 2,052 Square Feet
Parking Required: 6 Spaces
Parking Provided: Area available for 6 Spaces
BUFFERING TECHNIQUES: The submitted site plan indicates that
most of the existing trees will be retained. Development stand-
ards for manufactured home parks in the Residential Manufactured
Home Zone specify that landscaping must be installed and main-
tained. With the basic design submitted, it is possible to add
more detailed landscaping treatment prior to release.of.building
permits. At a minimum it is recommended that additional land-
scaping be put in between the units and exterior property lines
to the north, east, and west. Lawn areas and maintenance of all
landscaping should also be indicated on a required landscape plan
prior to release of permits.
OTHER SITE PLAN CONSIDERATIONS: The Residential Manufactured
Home text of the Spokane County Zoning Ordinance addresses
several development standards to comply with in developing
manufactured home parks. Part of the landscaping requirements
were discussed above. Some of the standards, due to the scale
and character of the project, may not be strictly applicable.
Included are delineation of stall size and width of private road
approaches to County roads. However, where applicable, the
standards have been or should be met prior to issuance of
building permits.
The requested Variance is from one of these Design Standards
of the Residential Manufactured Home Zone; specifically Section
4.05A.050- (b)- (1.e). Required under that standard is a
minimum five acres for development of manufactured home parks.
Developments less than five acres require a conventional single
family dwelling on site. This proposal lacks compliance with
either criteria and, therefore, the requested variance.
Staff supports the requested Variance to allow a manufactured
home park on less than five acres without a standard conven-
tional single family dwelling. Reasons include: existence of
other manufactured homes in the area with some on individual
lots; the adjoining industrial uses to the west add to the
mixed usage of the area; and the project is on a small scale
along the lines of a fill -in development.
1*
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
(contd.)
IV. CONCLUSIONS
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
Staff supports the request for Residential Manufactured Home zoning
of this site. The development of a 3 -unit manufactured home park
appears to be an appropriate use of the site. Supporting this is
the Comprehensive Plan and mixed land use in the immediate area.
The submitted site plan serves as basis for the general design of
the proposal. However, a more detailed plan complying with condi-
tions of approval and design standards will be needed prior to
obtaining building permits.
V. RECOMMENDED AGENCY CONDITIONS, IF APPROVED
a) COUNTY PLANNING DEPARTMENT
1. The Zoning Administrator shall approve a specific exterior
lighting plan for the approved area prior to installation
of such lighting. (Such plan shall attempt to confine
illumination to the area with full consideration to
adjacent properties.)
2. 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. Plan shall conform to that reviewed by
the Hearing Examiner Committee and include additional
landscaping between the units and the north, east and
south exterior property lines.
3. The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing
Examiner Committee. Variations when approved by the Zoning
Administrator will be permitted, including, but not limited
to the following changes: Building location, landscape
plans, and general allowable uses of the permitted zone.
All variations must conform to regulations set forth in the
Spokane County Zoning Ordinance. The original intent of
the development plans shall be maintained.
4. Direct light from any exterior area lighting fixture shall
not extend over the property boundary.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
(contd.)
COUNTY PLANNING DEPARTMENT (continued)
th
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
6. All current standards of the Residential Manufactured Home
Zone, as amended, shall be complied with in the develop-
ment of this site. All design standards, when applicable,
of Spokane County Zoning Ordinance Section 4.05A.040 -(h)
(1 through 9) shall be complied with prior to release of
building permits. If the Variance is approved, then
compliance with Section 4.05A.050- (h) -(1e) will not be
required.
7. Any division of land for the purpose of sale, lease, or
transfer shall comply with RCW 58 -17 and the Spokane County
Platting Ordinances prior to issuance of building permits.
8. Applicant shall comply with all agency's regulations as
amended prior to issuance of building permits.
9. 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, or
file appropriate documents to the effect that the NOTICE OF
ACTION is waived in accordance with Spokane County Commis-
sioners' Resolution #82 -0458 dated May 4, 1982.
10. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA
Guidelines (WAG 197 -10) and the Spokane County Environmental
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 physical 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.
bl COUNTY ENGINEERING DEPARTMENT
Prior to the Issuance of a Building Permit:
1. Applicant shall dedicate 10 feet on Ella Road for right of
way prior to any use of the property.
2. Access permits for approaches to the County Road System
shall be obtained from the Spokane County Engineer.
(contd.)
COUNTY ENGINEERING DEPARTMENT (continued)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
3. Applicant shall improve Ella Road in a manner consistent
with Spokane County Typical roadway section No. 1 minimum
paving width Access Standard.
4. 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.
5. 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.
6. 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 practices.
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.
7. The word "applicant" shall include the owner or owners of
the property, his heirs, assigns, and successors.
8. To construct the road improvements stated herein, the
applicant may, with the approval of the County Engineer,
join in and be a willing participant in any petition or
resolution which purpose is the formation of a Road Improve-
ment District (RID) for said improvement pursuant to RCW
36.88, as amended. Spokane County will not participate in
the cost of these improvements.
9. As an alternative method of constructing the road improve-
ment stated herein, the applicant may, with the approval
of the County Engineer, accomplish the road improvements
stated herein by joining and participating in a County Road
Project (CRP) to the extent of the required road improve-
ment. Spokane County will not participate in the cost of
these improvements.
10. The construction of the road improvements stated herein
shall be accomplished as approved by the Spokane County
Engineer.
11. All required improvements shall conform to the current
State of Washington Standard Specifications for Road and
17
(contd.)
b) COUNTY ENGINEERING DEPARTMENT (continued)
11. (continued)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
Bridge construction, and other applicable County standards
and /or adopted resolutions pertaining to Road Standards
and Stormwater Management in effect at the date of con-
struction, unless otherwise approved by the County Engineer.
12. Applicant shall construct a paved and delineated access
approach(s) to meet the existing pavement on Ella Road.
13. Roadway standards, typical roadway sections and drainage
plan requirements are found in Spokane Board of County
Commissioners Resolution No. 80 -1592, as amended.
COUNTY UTILITIES DEPARTMENT
1. 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 District.
2. 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
36.94 which the 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 pur-
suant 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.
3. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for
Spokane County, as amended.
4. Each dwelling unit shall be double - plumbed for connection
to future areawide collection systems. Plans and
specifications for the double plumbing are to be reviewed
and approved by the Utilities Department.
(contd.)
91
d) COUNTY BUILDING AND SAFETY DEPARTMENT
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
1. The site is located in Fire District #1.
2. Mains and hydrants to be installed, in accordance with
the Spokane County Department of Building and Safety.
3. Premises Identification - Approved numbers or addresses
shall be placed on all new and existing buildings in such
a position as to be plainly visible and legible from the
street or road fronting the property. Said numbers shall
contrast with their background.
e) WATER PURVEYOR
1. Water Purveyor is Hutchinson Irrigation District #16,
and they can supply the site with adequate water for
domestic, fire and irrigation uses.
f) '208' WATER QUALITY
1. Applicant shall comply with '208' recommendations con-
cerning stormwater runoff and provide necessary land-
scaping for runoff.
COUNTY HEALTH DISTRICT
1. Appropriate utility easements shall be indicated.
2. A combined surface water and sewage disposal detailed
plan shall be approved by the County Engineer and the
Spokane County Health District prior to the issuance of
any building permit for this project.
3. Sewage disposal method shall be as authorized by the
Director of Utilities, Spokane County.
4. Subject to specific application approval and issuance
of permits by the Health Officer, the property is
authorized the use of an individual on -site sewage
system.
5. Water service shall be coordinated through the Director
of Utilities, Spokane County.
19
(contd.)
g)
COUNTY HEALTH DISTRICT (continued)
ZONE RECLASSICIATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
6. Water service shall be by an existing public water supply
when approved by the Regional Engineer (Spokane), State
Department of Social & Health Services.
7. Disposal of sewage effluent beneath paved surfaces is
currently prohibited.
SPOKANE COUNTY ZONING ADJUSTOR
PUBLIC HEARING
AGENDA: SEPTEMBER 8, 1983
TIME: 9:00 A.M. (Or as soon as possible thereafter)
PLACE: Spokane County Planning Department
North 721 Jefferson Street
Broadway Centre Building, Second Floor, Hearing Room
Spokane, WA 99260
VARIANCE
VE- 172 -83 RELAXATION OF AREA REQUIREMENT
(Generally located east of and adjacent to Ella Road, approximately
150 feet north of the intersection of Valley Way and Ella Road in
Section 18- 25 -44.)
PROPOSAL: To allow three manufactured homes as a Manufactured
Home Park, to be located on an approximately 19,200
square foot site, whereas the Spokane County Zoning
Ordinance requires a minimum of five (5) acres for a
Manufactured Home Park.
SITE SIZE: Approximately 19,200 Square Feet
APPLICANT: JERRY OWENS
East 8025 Harrington Avenue
Spokane, WA 99212
n o t e:
This item is in conjunction with a proposed rezone application
(File #ZE- 67 -83) from the Agricultural Zone to the Residential
Manufactured Home Zone. Both application requests will be heard
concurrently in a public hearing; the Variance request will be heard
by the Zoning Adjustor, and the zone reclassification request by the
Zoning Hearing Examiner Committee.
The hearing agenda is scheduled to begin at 9:00 A.M., September 8,
1983, with this dual request being Item #2 on the agenda.
The legal description and project details for this project are
available in the Planning Department files.
SEE AGENDA PAGE OF ZE -67 -83 FOR VICINITY MAP.
Date:
Name
Street
/ f3 Application No: 7 -.783
of Applicant: �l' K (C)a_yat S
A ddress of Applicant: a7) a5 ,. 9E %%e /x/lt-t7/u /9-(1&- City: ,S76)e State: (D4 Zip Code: //l� /Z Tele. No. /26 - 232
Name of Property Owner(s):
Authorized Agent representing
(if other than owner):
Existing Zoning Classification:
Date Existing
Existing Use of Property:
Proposed Zone Classification:
Proposed Use of Property:
Legal Description of P
/1t/ /?-o Qet
tz9 dote y/4
i F .1
Section:
/1
Source of Legal:
Assessor's Parcel No:
Property Size: /5.5r /.11
Total amount of adjoining land
Street Address of the Property:
ALL
1. What are the changed conditions of
proposal warranted? //19/x,( toot„,>
r 1.2L Sf}' v/
f�1fil� X /1,t//�59.9/�iiU‘
2. What effect
properties?
/0(9 /)
SPOKANE COUNTY PLANNING DEPARTMENT
APPLICATION FOR ZONE RECLASSIFICATION
Owner
44 A
A —i
Zone Classification Established: /9�8
ilAenkr ,11 / /
i1CS. N/Db�c ,6 e
R_ P,
roperty: /t1/o,es-f' 71/49z,4- C7 ,( 67` to
Of / /4'.e //i1 /l7Z -eJS 4.215 /T /M &
.S/J /v /2-S ,4e P4,4 7 tfgeer D t
/ /DL.///YY I'S" 19A
Township: o .5 Range: ill
/ X.1 1 3- 063
(See tax statement)
Frontage: /5.5 Feet on: ''//
controlled by this owner or sponsor: �VFI/1/ .
If you do not hold title to the property affected by this application, what is your
interest in it?
Please list previous Planning Department actions involving this property: y42 /1.'
OF THE FOLLOWING QUESTIONS MUST BE ANSWERED:
the site area, which you feel make this
fJ d'EAP,9s dF wo4'z) t'E 1)
/4 /, 0,6E15 IO4.117
will the proposed zone reclassification have on the adjacent
Aix rA A.B/” t/ /)F(. : ! Pit /s
- //P 615/ 1 . - 5 / ».f .) t' A X
Rev. 2/3/81
APPLICATION FOR ZONE RECLASSIFICATION -- continued -2
This section of the application will provide the Planning Department's Staff with
written verification that the applicant has had preliminary consultation with the
agencies identified. Results of the preliminary consultation should be incorporat-
ed in the proposal before final submittal to the Planning Department.
1. COUNTY ENGINEER'S OFFICE er>toj «.T;
3.
a)
preliminary consultation has been held
2. COUNTY UTILITIES OFFICE
. A Left "ITT
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for H z n¢¢ have been satisfied.
The designate • ater purveyor for this site is //u,(c! :..,.- !r•
t /v_
gnature (Da)
WATER PURVEYOR (NAME) / /vl rc iNs0 / ( - 770" m37 - # ' 4
The proposal (is) (is not) located within the boundary of our service
area.
to discuss the proposal. Our
nts or subm tal of this proposal for rezone have been satisfied.
b) Satisfactory arrangements (have) (have not) been made to serve this
proposal.
_ ( ) able to serve this site with adequate water.
AL'. dam/ ., 1 / -Acy
( (Date)
4. BUILDING AND SAFETY DEPARTMENT Kct ie t"k1j la 3G73
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been satisfied.
This proposal is located in Fire District #
(Signature) (Date)
5. COUNTY HEALTH DISTRICT 1,4?y / W.t y lea G° -90
A preliminary consultation has been held to discuss the proposal. The
applicant has been informed of our requirements and standards.
(Signature)
I, THE UNDERSIGNED, SWEAR UNDER THE,
ABOVE RESPONSES ARE MADE TRUTHFULLY
LEDGE.
I FURTHER SWEAR THAT I AM THE OWNER
POSED FOR ZONE RECLASSIFICATION, OR,
HEREWITH I5 WRITTEN PERMISSION FROM
ACTIONS ON HIS OR HER BEHALF.
NOTARY SEAL:
(Signed)
(Address)
NOTARY
7-/v-R3
(Date) -
(Date)
SIGNATURE OF APPLICANT OR AGENT
PENALTY OF PERJURY THAT THE
AND TO THE BEST OF MY KNOW-
OF RECORD OF THE SITE PRO -
IF NOT THE OWNER, ATTACHED
SAID OWNER AUTHORIZING MY
Date:
Phone:
Zip:
Date:
Date:
Rev. 2/3/81
A.
PROPOSAL
OWNER
ENGINEER
Preliminary
Conditions
S P O K A N E C O U N T Y E N G I N E E R
- - P R E L I M I N A R Y C O N S U L T A T I O N - -
Project Name: ZoIe Cm... e.
Number of Parcels: I ` _ _
Section /F5' T. RS N., R. ji g E.W.M.;
DEVELOPER Name: renp Owea5 _
or Address: E S o
AGENT Phone: Business 7 , _a,SQZ I Home
Name:
Address:
Phone: Business
B. PRELIMINARY CONSULTATION: Date:
a)
b)
c)
d)
e)
f)
g)
Name:
Address:
Phone: Business
Right —of —Way
Curb
Sidewalk
Pave
Approaches
Drainage
State /City
Home
Home
Nninbu !O -8 3
Quarter l 2 3 4
7 1/1/83 By: M )
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nt 'Oppose o r?
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mr
Remarks: To Clstru21 t4P Im pro) eiresers
Am\\tr.Ann" A ee to \ e -
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CA t We - Pre' a r7 A . % Ate. M/ •
NOTE: This proposa �
l must comly with Spokane
County unty Regulations
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
D. SPECIFIC CONDITIONS: 417(i C6. to bE
5hc -4.5A.0 oIL> C ;cte. -141/4N .
Fee Paid:, No Amount $— /J� —�
Planning . cation Signed: Date / / By:
E. FINAL PLAT CHECKS
Fee Paid: Date
Date: / / By:
Remarks:
Mathematical & Surveying Checks:
No. 1 Date
No. 2 Date
No. 3 Date
Amount Check
Additional mathematical and Surveying Checks:
No. 4 Date By_ — Fee
No. 5 Date By -- - -- Fee
No. 6 Date By Fee
No. 7 Date By Prr
boy A,el To of eitsiry
Cash
By
By
By ----- ---- -- ---
for Roads, Ap-
I /81
Check
Cash
AnU .6nt. I'd .
Am[ .&Dt.Pd.
Amt. ?nt. I'd .
Am l . h Ut . l'd . _ _ —_
ACCOUNT
AMT OF
ACCOUNT
AMT PAID
BALANCE
DUE
81(808 [_®
RECEIPT Date ? — /y 19 8'5
Received From - fa / 0W '-
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For Zt 4_7 -1'13
HOW PAID
CASH
CHECK '2/ , J
MONEY
ORDER
'TV C9GP
fig? _ _ ollars $- __
SPOKANE COUNTY ENGINEER
N:81-1- JEFFERSON - -
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SUBJECT:
10. The applicant
County Health
disposal plan
property.
Spokane County Planning Department
County Engineer's Department
Conditions of Approval-Zone Change-- Number:_Z E _ , 7 $3
Applicant's Name Ola1F,N S
Section Township _ N, Range
The following "conditions of approval" for the above - referenced zone change are submitted
the Spokane County Hearing Examiner Committee for inclusion in the staff analysis and
"findings and order" of the hearing scheduled S err4cw. a 19E3.
Prior To The Isamaace Of • Building Permit
0 Applicant shall dedicate JQ feet on E //0. 7041
for right -of -way prior to any use of the property.
2. Applicant shall dedicate feet on
for right - of-way and elope easements as necessary prior to any use of thq
3. Applicant shall dedicate a foot radius on
and prior to any use of the property.
4. Applicant shall dedicate feet on and a foot radius on
and for right -of -way prior to any use of the property.
Access permits for approaches to the County Road System shall be obtained from the
Spokane County Engineer.
6. Access permits and improvements to
by the Washington Department of Transportation.
7. Access permits and improvements to
by the City of
OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
® (a) Applicant shall improve 4V44
County TYPICAL roadway section No.
(b) Applicant shall improve
County TYPICAL roadway section No.
(c)
(d)
Applicant shall improve_
County TYPICAL roadway section No.
1 minimum
in a manner
paving
in a manner
minimum paving
_ in a manner
minimum paving
Applicant shall improve in a manner
County TYPICAL roadway S No. minimum paving
(e) Other specific improvements:_ _ __.____
shall submit for approval by
District a detailed combined
for the entire project prior
1
19 t;
property.
must be approved
must be approved
consistent with Spokane
width 4ccESy srd
consistent with Spokane
width
consistent with Spokane
width
consistent with Spokane
width
9O. 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.
the Spokane County Engineer and the Spokane
:n - site sewage system plan and surface water
o the issuance of any building permit on the
•
to
•
A parking plan and traffic circulation plan shall be submitted 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 practices. 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.
The word "applicant" shall include the owner or owners of the property, his heirs,
assigns, and successors.
To construct the road improvements stated herein, the applicant may, with the approval 0
the County Engineer, join in and be a willing participant in any petition or resolutiop
which purpose is the formation of a Road Improvement District (RID) for said improvement
pursuant to RCW 36.88, as amended. Spokane County will not participate in the cost of
these improvements.
O As an alternative method of constructing the road improvement stated herein, the appli-
cant may, with the approval of the County Engineer, accomplish the road improvements
stated herein by joining and participating to a County Road Project (CRP) to the extent
of the required road improvement. Spokane County will not participate in the cost of
these improvements.
The construction of the road improvements stated herein shall be accomplished as ap-
proved by the Spokane County Engineer.
All required improvements shall conform to the current State Of Washington Standard
Specifications for Road and Bridge Construction, and other applicable,couoty standards
and or adopted resolutions pertaining to Road Standards and Stormwater Management in
effect at the date of construction, unless otherwise approved by the County Engineer.
17. Applicant shall file a petition for the vacation of prior to
any use of the property.
18 Applicant shall construct a paved and delineated access approach(s) to meet the existing
pavement on t \\q 1ZopS
19. Access to Road shall be prohibited until such time as speciflcall:
authorized by the Spokane County Engineer.
65 1 4 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners Resolution No. 80 -1592 as amended.
A. INTRODUCTION
This matter having come before the Examiner Committee on
September 8, 1983, and the members of the Committee present being
Richard L. Skalstad, Chairman, F. Lynn Tennican and Jerry Williams.
B. PROPOSAL
The sponsor, Jerry Owens, is requesting approval of a zone reclassi-
fication, File No. ZE- 67 1 .83, Agricultural to Residential Manufactured
Home, for the purpose of developing a Manufactured Home Park consisting
of three units; and a Variance request, VE- 172 -83, to allow a Manufactured
Home Park to be located on approximately 19,200 square feet, whereas the
Spokane County Zoning Ordinance would require a minimum of five acres in
the Residential Manufactured Home Zone.
C. FINDINGS OF FACT
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
1. That the existing land use in the area is residential, industrial,
manufactured home park, pasture, 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 appli-
cation 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.
1 (contd.)
(Th
C FINDINGS OF FACT (continued)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
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 sub -
stantially changed since the original zoning of this area and
accordingly, the proposed rezone is justified.
8. That the proposed use is compatible with existing uses in the
area.
9. That the owners of adjacent lands and /or their representatives
expressed neither approval nor 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 detri-
mental to the public health, safety, and welfare.
11. The following is an additional finding of fact considered by the
Hearing Examiner Committee.
a) That the proposal is in harmony with the neighborhood.
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
a) COUNTY PLANNING DEPARTMENT
1. The Zoning Administrator shall approve a specific exterior
lighting plan for the approved area prior to installation
of such lighting. (Such plan shall attempt to confine
illumination to the area with full consideration to
adjacent properties.)
2. A specific land 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. Plan
shall conform to that reviewed by the Hearing Examiner
Committee and include additional landscaping between the
units and the north, east and south exterior property lines.
2 (contd.)
a) COUNTY PLANNING DEPARTMENT (continued)
■
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
3. The applicant shall develop subject property generally
in accordance within the concept presented to the Hear-
ing Examiner Committee. Variations when approved by the
Zoning Administrator will be permitted, including, but
not limited to the following changes: Building location,
landscape plans, and general allowable uses of the permitted
zone. All variations must conform to regulations set forth
in the Spokane County Zoning Ordinance. The original intent
of the development plans shall be maintained.
4. Direct light from any exterior area lighting fixture shall
not extend over the property boundary.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
6. All current standards of the Residential Manufactured Home
Zone, as amended, shall be complied with in the develop-
ment of this site. All design standards, when applicable,
of Spokane County Zoning Ordinance Section 4.054.040 -(h)
(1 through 9) shall be complied with prior to release of
building permits. If the Variance is approved, then
compliance with Section 4:05A.050- (h) -(le) will not be
required.
7. Any division of land for the purpose of sale, lease, or
transfer shall comply with RCW 58 -17 and the Spokane County
Platting Ordinances prior to issuance of building permits.
8. Applicant shall comply with all agency's regulations as
amended prior to issuance of building permits.
9. 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 disposi-
tion of this application, and prior to any on -site improve-
ments, or file appropriate documents to the effect that the
NOTICE OF ACTION is waived in accordance with Spokane County
Commissioners' Resolution #82 -0458 dated May 4, 1982.
3 (contd.)
COUNTY PLANNING DEPARTMENT (continued)
10. Pursuant to the provisions of Chapter 43.21C RCW, the
SEPA Guidelines (WC 197 -10) and the Spokane County
Environmental 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 physical environment; a finding is hereby made that
no potentially significant adverse impacts upon the physi-
cal environment are anticipated as a result of the project;
and a final declaration of non- significanceis hereby to be
issued.
11. That the approaches to the property from Ella Road shall
be paved as required by the Spokane County Engineer, and
that the surfacing of internal circulation and parking
areas will be left to the discretion of the Engineering
Department.
12. That the required landscape plan shall attempt to retain
as many of the existing natural trees as practical in the
development of this site. Review and approval of the
landscape plan, including the retention of existing trees,
shall be by the Zoning Administrator.
b) COUNTY ENGINEERING DEPARTMENT
Prior to the Issuance of a Building Permit:
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
1. Applicant shall dedicate 10 feet on Ella Road for right
of way prior to any use of the property.
2. Access permit for approaches to the County Road System
shall be obtained from the Spokane County Engineer.
4 (contd.)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
COUNTY ENGINEERING DEPARTMENT (continued)
3. Applicant shall improve Ella Road in a manner consistent
with Spokane County Typical roadway section No. 1 minimum
paving width Access Standard.
4. 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.
5. 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.
6. 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 practices.
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.
7. The word "applicant" shall include the owner or owners of
the property, his heirs, assigns, and successors.
8. To construct the road improvements stated herein, the
applicant may, with the approval of the County Engineer,
join.in and be a willing participant in any petition or
resolution which purpose is the formation of a Road Improve-
ment District (RID) for said improvement pursuant to RCW
36.88, as amended. Spokane County will not participate in
the cost of these improvements.
9. As an alternative method of constructing the road improve-
ment stated herein, the applicant may, with the approval
of the County Engineer, accomplish the road improvements
stated herein by joining and participating in a County Road
Project (CRP) to the extent of the required road improve-
ment. Spokane County will not participate in the cost of
these improvements.
10. The construction of the road improvements stated herein
shall be accomplished as approved by the Spokane County
Engineer.
11. All required improvements shall conform to the current
State of Washington Standard Specifications for Road and
5 (contd.)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
b) COUNTY ENGINEERING DEPARTMENT (continued)
11. (continued)
Bridge construction, and other applicable County standards
and /or adopted resolutions pertaining to Road Standards
and Stormwater Management in effect at the date of con-
struction, unless otherwise approved by the County Engineer.
12. Applicant shall construct a paved and delineated access
approach(s) to meet the existing pavement on Ella Road.
13. Roadway standards, typical roadway sections and drainage
plan requirements are found in Spokane Board of County
Commissioners Resolution No. 80 -1592, as amended.
c) COUNTY UTILITIES DEPARTMENT
1. 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 District.
2. The Owner(s) or Successor(s) in interest agree to authorize
the County to place their name(s) oh a petition for the
formation of a ULID by petition method pursuant to RCW
36.94 which the 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 pur-
suant 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.
3. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for
Spokane County, as amended.
4. Each dwelling unit shall be double - plumbed for connection
to future areawide collection systems. Plans and
specifications for the double plumbing areto be reviewed
and approved by the Utilities Department.
(contd.)
91
d) COUNTY BUILDING AND SAFETY DEPARTMENT
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
1. The site is located in Fire District #1.
2. Mains and hydrants to be installed, in accordance with
the Spokane County Department of Building and Safety.
3. Premises Identification - Approved numbers or addresses
shall be placed on all new and existing buildings in such
a position as to be plainly visible and legible from the
street or road fronting the property. Said numbers shall
contrast with their background.
e) WATER PURVEYOR
1. Water Purveyor Hutchinson Irrigation District #16,
and they can supply the site with adequate water for
domestic, fire and irrigation uses.
f) '208' WATER QUALITY
1. Applicant shall comply with '208' recommendations con-
cerning stormwater runoff and provide necessary land-
scaping for runoff.
COUNTY HEALTH DISTRICT
1. Appropriate utility easements shall be indicated.
2. A combined surface water and sewage disposal detailed
plan shall be approved by the County Engineer and the
Spokane County Health District prior to the issuance of
any building permit for this project.
3. Sewage disposal method shall be\as authorized by the
Director of Utilities, Spokane County.
4. Subject to specific application approval and issuance
of permits by the Health Officer, the property is
authorized the use of an individual on -site sewage
system.
5. Water service shall be coordinated through the Director
of Utilities, Spokane County.
7 (contd.)
s)
E. ORDER
VOTE:
COUNTY HEALTH DISTRICT (continued)
6. Water service shall be by an existing public water supply
when approved by the Regional Engineer (Spokane), State
Department of Social & Health Services.
7. Disposal of sewage effluent beneath paved surfaces is
currently prohibited.
The Zoning Hearing Examiner Committee, pursuant to the aforementioned,
finds that the application. of Jerry Owens for a zone reclassification
as described in the application should be APPROVED.
Motion by: Tennican Seconded by: Williams
Tennican - Aye
Williams - Aye
Skalstad - Aye
Unanimous to Approve - ( 3 - 0 )
ZONE RECLASSICIATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
8 (contd.)
E. ORDER (continued)
ATTEST:
for WALLIS D. HUBBARD
Planning Director
Date: i /S / ff3
N 0 T E:"
by STEVE P. HOROBIOWSKI
Zoning Administrator
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
HEARING EXAMINER COMMITTEE
HEREBY ATTEST TO THE ABOVE
FIND i . , ORDER./ AN OT
See File VE- 172 -83 for Zoning Adjustor Decision on Variance request
for approval of a site of less than five (5) acres as required in
the Spokane County Zoning Ordinance.
9 (contd.)
F. ZONING ADJUSTOR DECISION
Date:
VARIANCE TO ALLOW A MANUFACTURED HOME PARK TO BE LOCATED ON
APPROXIMATELY 19,200 SQUARE FEET, WHEREAS THE SPOKANE COUNTY
ZONING ORDINANCE REQUIRES A MINIMUM OF FIVE ACRES IN THE
RESIDENTIAL MANUFACTURED HOME ZONE
a) FINDINGS
1. That the Spokane County Planning Commission in the language
of the Spokane County Zoning Ordinance did not intend to
restrict mobile home parks to sites five (5) acres and
above.
2. That specific provision is made for mobile home parks to
be less than five (5) acres.
3. That the proposed mobile home park would not otherwise be
detrimental to property in the area.
4. There are no adverse comments in opposition, nor have any
written comments been received.
b) DECISION
To APPROVE the Variance request and subject to the Conditions
attached to the Zoning approval for File ZE- 67 -83.
ADDENDUM:
Recommend that the Zoning staff initiate an amendment to delete the
standard from the Spokane County Zoning Ordinance requiring a five (5)
acre minimum size for mobile home parks.
UGLAS S iA1
Zoning Ad 'stor for Spokane County
10
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
File Il1`io i ir {
SPOKANE COUNT COURT nOUS
September 15, 1983
Gentlemen:
r
fI roi AT v :t 'C tiebial4 rr
PLANNING DEPARTMENT
BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET
PHONE 456-2205
SPOKANE WASHINGTON 99260
TO: Board of Spokane County Commissioners
FROM teve P. Horobiowski, Zoning Administrator
SUBJECT: Zoning Hearing Examiner Committee Actions of September 8, 1983.
RECEIVED
SEP 2 8 1J
SPOKANE COUNTY ENGINEER
On September 8, 1983, the Zoning Hearing Examiner Committee met at 9:00 A.M.,
to consider three new zone reclassification applications. Members present:
Mr. Skalstad, Chairman; Mrs. Tennican and Mr. Williams.
Following are the applications in sequence and the action taken by the Committee.
If not appealed, these decisions will become final on September 26, 1983. All
Findings and Order for this hearing were signed on September 15, 1983.
1)
ZE- 61 -83, Agricultural to Restricted Industrial with Airport Overlay Zone:
Metro Hauling, Inc
Location: Generally located at the northeast corner of Montgomery
Drive and University Road in Section 9- 25 -44.
Proposal: Dispatch and Service Center for a Local Trucking Firm.
Action: Approval. (Vote: 3 - 0 )
2) ZE 67 - 83? Agricultural to Residential Manufactured Home
and
VE- 172 -83, Relaxation of Area Requirement: Owens
Location: Generally located east of and adjacent to Ella Road,
approximately 150 feet north(of_the intersection of Valley
Way and Ella Road in Section 18-25-441
Proposal: Manufactured Home Park consisting of three units.
Action: Approval to Residential Manufactured Home Zone. (Vote: 3 -0)
The Zoning Adjustor's decision was for Approval for the
Variance to allow a Manufactured Home Park to be located on
approximately 19200 square feet, whereas the Spokane County
Zoning Ordinance requires a minimum of five acres in the
Residential Manufactured Home Zone.
(contd.)
September 15, 1983
. TO: Board of Spokane County Commissioners
FROM Steve P. Horobiowski, Zoning Administrator
Gentlemen:
Location:
Proposal:
Action:
CS 1D .3.1Ei.a. ` :1 'C CO "ITIN 'ray
'
PLANNING DEPARTMENT
BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET
PHONE 456-2205
SPOKANE, WASHINGTON 99260
i
SUBJECT: Zoning Hearing Examiner Committee Actions of September 8, 1983.
On September 8, 1983, the Zoning Hearing Examiner Committee met at 9:00 A.M.,
to consider three new zone reclassification applications. Members present:
Mr. Skalstad, Chairman; Mrs. Tennican and Mr. Williams.
Following are the applications in sequence and the action taken by the Committee.
If not appealed, these decisions will become final on September 26, 1983, All
Findings and Order for this hearing were signed on September 15, 1983.
1) ZE- 61 -83, Agricultural to Restricted Industrial with Airport Overlay Zone:
Metro Hauling, Inc.
Location: Generally located at the northeast corner of Montgomery
Drive and University Road in Section 9- 25 -44.
Proposal: Dispatch and Service Center for a Local Trucking Firm.
Action: Approval. (Vote: 3 - 0 )
2) (_ZE- 67 -83, Aqricultural to Residential Manufactured Home
and
VE- 172 -83, Relaxation of Area Requirement: Owens
IVIECtIVED
Ntlf WINER
IVOVI Ia9?
,
Generally located east of and adjacent to Ella Road,
approximately 150 feet north of the intersection of Valley
Way and Ella Road in Section 18- 25 -44.
Manufactured Hoine Park consisting of three units.
Approval to Residential Manufactured Home Zone. (Vote: 3 -0)
The Zoning Adjustor's decision was fctr Approval for the
Variance to allow a Manufactured Home Park to be located on
approximately 19200 square'feet, whereas the Spokane County
Zoning Ordinance requires a minimum of five acres in the
Residential Manufactured Honie Zone.
(contd.)
A. INTRODUCTION
This matter having come before the Examiner Committee on
September 8, 1983, and the members of the Committee present being
Richard L. Skalstad, Chairman, F. Lynn Tennican and Jerry Williams.
B. PROPOSAL
The sponsor, Jerry Owens, is requesting approval of a zone reclassi-
fication, File No. ZE- 67 -83, Agricultural to Residential Manufactured
Home, for the purpose of developing a Manufactured Home Park consisting
of three units; and a Variance request, VE- 172 -83, to allow a Manufactured
Home Park to be located on approximately 19,200 square feet, whereas the
Spokane County Zoning Ordinance would require a minimum of five acres in
the Residential Manufactured Home Zone.
C. FINDINGS OF FACT
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
1. That the existing land use in the area is residential, industrial,
manufactured home park, pasture, 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 appli-
cation 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.
1 (contd.)
C FINDINGS OF FACT (continued)
a) COUNTY PLANNING DEPARTMENT
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
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 sub-
stantially changed since the original zoning of this area and .
accordingly, the proposed rezone is justified.
8. That the proposed use is compatible with existing uses in the
area.
9. That the owners of adjacent lands and /or their representatives
expressed neither approval nor 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 detri-
mental to the public health, safety , and welfare.
11. The following is an additional finding of fact considered by the
Hearing Examiner Committee.
a) That the proposal is in harmony with the neighborhood.
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
1. The Zoning Administrator shall approve a specific exterior
lighting plan for the approved area prior to installation
of such lighting. (Such plan shall attempt to confine
illumination to the area with full consideration to'
adjacent properties.)
2. 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. Plan
shall conform to that reviewed by the Hearing Examiner
Committee and include additional landscaping between the
units and the north, east and south exterior property lines.
2 (contd.)
a) COUNTY PLANNING DEPARTMENT (continued)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
3. The applicant shall develop subject property generally
in accordance within the concept presented to the Hear-
ing Examiner Committee. Variations when approved by the
Zoning Administrator will be permitted, including, but
not limited to the following changes: Building location,
landscape plans, and general allowable uses of the permitted
zone. All variations must conform to regulations set forth
in the Spokane County Zoning Ordinance. The original intent
of the development plans shall be maintained.
4. Direct light from any exterior area lighting fixture shall
not extend over the property boundary.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
All current standards of the Residential Manufactured Home
Zone, as amended, shall be complied with in the develop-
ment of this site. All design standards, when applicable,
of Spokane County Zoning Ordinance Section 4.05A.040 -(h)
(1 through 9) shall be complied with prior to release of
building_ permits. If the Variance is approved, then
compliance with Section 4.05A.050- (h) -(le) will not be
required.
7. Any division of land for the purpose of sale, lease, or
transfer shall comply with RCW 58 -17 and the Spokane County
Platting Ordinances prior to issuance of building permits.
8. Applicant shall comply with all agency's regulations as
amended prior to issuance of building permits.
9. 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 fina•1 disposi-
tion of this application, and prior to any on -site improve-
ments, or file appropriate documents to the effect that the
NOTICE OF ACTION is waived in accordance with Spokane County
Commissioners' Resolution #82 -0458 dated May 4, 1982.
3 (contd.)
COUNTY PLANNING DEPARTMENT (continued)
10. Pursuant to the provisions of Chapter 43.21C ROW, the
SEPA Guidelines (WAC 197 -10) and the Spokane County
Environmental 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 physical environment; a finding is hereby made that
no potentially significant adverse impacts upon the physi-
cal environment are anticipated as a result of the project;
and a final declaration of non- significanceis hereby to be
issued.
11. That the approaches to the property from Ella Road shall
be paved as required by the Spokane County Engineer, and
that the surfacing of internal circulation and parking
areas will be left to the discretion of the Engineering
Department.
12. That the required landscape plan shall attempt to retain
as many of the existing natural trees as practical in the
development of this site. Review and approval of the
landscape plan, including the retention of existing trees,
shall be by the Zoning Administrator.
b) COUNTY ENGINEERING DEPARTMENT
Prior to the Issuance of a Building Permit:
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: ' VE- 172 -83
1. Applicant shall dedicate 10 feet on Ella Road for right
of way prior to any use of the property.
2. Access permit for approaches to the County Road System
shall be obtained from the Spokane County Engineer.
4 (contd.)
b) COUNTY ENGINEERING DEPARTMENT (continued)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
3. Applicant shall improve Ella Road in a manner consistent
- with Spokane County Typical roadway section No. 1 minimum
paving width Access Standard.
4. 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.
5. 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.
6. 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 practices.
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.
7. The word "applicant" shall include the owner or owners of
the property, his heirs, assigns, and successors.
8. To construct the road improvements stated herein, the
applicant may, with the approval of the County Engineer,
join in and be a willing participant in any petition or
resolution which purpose is the formation of a Road Improve-
ment District (RID) for said improvement pursuant to RCW
36.88, as amended. Spokane County will not participate in
the cost of these improvements.
9. As an alternative method of constructing the road improve-
ment stated herein, the applicant may, with the approval .
of the County Engineer, accomplish the road improvements
stated herein by joining and participating in a County Road
Project (CRP) to the extent of the required road improve-
ment. Spokane County will not participate in the cost of
these improvements.
10. The construction of the road improvements stated herein
shall be accomplished as approved by the Spokane County
Engineer.
11. All required improvements shall conform to the current
State of Washington Standard Specifications for Road and
5 (contd.)
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
b) COUNTY ENGINEERING DEPARTMENT (continued)
11. (continued)
Bridge construction, and other applicable County standards
and /or adopted resolutions pertaining to Road Standards
and Stormwater Management in effect at the date of con-
struction, unless otherwise approved by the County Engineer.
12. Applicant shall construct a paved and delineated access
approach(s) to meet the existing pavement on Ella Road.
13. Roadway standards, typical roadway sections and drainage
plan requirements are found in Spokane Board of County
Commissioners Resolution No. 80 -1592, as amended.
COUNTY UTILITIES DEPARTMENT
1. 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 District.
2. 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
36.94 which the 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 pur-
suant 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.
3. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for
Spokane County, as amended.
4. Each dwelling unit shall be double - plumbed for connection
to future areawide collection systems. Plans and
specifications for the double plumbing auto be reviewed
and approved by the Utilities Department.
6 (contd.)
91
d) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District #1.
2. Mains and hydrants to be installed, in accordance with
the Spokane County Department of Building and Safety.
3. Premises Identification - Approved numbers or addresses
shall be placed on all new and existing buildings in such
a position as to be plainly visible and legible from the
1 street or road fronting the property. Said numbers shall
contrast with their background.
e) WATER PURVEYOR
1. Water Purveyor is Hutchinson Irrigation District #16,
and they can supply the site with adequate water for
domestic, fire and irrigation uses.
f) '208' WATER QUALITY
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
1. Applicant shall comply with '208' recommendations con-
cerning stormwater runoff and provide necessary land-
scaping for runoff.
COUNTY HEALTH DISTRICT
1. Appropriate utility easements shall be indicated.
2. A combined surface water and sewage disposal detailed
plan shall be approved by the County Engineer and the
Spokane County Health District prior to the issuance of
any building permit for this project.
3. Sewage disposal method shall be as authorized by the
Director of Utilities, Spokane County.
4. Subject to specific application approval and issuance
of permits by the Health Officer, the property is
authorized the use of an individual on -site sewage
system.
5. Water service shall be coordinated through the Director
of Utilities, Spokane County.
7 (contd.)
9 )
E. ORDER
VOTE:
COUNTY HEALTH DISTRICT (continued)
ZONE RECLASSICIATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
6. Water service shall be by an existing public water supply
when approved by the Regional Engineer (Spokane), State
Department of Social & Health Services.
7. Disposal of sewage effluent beneath paved surfaces is
currently prohibited.
The Zoning Hearing Examiner Committee, pursuant to the aforementioned,
finds that the application of Jerry Owens for a zone reclassification
as described in the application should be APPROVED.
Motion by: Tennican Seconded by: Williams
Tennican - Aye
Williams - Aye
Skalstad - Aye
Unanimous to Approve - ( 3 0 )
8 (contd.)
E. ORDER (continued)
ATTEST:
NOTE:
for WALLIS D. HUBBARD
Planning Director
by STEVE P. HOROBIOWSKI
Zoning Administrator
Date: S12o* LJ� /9;f23
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83
HEARING EXAMINER COMMITTEE
HEREBY ATTEST TO THE ABOVE
FIND)„ ORDER, AND yOT
-hairman •
l-
i
See File VE- 172 -83 for Zoning Adjustor Decision on Variance request
for approval of a site of less than five (5) acres as required in
the Spokane County Zoning Ordinance.
9 (contd.)
F. ZONING ADJUSTOR DECISION
VARIANCE TO ALLOW A MANUFACTURED HOME PARK TO BE LOCATED ON
APPROXIMATELY 19,200 SQUARE FEET, WHEREAS THE SPOKANE COUNTY
ZONING ORDINANCE REQUIRES A MINIMUM OF FIVE ACRES IN THE
RESIDENTIAL MANUFACTURED HOME ZONE
a) FINDINGS
1. That the Spokane County Planning Commission in the language
of the Spokane County Zoning Ordinance did not intend to
restrict mobile home parks to sites five (5) acres and
above.
2. That specific provision is made for mobile home parks to
be less than five (5) acres.
3. That the proposed mobile home park would not otherwise be
detrimental to property in the area.
4. There are no adverse comments in opposition, nor have any
written comments been received.
b) DECISION
To APPROVE the Variance request and subject to the Conditions
attached to the Zoning approval for File ZE- 67 -83.
ADDENDUM:
Recommend that the Zoning staff initiate an amendment to delete the
standard from the Spokane County Zoning Ordinance requiring a five (5)
acre minimum size for mobile home parks.
UGLAS S. LiAM
Zoning Ad 'stor for Spokane County
Date: 9 - 7,5 "- -- ZR
1 0
ZONE RECLASSIFICATION NO.: ZE -67 -83
VARIANCE NUMBER: VE- 172 -83