VE-1-79
i
i
BOARD OF ADJUSTMENT MINUTES
FINDINGS AND ORDER REGARDING A REVIEW OF ADMINISTRATIVE ACTION OF
THE SPOKANE COUNTY ZONING ADJUSTOR IN A DECISION TO APPROVE A
VARIANCE, VE-1-79.
WNEREAS, Application has been presented to the Zoning Adjustor of Spokane
County, Washington, by Larry L. Gottschalk, requesting a Variance for Setback
Requirements. The property in question is generally located as follows:
Section 17, Township 25, Range 44 EWM, Beg 20 feet E of NW corner th E
114 feet th S 146.5 feet th W 114 feet; th N 146.5 feet to POB except N 20
feet.
and,
WHEREAS, the Zoning Adjustor of Spokane County, did on the January 24,
1979, hold a public hearing as provided in Section 4.25 of Title IV of the Spokane
County Zoning Ordinance, on application of Larry L. Gottschalk, for a Variance,
VE-1-79,
and,
WHEREAS, the Zoning Adjustor did after the 24th day of January, 1979,
formally act upon said application and did Approve said application based upon
findings of fact and reasons set forth in the official minutes dated the 31st day of
January, 1979,
and,
WHEREAS, an appeal from the decision of the Zoning Adjustor for Spokane
County was filed on the 9th day of February, 1979, by a number of local
residents who were Objectors of Record,
and,
WHEREAS, the Board of Adjustment of Spokane County, did on the 10th day
of April, 1979, hold a public hearing as prescribed in Section 4.25 of Title IV of
the Spokane County Zoning Ordinance on the application of Larry L. Gottschalk
for said Variance, VE-1-79,
and,
WHEREAS, at said hearing, opportunity was afforded those favoring and
those opposing said application, and the Board of Adjustment having fully
considered the official records, evidence and testimony given and having made an
investigation of the matter does hereby find :
NOW, THEREFORE, be it formally resolved that the Board Upheld the
decision of the Zoning Adjustor and Approved the Variance, VE-1-79, for the
foilowing reasons and subject to the following conditions:
A. FINDINGS:
1. The Board of Adjustment has the authority under Section 4.25.030 (1)
of the Spokane County Zoning Ordinance to issue a one foot exception
to any yard area by administrative action without public hearing and
without posting of public notices.
2. The Board of Adjustment found that the subject property does have
undue hardship. Section 4.25.030 (b) (1) cites that "strict application"
of the requirements would deprive the subject property of rights and
privileges enjoyed by other properties in the vicinity and zone - that is
a common setback line.
3. It is further noted that the proposed use (apartment building) is a
permitted use and can meet all other provisions of County codes.
4. The Board of Adjustment determined that the granting of this Variance
would allow the construction of a single-story building which would be
more compatible with the adjacent and sourrounding single family
residences. The alternative, if the Variance was denied, would result
in a greater impact on adjacent properties by the possibie construction
of a two-story building.
(continued)
_ ~
r
_.F
BOARD OF ADJUSTMENT
Minutes of VE-1-79
Page 2
5. In approving thks Variarrce, the Board of A►djustment faund that the
propa~ed single-story apartment structure is planned in such a way as
to afford sufficient I ight, ai r, and apen space, and therefore, would
n+at be materially detrimentaC to the pUblic vw►elfare or injurious t.o the
property or improvements in the rricinity and zone.
6. The E3oard of Adjustment notes that the existing singie-family structure
will remain on the property vrrith the apartment ~tructur+e being
attach~ed. This addition is, not resulting in any further violation vf the
es#atalished buiiding line aRong Valley Way. There are many structures
within #.he CQunty which are considered "non -cornforming structures.,"
Thes~ buildings enjoy the rights and privileges of constructing
additions as long as such addition does nat result in a greater violatican
of the required yard. It can be construed that the applicant is adding
l.o LhG eJ1isLlk Ig st1 L.qcLLiI e 1rBf Fld»11 N.7 k 14,J4 1 tiJuI 4i11g 1n a IesseI setba'S..-f\ a
The file contains petitinns of area residences opposing the issuance of
this "Uariance. in addition, testimony was presented at the hearing in
opposition. The Board of Acijustment finds that certain conditivrts can
be arrd will be attached to insure carnpatMbility with the immediate
nei g h borc ood.
The immediate area is zoned Multiple Family Suburban vsrith many
dw+elling units being non-ovafn,er accupieci. Testimony revealed that
properties adjacent ta tI~~ subject property are "non-owner occupied".
9. !t is found that adequate prQvisions harre been rnade for parking with
egress-ingress off of Raym~nd Street, thus avQiding adcling adrditronal
traffic on VaIley Way which 6s predvmin:antly singl~ ~amify residence,.
B. URDE[R:
1. The applicant shall derreCcap the property in substantial eQnformance to
the plot p~lan on file with this fNle.
2. The appiicant shall comply with all of the rules and regulatierns of the
Spokane County Heal#h District regarding waste water disposal. AIl
rrecessary► Health District permets shail b+e obtained prior to the issuance
of building permits.
3. The landscaping plan shal~ examined and approued by the Zoning
Administrator prior to 'the issuance of buiEding permits. The
Administrator shall pay particular attentivn to the adequacy af
landscaping for screening and buffering along the east property line.
4. fihe landscaping pkan shall be accorrtpanied by a performance bond in an
amount to be approved by the Zoning Administrator. fihe bond shaFl
guarantee the maintainance of the landscaping for a period vf twa years
after compl~~ion.
5. Direct light from any exterior area lighting fixture shall nvt extend
over the pr~operty boundary.
(conti~~ued)
ti
`
BOARD OF ADJUSTMENT
Minutes of VE-1-79
Page 3
SIGNED This day of April, 1979.
,
ROES CK (Chairman) (Approved) IWJ ~C14G ME ce-Chai rman (Approved )
,
i
l
LARRY KRAUSE Member Approved _
HENRY PEIRONE (Member (Approved)
E. B. DeFEYTER Member (Not Present)
(continued )
r
At sald ttme and place any lnterested person may appear for, or agalnst, the granting of
thts appllcatton .
SPQKANE COUNTY PLANNING DEPARTMENT
ZONING ADjUSTCR HLARING TELiPHGNE NO: 456-2205
'i'IME: Tuesday, Apri1. 10, 1979, 9: 0U a.
PIACE: North 721 jefferson, Broadway Centre Bui:
Second Floor
APPEAL HEARING
T?T n ?\T(,' T'
• i- . = r
lhe Zontng Adjustor , after the january 24, 1979 hearing, approved the variance
to allow an apartment building to be located within 28 feet of the front property
ltne fronting on VaJ.ley Way, and granting admtnistrative exceptton of one (1) foot
ior *Eze and r-ar prcpert;% setbac?:s,
a. T-ocation: Sectlon 17, Townsfzip 25 N., Range 44, E. V1i .I'vI .
Begtnntng 20 feet E of the NW corner thence E
114 feet thence S 146. 5 feet thence W 114 feet thence N 146. S feet to POB
. except the N 20 feet.
b , :Appllcant: Larry L. Gottschalk
North 404 Pines Road
Spokane, WA 99206
c, Site Stze: Approximately 14, 400 square feet
d. Existtng Zontng: Multiple Family Suburban, esfiablished 9-22-3 °
e, Variance Requested: According to Spokane County Zoning 4rdinance
the front, stde and rear yard setbacks are 60'-20' and 25' respectfully, wher-ea
- the applic;ant ls short on all three requirements.
f. appllcation of Zoning Provision:- ChalDter 4.17, Section 4.17.061 (h)
~
APPEAL TO 7HE QOARD OF AOJUSTMENT
Any person aggrieved by a decision of the Zoning Adjustor may make
written request for a public hearing before the Board of Adjustment
to contest such re-decision. Such request shall contain ref(
. + : . . . _ . ! . _ . - . . 1 . , f ! I, , . . . . . . .
. . _ ~ _U~- . . ~..G. jray
z.t,c. ~.us'L. ut leyal advertisement and notice. Upon receipt of any such
►eyuest, the Board shall. set a date for a public hearing to consider
the appeal. Hearing testimony shall be confined to the sub,ject matter
as set forth in the request for public hearing.
(L'~Jee sheet aLtacheclher.e~o and b,rJ tjji5 reference macic- a~12art he-reof
~
~
SIGNED.~%~ 8/79
-I
Q A Tj;
S I Gti ED
V . ~ 7 9
y ~
S IGNED : F
~T : 21 8/ 7 9
SIGNED: c~-rsu s DATE: ? 79
Notary Seal NOTARY: G~ F ' D TE: 2/ S 79
~
- . ,
I
The undersigned hereby appeal to the Board of Adjustment
the decision of Zoning Adjustor, THOMAS L. DAVIS, made January
31, 1979, by said adjustor on application for variance made ~
under Application No. VE-1-79, Setback Requirement; the reasons
for said appeal being as follows:
1. Al1 of the people entitled to notice of the hearing
were not given the notice as required by the laws of the State
of Washington, the party not receiving said notice being GORDON
C. KNUDSEN. The undersigned believe that without such notice,
the hearing on this application was void for lack of jurisdiction
and that the order entered herein should, therefore, be set aside.
2. Finding No. 2 of the zoning adjustor's Findings is
defective in that it does not identify "the other properties
in the vicinity and zone" which are notin com liance with the
common setbackline. Also, the reasoning of said adjustor in
Finding No. 2 is erroneous where he finds, in effect, that since
Spokane County has permitted violations of its zoning ordinances
in other instances in the vicinity and zone of the applicant's
property, it should now also permit a violation as to the appli-
cant's property since not to do so would constitute "undue hard-
ship" to the applicant. This reasoning condones non-compliance
with the zoning ordinance, encourages lack of enforcement of the
zoning ordinances by Spokane County, and increases the number of
deviations from the requirements of said ordinances. To proceed
in this direction is to make a mockery of zoning ordinances and
to defeat the objectives and purposes for which said ordinances
were initially enacted. Further, the question of whether undue
hardship would result to the applicant if his application for
variance were denied should not be measured by the criteria:
"Have other people in the vicinity and zone violated the ordinance
and if so, to now deny the applicant to also violate would consti-
tute a hardship" but rather should be measured Ze the question:
"If said a lication for variance is denied, is applicant so
deprived ofPother authorized uses of said property as would impose
a hardship upon him?".
3. Finding No. 3 is not a Finding of a fact, but is rather
misstatement. The applicant's proposed use of the property for
an apartment building is not a permitted use for the reason that
said proposed use does not meet and comply with the existing zoning
ordinance of Spokane County.
4. Finding No. 4 admits by inference that granting the
application for a variance in this case would constitute a
detrimental impact upon adjacent properties but attempts to excuse
this detrimental impact by speculating upon the mere possibility
that if the application is denied, the applicant might Ee ossibly
construct a two-story buildin , which he infers, would even
more detrimental. Having, therefore, found that applicant's
proposed use would be detrimental to "adjacent and surroundin
should not the adj us tor have denied the
single-family residences g
application on the grounds that it was detrimental to the public
welfare.
5. In Finding No. 5 the adjustor again tinds that the
applicant's proposed use of the property would be detrimental
but then finds that upon a consideration of onl these factors,
sufficient light, air, and open space, that sai detriment
would not be a material detriment to the public welfare. A
finding that no material detriment will result to the public
should have been made upon a consideration of all of the factors
to be considered as the basis for this finding and not just the
three (3) hereinbefore mentioned.
6. The undersigned contend that Finding No. 6 is vague and
unsupported by specific facts, and is more an "opinion" of the
adjustor than a"finding of fact". For these reasons, it is the
belief of the uttdersigned that it should not be considered as
supportive of his order.
7. Finding No. 7 is defective and incomplete and provides
no assurances to those who opposed the application for the reason
that the conditions which are to be set down to insure alleged
compatibility with the immediate neighborhood are not set forth.
This finding is also a further admission of the adjustor that
the applicant's proposed use is not compatible with the immediat~~
neighborhood, which makes an enumeration of the conditions which
are to make it allegedly compatible very important to the oppositic-:
The undersigned contend that the fact that adjacent prop-
to the subject property are "non-owner occupied" is not a
proper and relevant consideration to be used by the adjustor to
justify a decision granting a deviation from the ordinance. As
co the property which adjoins the subject property on the east,
being property owned by LEONA D. SCHEMINSKE--this is the intended
future home of LEONA D. SCHEMINSKE. If the adjustor choses to use
as a basis for his decision in this matter the fact that adjacent
properties are "non-owner occupied", then before he can make a
well-considered decision should he not alsv have consulted with
the respective owners and considered their intended future plans
and intendeci uses of their property.
9. As to Finding No. 9, the undersigned contend that the
provisions for parking and ingress and egress to the subject prop-
erty are not adequate and sufficient to insure that a traffic
hazard will not be created at and in the vicinity of the inter-
section of Raymond Street and Valleyway. This intersection already
constitutes a hazardous traffic point in the Spokane Valley; and
the congestion of and increased movement of vehicles upon and from
the subject property into the streets in the immediate vicinity
of this intersection cannot but further aggravate the hazards at
this point. The threat and hazard to life, limb, and property
at this intersection if this variance is allowed will definitelv
be detrimental to the public welfare. J
10. As further objection to the order entered in these pro-
ceedings, the undersigned contend that said zoning adjustor failed
to consider these additional factors which relate to the issue:
(a) Noise and trash pollution arising from the concentra-
tion of people occupying a four-unit apartment complex on aparcel
of ground originally laid out for a sinale-familv residence.
(b) Increase of the hazard of underground water
pollution arising from a high concentration of persons occupying
and living upon a relatively small parcel of ground with black-
topping completely covering the drainfield area servicing said
occupants.
(c) Inability of Spokane County to adequately police
conditions imposed upon the use of said property to mitigate
the admitted incompatibility of said use to surrounding prop-
erties.
~
I
ZONI' ADJUSTOR FINDINGS & ORDER
' Hearing: january 24, 1979
Decision: january 31, 1979
Order Written: january 31, 1979
VARIANCE
VE-1-79 ? Setback Reauirement
ZOIVING ADjUSTOR DECISION: After public testimony and on-site investigation with
subsequent review, the decision of the Zoning Adjustor is to approve the applicant's request
to allow an apartment building to be located within 28 feet from the front property line
fronting on Valley Way, and granting administrative exception of one (1) foot for the side
and rear property setbacks.
FINDINGS:
1) The Zoning Adjustor has the authority under Section 4.25.030 (1) of the Spokane County
Zoning Ordinance to issue a one foot exception to any yard area by administrative
action without public hearing and without posting of public notices.
2) The Zoning Adjustor found that the subiect propecty does have undue hardship. Section
4.25.030 (b) (1) cites that "strict application" of the requirements would deprive the
subject property of rights and privileqes enioyed by other properties in the vfcinity
and zone - that is a common setback line. '
3) It is further noted that the proposed use (apnrtment building) is a permitted use and
can meet all other provisions of County codes.
4) The Zoning Adjustor determined that the granting of this Variance would allow the
construction of a single-story building which would be more compatible with the
adiacent and surrounding single-family residences. The alternative, if the Variance
was denied, would result in a greater impact on adiacent properties by the possible
construction of a two-story building.
S) In approving this Variance, the Zoning Adjustor found that the proposed single-story
apartment structure is planned in such a way as to afford sufficient light, air, and
open space, and therefore, would not be materially detrimental to the public welfare
or injurious to the property or improvements in the vicinity and zone.
6) The Zoning Adiustor notes that the existing single-family structure will remain on
the property with the apartment structure being attached. This addition is not resulting
in any further violation of the established buildinq line along Valley Way. There are
many structures within the County which are considered " non-con forming structures".
These buildings enjoy the rights and privileges of constructing additions as long as
such addition does not result in a greater violation of the requireq yard. It can be
construed that the applieant is adding to the existing structure which is not resulting
in a lesser setback.
7) The file contains petitions of area residences opposing the issuance of this Variance.
In addition, testimony was presented at the hearing in opposition. The Zonfng Adjus-
tor finds that certain conditions can be and will be attached to insure compatibility
with the immediate neighborhood.
8) The immediate area is zoned Multiple Family Suburban with many dwelling units being
non-owner occupied. Testimony revealed that properties adjacent to the subject pro-
perty are "non-owner occupied".
9) It is found that adequate provision have been made for parking with egress-ingress
o(f of Raymond Street, thus avoiding adding additional traffic on Valley Way which
is predominantly single-family residence.
ORDER:
1) The applicant shall develop the property in substantial conformance to the plot plan
on file vvith this file.
(continued)
VE-1-79
Page 2
2) The applicant shall comply with all of the rules and regulations oi the Spokane
County Health District regarding waste water disposal. All necessary Health
District permits shall be obtained prior to the issuance of building permits.
3) The landscaping plan shall be examined and approved by the Zoning Administrator
prior to the issuance of building permits. The Administrator shall pay particular
attention to the adequacy of Iandscaping for screening and buffering along the
East property line.
9) The landscaping plan s}iall be accompanied by a perfornlance bond in an amount
to be approved by the Zoning Administrator. The bond shall guarantee the main-
tainance of the landscaping for a period of two years after completion.
5) Direct light from any exterior area lighting fixture shall nvt exten(i aver thE pro-
perty boundary.
OBTECTORS OF RECORD:
1) Fred C. Hoffman 5) Richard Grosch
E. 10503 Valleyway 422 N. Raymond
Spokane, WA 99206 Spokane, WA 99206
2) Ada Pickelsimer 6) Gordon C. Knudsen
10521 Valleyway 10524 E. Valleyway
Spokane, WA 99206 Spokane, WA 99206
3) jack Bennett (for Leona Schminske) 7) Ron Pickelsimer
9415 E. Trent 10521 E. Valleyway
Spokane, WA 99206 Spokane, WA 99206
4) Robert Fraizer 8) Juanita L. Thomspon
10424 Valleyway 10513 E. Valleyway
Spokane, WA 99206 Spokane, WA 99206
GENERAL DATA:
a. Location: Section 17, townshlp 25, Range 99 E.W. M.
Beg20' EofNWcomerthE114'thS
14 6. 5' th W 114' ; th N 14 6. 5' to PO B except
N 2 0'
b. Applicant: Larry L. Gottschalk
N. 409 Pines Road ~
Spokane, WA 99206
c. Site Size: , Approximately 14,421 square ft.
d. Existing Zoning: Multiple family Suburban, estab. 9/22/39
e. Variance Requested: According to Spokane County Zoning Ordi-
nance, the front, side, and rear yard setbacks are 60'-20'-
and 25' respectfully, whereas, the applicant is short on all
three requirements.
f. Application of Zoning Provision: Chapter 4. 07, Section 9. 07.130 (C, 1-4)
, .
't--
THOIv1AS L. DAVIS, Zoning Adjustor
r
I
I
T?1~ „n-,1c~1 lIt.rc}~y ~~~~~~e~?-~ Lo ~.11~ I~~~-i~~~i ~~L ~'1t1_ju.;t.r;~eT~t
rhe decision o1: 2::oning Adjustor, THOMAS L. DAVIS, made Janliary
31, 1979, by said adjustor on application for variance made
,lnder Application No. VE-1-79, Setback Requirernent; the reasons
~or said appeal bcing as follows:
1. All of the people entitled to notice of the hearinr
Were not given the notice as requireci by the laws of the Stat=~
(-)f Washington, the pGrty not recCi.ving said notice being GORDON
C. KNUDSEN. The undersigned believe that without such notice,
`-he hearing on this application was void for lack of jurisdiction
. rin c~in,; iIo . ~ne .:O~~? i ?~!c, ~~ci j uc o 1; I' ~ 11 (l_i.n,-r
.
dcrcc!~:ive in that it does not identify "the other properties
i_n the vicinity and zone" which are not in compliance caith the
c.ommon setback line. Also, the reasoning of said adjustor in
Pinding No. 2 is erroneous where he finds, in effECt, that since
`)pokane County has permitted violations of its zoning ordinances
` -:_n other instances in the vicinity and zone of the applicant's
1F)roperty, it,should now also permit a violation as to the appli-
cant's property since not to do so would constitute "undue hard-
::hip" to the applicant. This rearoning condones non-compliance
77ith the zoning ordinance, encourages lack of enforcement of the
:.oning ordinances by Spokane County, and increases the number of
(lpviationc from the requirements of said ordinances. To proceed
i_n this direction is to make a mocltery of zoning ordinances and
,-o defeat the objectives and purPoses for xahich said ordinances
~•7ere initially enacted. Further, the question of whether undue
tiardship would result to the applicant if his application for
,%ariance were clenied should not be measurecl by the criteria :
"Have other people in the vicinity and zone violated the ordinance
and if so, to nOW deny the apPlicant to also violate would consti-
r-ute a hardship" hut rather should be measured by the question:
"If said application f_or variance is denied, is the apPlicant so
kle~rived of other authorized uses of said property as would impose
;i hardship upon him?". r
3. I'inding No. 3 is not a Finding oF a fact, but is rather
misstatement. The applicant's proposed use of the property for
' -in apartment building is not a permitted use for the reason that
said proposed use does not mcet and comply with the existing zoning
nrc1in3T1Ce of Spolcane County.
Finciing No. 4 admits by inference that granting the
anplication for a variance in this case would constitute a
t-letrimental impact upon adjacent properties but attempts to excuse
Lhis detrimental impact by speculating upon the mere possibility
,-hat if the application is denied, the applicant might passibly
construct a two-story huilding, which he infers, would be even
i-iore detrimental. Having, therefore, found that applicant's
nroposed use wou1d be detrimental to "adj acent and surrounding
Angle-family residences", should not the adjustor have deniea thc
,3pplieation on the grounds that it was detrimental to the public
T,;e lf,3re .
i
. ,
r
5. in r:i.nding No. 5 the adjustor again finds tlzat appli_cant's proposed use of the pronerty woulcl be detrimentzi1
hut then finds that upon a consideration of only these factors,
sufficient light, air, and open space, that said detriment
c-7ould not be a material detriment to the public welfare. A
finding that no material detriment will result to the public
should have been made upon a consideration of all of the factors
L-o be considered as the basis for this finding and not just the
t.hree (3) hereinbefore mentionecl.
6. The undersigned contencl that rinding No. 6 is vague and
tinsupported by specific facts,and is more an "opinion" of the
acijustor than a"fincling of faet". For these reasons, it is the
l)elief of the undersigned that it should not be considered as
,;ll~nr)rtive of }zis orcler.
7. Finding No. 7 is defective and incomplete an d provides
nn nr:,urances to those who opposed the application for the reason
':liat the conditions tahich are to be set down to insure allegecl
compatibility with the immediate neighborhood are not set fortli.
'i'}iis finding is also a further admission of the adjustor that
+~he applicant's proposed use is not compatible with the immediate.
iieighborhood, which malces an enumeration of the conditions which
in r";,'1~.:{' L': ~_rr-C'C1~_-.r CC)i:1T?`!1:11?~_(; j'f""'. ~ rlr`ClY"f-`??1t= i C~ ~~lE? on~os~.ti on .
. i) . Z'il(_ ull(irir.i~;Cn?'1tE'_nCj 1-r?a'= thG jnC t H1rit a JnCC'i1 p?'ol _
erties to the subject property are "non-owner occupied" is not a
~)roper and relevant consideration to be used by the adjustor to
;justify a decision granting a deviation from the ordinance. As
`,o the property which adjoins the subject property on the cast,
heing Property owned by LE4NA D. SCHEMINSKE--this is the intended
.-uture home of LEONA D. SCHE-MINSKE. If the adjustor choses to use
ris a basis for his decision in this matter the fact that adjacent
Properties are "non-ot-mer occupied", then before he can make a
well-considered decision should he not also have consulted taith
rhe respective oi-mers and considered their intended futtire plans
:ind i_ntended uses of their property.
.
9. As to Finding No. 9, the undersigned contend that the
ProlT1:;ions f_or parking and ingress and egress to the subject prop-
-~rty are not adequate C-ind sufficient to insure that a traffic
iiazard wil]_ not be creatPd at and in the vicinitv of the inter-
:~ection of Raymond Stree. and Valleyway. Tr,.is intersectijn already
constitutes a hazardous traffic point in the Spolcane Valley; and
f:he congestion of and increased movement of vehicles upon and from
he subject property into the streets in the immediate vicinity
~:-)f this intersection cannot but further aggravate the hazards at
t_Ilis point. The tllreat and hazard ta life, limb, and property
:it this in~ersection if this variance n:1 Lol.`.'
'?e detrimental t-o the public welfare. ~
► R
AL sald time and place any interested person may appear for, or against, the granting of
thi s applic ation .
SP OKANE C OU N TY P LANN I NG DE P ARTM E NT
ZONING ADJUSTOR HEARING TELEPHONE NO: 456-2274
TIME: Wednesday, january 24, 19791 1:00 pm
PLACE: N. 721 jefferson, Broadway Centre Bldg.
Conference Room (2nd floor)
VARIA NC E
3. VE-1-79, Setback Reauirements
a. I,ocation: Section 171 Township 254f Range 44 E.W. M.
Beg 2 0' E of NW comer th E 114' th S
146 . 5' th W 114'; th N 146.5' to POB except
N 2 0'
b. Applicant: Larry L. Gottschalk
N. 404 Pines Road
Spokane, WA 99206
c. Site Size: Approximately 14,421 square ft.
d. Existing Zoning: Multiple family Suburban, estab. 9/22/39
e. Variance Requested: According to Spokane County Zoning Ordi-
nance, the front, side, and rear yard setba,cks are 60'-20'-
and 25' respectfully, whereas, the applicant is short on all
three requirements.
f. Application of Zoning Provision: Chapter 4. 07, Section 4. 07.130 (C, 1-4)
ADV 'AV s
:
~ , . . ~ 6
C co
v~ `a
x
o Li.:
Q Q~ Q < 4
J , > O ~
Ar r• • • x
« . . ►
~~..i. ,k ;
I t-. N1 XON v 4j=
. ~ ~ ' • Q
MAiN F-n ir I N EAVE
Q Q Rr~~rts.JfJ • 2 1 - ~ , ~ - ,
` i F e w Q EL -
ta~ianI 00O
. ~
.
S K A CvL'►.ITY A,. ROA^ 2 311f t"
37
. ~t
5 i' O OI D v i
4 M/LWAUKEE RA! [.ROAD
•
f . ~ .
I F~z ~ ~ - .~.a• S"w'^"
i
z- t cx
- - - ~
. ~ '
VARIANCE APPLICATION SPOKANE COiJNTY ZQNING ADJUST(3R
Of f i c e of Spokane County Plhnairig Delt.
N 811 Jefterson, Spokane, WA. 99201
Phone : 456-2274
Appliaat3on No : f - I + ~7 9
Hearing Date:
Zoning AdJuetor Decision:
-
_ ~
Please prj.at or type the following:
A. Neme of Applicants Larry L. Gottscha I k
B. Malliag Address•~: North 404 P i nes Road Zip Code 99206
,
C. Plaae Nlimber : Home : U4- 8 0 6 8 Werk 9 2 8- 9 2 4 0
D. Relation of Appl.icant to the Property;
1. Owner : 2) Purchaser :
,
3. Lessee: 4) Other: Arch i tect
E. Naae, Addrees & P21oae Number of Aaseased owner if other than the applicaat
Mr. Loren Wo I d{ N. 524 Argonne, Spokane, WA 99206 928-1475
1 Phoae# , .
F. Street asidreae of Property= E. 10504 Va I I ey Way
G. Spo,k,aae County A,esessor's Parcel No. (See copy of your taz atatement)
1 `7' Q5'q q - 175 y 4 - q I y - , .
H. Legal Descriptioa of Property: 1) Legal Descript,ion; Port i on of Tract 133
rtunity: Be4in 20 feet East of the Northwest Corner of Tract 133; thence East 114.0 feet; thence South, parallel with the
,
s line of Tract 133 a distance of 146.5 feet; thence west 114.0
P7 ;Ch n c e i o~''r~ , of ( etc )
2) Source o~ above legaj:
I) Propertq Size : I,ength; 114. 0 Width: 126.5
Area: (acres*) (*1 acre equale 43,560 square faet).
J. Nature ef Variance Requested:
1) Relaxation of aetback requests Front, Rear and S i de
2) Relaxation of lot width requests
3) Relatation of lot area requests
4) Relauaticn of frontage requeet.s
5) State 2aw R.C.W. 36.70 and the Spokane Cownty Zoning Ordinaace etepulates
that a Variance sha],1 not be granted as a special privilege inconeistent
with the limd.tat3ons placed upon other properties in the same zone and
vlcinity. Therefore, Variances shall only be gra,nted when the following
two .;riteria are deemed to be met by tbe Spokane Covnty Zoning Adjustor.
(i) Because of special circumstaaces applicable to subject property,
iacluding size, shape, topography, location or surrewndings, the
striat application of the Zoning Ordjnai7:e ie found to deprive
subjeet property, of rights and privileges enjoyed by other
ProPe2'tiee it1 the vici.Aityr ead,
f 13 j The Sr'an't3ng of the Varience will not be materially detrinental
to the public welfare or iajurious to the property or imFrovementa
in the vicinity and zo%ne in which the subject property ia situated.
a) In view of t,he above information, what apecial circumstsnces (s) (beyond
ycur eontrol or aeticns) deprive you of tha same general righte and
privileges of other property awners wi.th.iri ttie same zone and 'tricinity?
The existing,setbacks along Valleyway have established a
,
Satback I i ni ch we wou I d I i fce to conform to.
_
~ ,
~
' i
b) If #he Yariance were sran##:+red, how would it affect:
Heighbor~~ Propexties or im,provemeircs : no ef f ect
r
C: ) IS thB Pr~perty pre9e1']. tly "llbec~ ~ or Ga1 it bB usE'd~ ~ ~ ma=er 9im-0.ar
to the uses within tb.e vicin.ityr wit.hout a Verianoe? (i. e+ sing? e-f amily
residence or cv~~cial use)
Pleaae explai.n: The prop~erty i s current 1 y Zone Mu 1 t i- Fam i Iy wh Ach
■ a1 Iows 7unats. We are proposi ng I ex i st i ng and.4 new for~
~
tcata C ~f 5 units.
'
, p-
K. A MAW~~ (PLO"1' FIAN) MUST PE ~ ~ = APPUCA=CK F= MIU*'MG
TM Ft)LI,CWMG WCH+iA=CNs
M ;cale of drawing (prefr-arrecL scale s I inch equals 20 feet)
(2) North poirit and date
(3) All d.iaaenaions of property, dimeasic~ns of exisbuildinga, anc3
dim~nsions of propased building with d3~ensions to the masest property
line mrsst be drawn to scale on the p1.ot plan.
(4) 0ff-street park-ing area ani points of aoc+ess and egress.
(5) ToPoB=`$~c faatures pertinent to the prvpertr (such az roe-k outcrop,
C anyors, hi:.l sr etc. )
L. Tfiie xtece~sary fee of must ;accampany thi-9 a~~~li-c~tivn wtLen the
foana is fi.led.
I, the undersignecl, tancie~stand that this a~plicativn musti be ccmplete and
accurate and thst all the above requiz ~n-._nts mugt b+~ comp1ied w±h before
a request may be adver~~ ~ed f ar a -nabli:: tparing, and, #~t the Zan:irg
Adjustor may reqa,est additiona.~ ~ertinent informatian.
5ignature of Applicaat ow
27 APPROVED, CMtS''7RUf:TICIN ~S 210T AMORi= M= BUILDING F' is 9=
.
BY r-r, l.elJTJ.►~ BU=1. lG l~i♦Jl}ds ,7 DEPAGl,TM4Tr
(D0 I7ot wri~',e be1.C}W thL.1s line) •
_ A. Zone it~ which propert-I fs loeated:
Date effective ;
B. Provision of the Zo' ~
n~ ~ Oa~d~ac-~ ~ ~ om -acic:n 'lariance i3 reques-tet;
~ 0( a - - C. tz
- .
~ #
17r_J#~ oostaia ca~P4
~ 2
I V'd J 1 d, f IF 5,7{J"i 4J J
4. Ml1lT ~iG66LAS A E 1060b 1fRll'EY WAY OR 5PG. ~RO£ WR 99206 122877 17405
kiUTT DOUGLAS R ' E 10606 VAI.IEY 4iY SPO'KRN'E WA 99206 2060 f 1 0Q t~~ E 10606 ~fAILE~I I#~AY p~R
~ J TH~'RlA'~ 231 i[~B DPF~4RT~INIY~' P1' i~F 0133 4 600 .2Z~04 _ 213~
r1120fT C31 FX Of 526, 5~T 4E H146 ~,FT 14fl 31986 3 t~993 $341$'0 ;l''t
t6 3~, Y~ S? Rn a5 aR 03 SM 99 bA e14 LA ISOoo uS 01 tN nFs x~~ 869,423 10~.
`0L nTG FNMA t 46 80156S 7 110777 06$03
_OL nYG 65 2 1 017468 S 1880 10900 12780 E 10SA.4 u~~~~~ ~FN DR
°M0N C Kh4UDSEN 770 168689 QPRORTUN(YY PT OF $133 3800 18000 21$00
126. SFT 0'F N146. 5f S~ EXC W234FT #►EXC E39OFT 140 29926 78 3 14963 C4633 042478 ,
a 36 YR ST R~ 04 ER 02 Bt4 99 BA 798 LA 13000 US 01 lN MFS 140 18 14963 [42538 101678
SK MTG KV 14967 092276 17101
'
~ IRST f1Tt CORP iiU 14901 ~ 2200 10000 . 12200 E 10504 WAl,lEY Ml" tflt
. N o UCLD 7606300224 oPPORrUM ITY PT o~ 8133 4200 , 17600 21e00
~ f~ 20FT E Of NWCOR TH E114Fr TK 5146. 5F; ~H 14114F1 rH N246. SFT 140 , 28568 79 3 i4284 CZW33 oSi279
-3 P 08 !EXL N ZOF T 140 78 14284 t70203 112978
~'3 39 YR ST R11 04 BR 02 Bf1 99 BA 844 LA t4000 US Qt ZH MFS .
1315 COliti t1TG 00406294 • 2760 24704 27460 ~110616 VALLfY WAY DR
C H 41ATER11gH 452460t OPPQRTUkll`tY FT Of 8133 4 800 35800 40604
190FT 4f at26. 5FT t9F N146.5FT 140 6430,0 78 3 643010 C 21884 06177 8
3 24 Y'R 54 SY 10 RI~ 06 OR 04 OI1 $3 BA 1476 LA 24000 4Ja 01 ZH I#FS ~r`OFi {]R11CG M ' E AVS14 VALLL f MA1 1{YL SPOhRNG 11A 77206 U9id[i~7 06806
,REMINSKE LEONA a 23705 S u fRANt» BEAVERTOr QR 97005 is~o Ig»a 9980 E 10614 VALLEY uRY DR
a SCHEMI k#SKE 77 4164028 OPP4RTlJN I fiY P1 OF 8133 3$00 12200 16000
,26. SFT ~f N146, 5f t?F EIODfT OF 14234F1 140 23369 • 78 3 11685 834176 042678
3 38 YR ST R 03 9R 01 BM 99 BA 744 lA 13000 US Ul ZN Clf S 14q 78 11684 R98090 111378
tORM;(K LARRY 0 N 1014 PINES RD SPOKRHE WR 99206 2400 9000 11400 H 148 OAYMQND RD
AMK I ROWlANa 7S28318 OFPORTUNIIY PT OF 8t48 140: 26694 78 3 13347 R51433 ~2678
'S[1FT 0F 41170'FT OF, H1l2 EXC S25FT LEXL ANY PTN ftiC fN M3AL 340 78 13347 IR98391 11137$
=1 YR ST 0 pR sm BA LA 13000 i1S ZN lb
: CORMICK LARRY 0
N t014 QINES Rp SPO1tANE WA 99206 3300 tZlGO 16504 N 109 61(UER !TY RD
I RQNLAND 1 9~13p OPP~TUNfTY PY Of 8148 140 38636 78 3 193f~ I~143~t fi~ L
1r2 ExC S25fT &EX 43AI: &€XC W170fT 140 78 19318 A98332 i1I
A XR ST 6R 03 6Cti BA 1194 l.A 42040 lIS Ol ZN hfFS .
_ q CORl11CK IARRY p H 1014 P1NES RD SPQitANE Wfl 99206 1800 1$00
= I R4uLAND 1f76674B ORPQRTUMITY 8148 S1l2 3540 3500
~!r N3AC EXC W170FT &EXC E207. 63fT 6EKC N25FT 140 4215 7$ 3 ZiU$ FIS1435 052578
` .A YR Si RM 9R 8m 99 BA lA 24000 US ZN RO 140 78 2107 R98393 111378
4-1804 MC CORM1CK LARRY 0 N 1014 PIHES RD SP4KRNE WA 99206 2800 5200 $000 N tib JiiYMOl1D RD
-71ANK I R044lAND 4821$28 qPP4RTL1NIfY 0148 E13OFT 140 1$733 78 3 9367 AS1436 (NS2S7$
` W$70FT OF S1/2 OF N3AC EXC NZ5FT OF E31. 16FT ` 140 . 78 9366 A98394 t11378
3 YR ST R!1 BR 8m 8R LA 15000 l!5 01 ZN MFS
LORM ICK LARRY D N1(I14 P INES RD SPO1tANE WR 99206 2200 10200 13000 N 115 UiH IUERS#T'Y RD
GRANT [62146 4PP4RTUNlTY PY 4F B148 6004 17604 22600
OF E207. 63FT OF QAC ' t40 30441 78 315221 R51437 '0S2578
1 14 YR sr i qRh o6 aR ow sM 93 OR 1098 lA 21WO U5 41 ZN RO 140 78 16220 R9,839S 111378
':ECTO BYE •r, BYE JOWhl S 190$ WHIPPLE RD 120777 06403 .
DKRNE 14A 99206
I ~OHh1 W & ORECT4 E S 1908 WHIPPIE RD SPOKANE 41A 99206 072778 17101
:A GAL1 EY STORES 1036 220TN 5W MOUNTIAI(E TER WA 98043 26,O00 197~500 143500 H 20 RAYM4~N~l '~0
, WE~AUER SR ETAl 7800175954 ORPaRTU#~I1`Y PT ~1F 6148 140 ' 336020 • 78 3 336420 9 882 030278
30 III, ~4Fr 0F y32i. 4FT OF S26FT 0F F~1lZ &E3~tt, 4FT OF ~1321, 4F'i a~
~SFT OF S 1 l2 .
,a YR S T Rtl BR BM 9A LA 41000 Us ZN C .
. - , ~ ,
~ . _ _ j . . . , ~ r y~ , . ti ~ . _ , . . '
~ ~ ~".l ~ ~ ~ ..,L..f R ° ' ` r ~ - . ~ d 3~ . y. E . /1..~y ' ' ~ 1 ~ ~ 1~'r'1' (~T 1 _ i. ~.~.H ~ . ' ~ ~ ~
, ~ , . . , t _ ~ ; , ~ ' - ~r ~ , ~ - ; 1!'.. . ~ ~
_ R, ~ _ r ~ i . ~ f~ e~ y~ ~ ~:kJ 1.~'+~yw ii ~ ~ ~ ° ~ - ~ "r .'r~;l~ . r'. ~ , ~ V ~ ~ ^J'4
, P ~ ~ ~ ~ , ~
~ ` ° F ~
%~Md~~~ ~ b~ti. ' . . , ~ i ' ' , ~ra ~ f s ,y ' ti*f► ' ~ ° ~ + 'fiw
~ , . F~.~~~.1 ~ ~t ~{V , ~"r~~,~ + ~ ' ~y~,~., 4 4 II 'L` a~y ~ . ; ~ Y ~ 'S q y ~ ~ ~ ` F r~ ~ y ~
~ , P, ~ ' ~ ♦ i; ~ } , W ~~e ~w~~Y ~r • , ~ w ~ u~ ~ ~ yb a ~ t"Y~ - •`~fg ~p~ ~ ~ ~ , . ~Y ~ . . ,
~ ~ ~ ' K ' LB ' , _ 1 ~ ~ ~ r , . ~y~/1 G , . ..'t . ~ ~ 7 . ~e i;~,k l ~ ~ I~ ~1 _ - . ~ , ~ . i . . . ~ _ , 4 . 1
' ~ 4 . ' ~ i' _ . 1 'yi n~ ~ i , ~f~ Y . ~l "•(S' ~ ~ ~Irt~ ' . ~ ~ , ~
r ~ ~ r ° ' 1 ~ f~ ~ ~iC.~~~ ~t.~ ; ~ , ~ ~ ~ o.~, ~ ~ ~
, _ . _ . s ~
. ; : . r .~.~~~ar~~ ~ T . . z_ ~ ~ _ . _ . . ~ , _ , . ,
r k ~ ~ i ~ ~ ~ ~ ~ ~ ~ ~'~b f ~ ~ ~ ~ ~i ~ ~ ~ • ~ ~ ~ k ~ ~ ~ ~ ' ~
: ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , , ~ `
~ ~ ~ ~ ~ ~ ~ . ; . ~ ~ ;
~ ~ _ ~ ~ ~ ~ . ~ ~ p r ~ ~ ~ r t ~ ~ ~ ~ '
, f... ~ ~ ~ . ~ - ~ ~ ~ ~ ~ ~ ~ J !~i ~!a ~ ,l~i ~ ~ ~ : E.~ rs ~ ~ ~ , .3,~ ~
i°', ~ ei' ~ ~ ~ ~ e~ ~ + 4~` ~.~3 ~ xF. - ~
~ ~1 ~ ~ ~ ~ , ~9 ~ ~ ~ ~ ~ ~ ~ . ~ ~ "r~ ~ ~ { ~ ~ ~ F~ ~+G ~ , ~ , ,
~ ~ . 9~ ~ _ „ ~ ~ w !7 '~p a ~ ~ ~f ~ _ rrr~ ~~tR.ta~_ _ s . . _ ' ~ ~r
~ ~J~V~~ ~ rr ~ ~ ~ ~ .v ~ ~t , , . ~ ~ , ~ . ~ , ~ ~ ' - MA ~ ~ ~ ~ ~ ~l f ° ~ ~ ~ ,
~y ~~i t ~ ~ ~ ` ~ 1~'i ~ M7 ~ t +
.e.. ~ J ~ ~ ~j r ~ ~ ~ ~r I ~r A . w
~ y 4 ~ T i ~ ~ ~ ~ f ~ ~P'~lI~L~'~~E~.~ ~'Il^~ 1~ ~ ~ ~ ~ . - , , , ~ ~ . . ~ , . , ,
~ ~ ~ .
~ ` , , _ ~ ~ ~ ~~4 ~~I ~ _ ~ ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
, ~ ~ ~ ~r ~ ~ ' ~ z , ~ ~ +t ~ ~ _ ^4 ~ , ~ _ ~ ~ ~ ~
~ ' - , " ~ e ~r ~,~~1,~ . ~ J ~ t!l~ • ~y"~f `.i~1 ,~i~ ~ , ' r~ _ ,x- - - r - ' % fi ~ , ~ ~ ~ ~ . ~ :~3~ ~ a ~ ~ + ~ ' 1
~ ~ " ~ • 1~ _~.t~:~~F~~c.~~.._ , ►.~,1~ ws^ t3~Mt .
'~~t~ ,~r• ~'.t~ ` .1 .9~ ~ r~ ~rt. ~ . .
~ ~ ~ " ~ + ~ ~ ' ~ s ~ e ~ ~ ~ . _ ~ ~ .t,.~ a ~ ~ ' ~ f.,~.~..~ ~ ~ y ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ h~, k ~
~ ~ ~ ~ ~ ~ ~ ' ` ~ ~ ~ . . ~ ~ . ,,,~..:e.~ ~ ~"1"~ !fJ' ' ~ : ~ . t ~ ~ , r, ~ ~ ~ w
F ~ ~ _..o. - - 7f`~. " ~ ~A'~, ~+r.~ ~ ~ ~ ~ ~ . , " "~i ~ ~r1t~~ 4
~ ~ r ~ ~ ~ 'I "~'~°i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ „ y.. . ~ , ~ • ~ ~ _ .F... ~ ~ \ ~ ~ '
. ,..F~ ....w~ ..E ~ ~ - - ' ~ ` "r~+,,. /p ~ ~ : ~ ji ~ ~ d
~ . ~ • ~ ~ y~~'f+ ~l ~ ! ~ ~~.j ~ ~ 1. ~ ~ ,
~ ' ' ~ ~ ~ ~ ~ ~ ~ ~.r. ~ .Q~' ' ,fi~~. ~r' rt ~ ~,r~~ ~`I' . , . ~ ~
~ ~ ~ * " ~ ~ ~ ~ ~ ~ j~?~N,~ ~ ti~ ~ ~
~ ~ ~ ~ ~ t , ~ ~ ~ ~ , .c~,~ ,l~' !"S`~+4~',~'~
~ ~ ~ ~ + ~ t~ , ~ ~ ~ ~ ~ ~ ~ ~ i ~ ~ ~ ~ - ~ ~ ~ ~ x,
~ ~ . ~ ~ ~ ~ , ~b r. ~ Y ~ ~ ~ - ~ ~ ~ j' . r ~.a - .i.~. ~ ~ .~.~r ~ ~ ` ~ ~ ' y^ ~ ~ ~ ~ ~ ~ 4 ~ ' , . f
~ j ~ ~ ~ ~ ~ ~ l ~ 1 ~ ~ ~ ~ ~ P~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ r ~ ~ e , ~
~ „~a~ ,~Td~~ _ . ' ~"d ' ' ~~M~" , ~~r'' _ rc°t ~ . / , ' _ , ,~'~t _ _ .~e ~ ~ . ! . ~ ~ ~ ~
~+.Il~ r.~ . ad +r nb ~ .Yd~ ~.~1'_ $C+~i` _ ,r _ _ ~ _ ~ _ _ _ ~ir ~y _ _ _ _ _ . ~'r•1: ~ ' 3►""i~ ' " . 1.~ i. ~ ~ ~ s _ , i . _ t ~ yY, ' - .wa .
~ ~ ~d ` ~ ,.~t~ ~ ~ l~ " ` ~ ~ .fl~~`e;F ~ 1 " t.~ ~ ~ J~ ' ~ ~ ' ~ ~~y I ~y,~ ~ ~ ~ ' ~ ~ ~ i I~. ~ ~
_ ~ ~ ~ ~ : 1~ . ~ . ~ ~ t~ ,~,~f ~ ~ ~ ~ ~
~ ' ~ ~ ~ ~f~~, ~ y' 'k~ ~ ~ r, i ~ ~ p ~y1 ~ ,t~_ 'v ~ ~ ~ ~ ~ w A , ' ~ ~p ~j~ ~ ~ rg. I w- _ ~
r.. ~itir+~ ~ ~ ~ ~ f~ { " f ~I ~ ~ ~ ~ ,~,~..i~+~~~.~~~L ~ 0. ~ " ~J l'y ~ r~ ~ , ~ ~ ~ C~l~ t~,:-~~~ ~ ~ ~ . . _ ~ ~ ~
~ . ~ ti6 ~ , 'ti ~ i ~ ~ ""r , ~ ~ ~ ~ : I ~ ~ ~ ~ t ~L L~5'i'J ~ ~ ` ~ V ~ o.. -.s ~ ~ ~
. ~ ...E -.+f ~ ~ ~ ~ t~■ ~ ,r~" in ~ ~~~r,~ ~t
,ro , _ + ~ ~ ~
~ I ~ . ~ ~y a ~ + ~ ~ r , ~ ~ ~ ~ ~ ~ ~ _ .s. ~ , ~ 4~. ~ ,r~. ~ f~ ~ ~ » ~ ~ ~ ~ r I , ~ ~ ° i
~ ~ i ~ ~ , ~ ~ ~1' ~ \ ~ ~~l ~ ~ Y ~ I ~ 1 ~ y
.~.e ,rMy, +~s .r _ - ! . . ~ ~ ~
.-i~lr~ ~wr r~ r ~ i~ + ~ ~7 ~ ~ ~ - ~ ~ ~ - ~ ~ .
~ 6. . ~ ~ ~ r ~ ~y ~ ~ ~
~ ~ ~ ~ ~ r ~ ~ ~ ~ ~ ~ ~ ; # ~ ~ ~ ~ ~ ~ s , ~ , . ~ _ 4* ~ ~
~ ~ ~ a ~ ~ ~ ~ ~ ~ i~~"' ~ ~ ~ ~ ~
1 ~ , ~ ~ ~ 1 ; ~ r ~ ~ ~ ~ ~ ~ ~ ~ ~ r
~'I~^} ~ . a _ ~ A~ .~jf ~r°~ .?~'J. €~f ~ _ ' 1 F ' M i~,~ ~ ~ . , ~ ~ ~ ~ 'r "4~ _ . _ _ ~ _ . _ Y _ _ y _ ^ _ _ - r " '}i~~~t _ _ _ ~ ~ ~ /~a ~ 3 a ' J b Q' s ~ , ti. ~ .--i- a ~
t' 4dc l9Wn= ~ ~ ,ali~. l~d?J ~Eq'~ ~ R ~ ~ ~
~ ~ ~ ~ r,~ ~ ~ ' ~ a ~ ~ ~R~ ~ ~ r ~ ~ ~ ~ h ~ ~t~ ~
~ P ~ ~ 'Y ~ ~ ~ f ~ ~ ~ ~ ~ ~ ~ . _ " ~ ~ y ( ~ ~ Y ,..r.
~ ~ ~ , r , r~ ~ ~y, ~ i ~ W
. ~ ~ ~ ; ~ ; ~ ; I ~ ~ ~ ~ ~ i ` ~ F ~ r1~ ~ .
~ I~~~ ~ ~ ~ :~.~.~~~~.~~~,~~~T,_~..~~..~ _
F I 4 ~ ~ ~ ~ ` ~ ~ ~ ` ~a ~',~rr ~r,~'i ~ ~ ~ ~ ~ , ~ ~ _ ,
~ ~ r~*,~,~ ~ ,
, ~ ~ I"4+'~ ~ ~ ~ .,.,,r~ ...o ~ ~ _ . F ^F. ~ ~ ~ ~ .
. ~ ~ ~ ~ ~ ~ o ~ ~ f ~ ~ , ~ ~ ~
~ ~ ~ ~ " --f.~~ ~ ~ ~ - ~ ~ . ~ ~ ~ -a.. ~ ~ ~ ~
/J~~ `'7' ~ ~ ~=s. ~ '4/ ~ ~ ~ ~ M1 _ ~ j, r
f • ~ ~ . # ~ . R t ~ ~ ~ , ~ ~ ~
~1~ ~ . ~ , ` ~ : ~ ~ , , , y ~ R ~ ~ ~ ' ~ ,~.r!" t ~ ~ i ' ~ ~ ' 4 ~ , ' i
~ - ~ 9 ~ ~ ~ ' ~ ~ . ~
~ ~ ' x - ~ _ . _ _ ; _ ' _.r~..~+r , ~ f , ~ ~rvL t~.i l .
,s _ _ kiJF~:+F~Firi~+rrr~ rs~ at~s.~ ~-,~~+f,..~ ~..s..~ . _ _ •~;lir~sra+rar~ ~~.r,ro~ +.y ~"'~'~---"s+r~ ~ 1 . , , . . , , . ~ J~'II~`~•~ ~ - -
- - ~+f tv M%-'-rx » , ~ !l~~f,S~V1i~Y+lr' A' Y~ l5 "i~ IA ~f f Ji ~ A JiM/aA ~4` t ti ~ Y1;1 .~..rt
~ ~ • • ,.m~..... . • . . - . . . +R~ i
~ , y~ G'.' ` - ~ ,•ry a . . y~
f ~I LL n . S~ 0. • ~ ~ f . ~ • ~ , ' ~ , .
. ~ - 1 Y~ •
~ : _ . : . ~ ~ . . . : , : ' . ~ 3~ ~~_..,t , .-:~~-,~.~--._.u ; . ; ~ . . ~ , . : ,
' ~ ~ ~ ~ ~ ~ . , - _ ~ 3 - ~ ~ _ ~~~~~~~-~n~ ~,_~~~~:~~~,_u~.~~~~~ _ . 3 . : : - u
~ ~
` ~ . r ~ ~ ~ :
~
~ ~ #
~ ~ : ~ ~ ~
' ~ ' '
~ , ~
; ~ ~ ~ ~ ~ , ~ ° ~ ~ ~ ~ - ~ _
# - - ; ~ ~ ~g~~
~ # ~ ~ , , . . . . . ; . ~ ~ ~ ~ ~ _ ~ . ~ ; : ~„~n. $ - ~ ~ ,
~ ~ i ~ ~4 ~
~ . ~ _ ~ ~
_ ~ ~ ' ~
~ - . ~ ~ ~
~ , ~ ~
~ ~f = ' : ~ ' # ° , , _ . . . ~'~n ~ ~ ~ ~ ~ n
~
.!A ~ ~
~ ~ ~ . ~ . ~ ~ ~ , ~ ~ ~
t . , ~ ~ ~ ~ . _ _ . : . , - : . .k _ . . _ . ~ _ ~ t, ~ ~ ~ .
~ ~ ~ ' ~ ~ ~ ~ ~ ~ ~t-;. . - . . .
! ~ ~ ~ ` ~ ~
~r : ~ ~ . -h.t t u..~ , . ~ ~
~ ~ ~ ~ , £ " A _ ~ , ~ ~ , f ~ ~ ~ ~ . ~ ~ ; ~ # . ~ ~ ~ _ ~ ~ ~ ~ ~ 4~ ~ ~ ~ `
~ 3 # ~ : ~ ~ = ~ ~ • . . _ ~ ~ ' ~ ~ ? ~ , ~ ~
, ' ~ ~ ~ - : ~ ~ . ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~
# , ~ n, ~ . # ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ a , ~ - ~
. . : ~~_a , a,~ ~ ; : ~ . . ~ ~ ~ ~ . , . ~ . ~ , I
~ ~ ~ ~ ~ _ ~ ~ § ~ ~ ` . - _uu,~ _ t , u,__ ~ ~ . ~ ~.n~,, ~ ~ ~ ~
~ # , ~ ~ ~ ~ , m ~ ; - ~ ~ ~ . ~ ~ `4 . ~ : ~ ~=~i~ _ ~ 4 ~
~ . . _ ~ ~ , . . - _ , . ~ - a ~ : - . . ~ : ~ ' ~ z~-'n .~a ~ I ~ -a'= i . _ : _ . _ ~:..z y.~;~.;,#.s~ ~ . . . . g ,a ~ . : , . . „ . . ;
# ~ t a . , : , ~ ~ ~ ~ ~ - # # . a t- . , . . , , # § _ - ~ ~ . ~ . . . . . . . . . ~ . . . . . . . . . . . . . . . . . . . . . , : s , : "~s s . , i
. ~ : ~ , : ~ ~ t ~ . #t., ~ . _ £ . ~ ~ # 4 # ~ ~ 4~ ~ . . . . ~ . . . . ~ . . ~ . . . . ~ ~ . . . . . . . . . . . .
~ ~ ~ ~ - ~ . 3 , ~ « , ' , , . : _ _ ~ t ~ ,~u,,, ' ` , .t ~ . ~e . _ _ _ _ _ _
~ . ~ ~ ~ . ~ ~ ~ ~3 ~ ~ ,
~ , ~ ~ .
~ y~ ~ : ~ ~ ~ ~ ' ~ ~ , ~ ~ I ~ -~:t.. # ~ ~ ~ ~ ~
~ . ~ t i ~ ~ ~ ~ ~ - ~ ' ~
~ ~ ~ ~ ~ ~ .
' ~ ~ ~ ~h' . ,~r~ ~ =s~' , ~ ~
~ . ~ u.. _ ~ ~ ~ ~ ~ ~ ~
= ~ ~ ~ ~ ~ ~
- _ . ~ _ ~ ; . ~ , t ~
~ , ~ ' :
~ , ~ ~y ~ ~ ~ , . .
. s
~ ; ~ , ~ ~ . _
~
; ~ ~
~ ~ ~ ~
~ ~ ~ ; ~ ~ ~
~ ~z ~ ~ ~ ~ , ; 4 ~ ~ ~
, ~ ~ ~'i ~ ~ ~ . ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~-e~~~ ~ # ~ ~ ~ ' ~ ~ ~ ~
~ ~ ' ~ ~ ~ ~ 4;a ~ ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~.~3 ~ ~ . ~ ~ ~ ~~e € ~ ~ ~ ~ ~ ~ ~ ~ . „
~ ! ~#~.,~~~.,~t;--;~= - tt- ,~;~~.~m~.~ , ~ ~ ~ ~ ' ; ~ _ ~ , # , F ' ~ ; ~
~ ~k ~ ~ ~ ~ _ ~ ~ ~ ~ ~~z~ _ ~:~~,t~, ~ . . ~ ~ . ~ . i ~ ~ . ~ . . ~ ~ . , . . . . . . . . . ~ ~ . . . ~ ~ ~
` ~ ` ~ u ~ ~ ~ i~ ~ ~ 4 3~~' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ t ~ ~ ~ ~ ~ # ~ : ~ : : t n ,t,- _ _a- ~ ~ ~ ~ ~ ~ ~ : ~ ~ ~ . . . ~ . t , . ~ . . . . . . ~ ~ . . ~ . . . . . . . . . . . . . ~ . . . ~ ~ . g ...:a'; . . ~ . _ ~
- .e~.~~ 4 ~ ~ 3~,.~-- ~ ~ _ ~ _ . ~ ~ ~ ~ ~ ~ ` ~ ~ ; ~ . ~ ~ il~ # ' ~ , ~ . . . . . . . ~ . :~..t:" . 4 ~ ~ ~ . . . . . . ~ ~ .
. ~ . . ~ . ~ . . . . . . . . . ~ . . ~ ~ ~ . . . ~ . ~ ~ ~ ~ ~ . . ~ ~ ~ . . ~ . . ~ . . . . ~ . . ~
~ ~ ~ 3 ~ : ~ . ~ ~ ~ ~ . ~ ~ ~ ~ . ~ ~ ~ ~ . ~ ~ . . ~ . . ~ ~ . . ' ~ . . ~ . . . . . . ~ .
4 . . ~ . . . . . . ~ ~ . . ~ . . . . . . . . . . i . . . . . . . ~ ~ ~ . ~ . ~ ~ .
- ~ ~ ~ ~ ~ ~ ~ ~ . _ _ ~ ~ # ~ ~ ~ ~ : , . . . ~ . . . ~ . ~ . . ~ . . ~ ~ _ . . . . . ~ . . . . . . ~ ` . ~ . . . : 4 . ~ . . I
~ ~g ~ ~m ~ ~ ~ ~ ~ ~ . . . . . . . . E ~ ~ . ~ . ~ ~ . ~ . ~ . ~ ~ . . ~ . ~ ~ . ~ ~ ~ . . # ~ . . . ~
~ ' ~ ~ ~ t~;- _ ~ ~ ~ ~ . t:~ i~ ~ ~ ~i ~ ' ~ . . . ~ ~ . . ~ . . . . ~ : . ~ ~ ~ . ~ . . . ~ . : ~ . ~ . . . . ~ . . . . . . ~ ~ . . . ~ . l .
~3 ~ ~ . y . ; = ~ ~ - e t ~ ~ • ~ ~ ~ ~ ~ . ~ ~ ' ~ ~ ~ . . . . . . ~ . . : . . . ~ . . . . . . . . ~ . . . . ~ . .
~ ~ ' ; y ~ s ~ - ~ ~ - . ~ . . . .4 . . . . . . . . . . ~ . . ~ ~ ~ ~ . g . . . . . _ . . . . . . ~ . . . . . . .e . . .
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ - ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 3 ~ ~ ~ ~ ~ ; ~ , ~ ~ ~ ~ ~ ~.u.,~ , , , . ~ . ~ ~ ~ ~ . . . . ~ . . . . . ~ . . . ~ ~ . ~ . ~ ~ . ~ ~ . ~ ~ . ~ . ~ ~ . . . . . . ~ . . . ; ~ . . . .
I ~ ~ ~ ~ - ~ ~ # ~ ~ ; ~ ~ ~ . ~ . ~ ~ ~ . . # . . ~ . . . . . . . . ~ _ ~ . . . . ' ~
u~~~~~~,_.~„~.~:~~~ : ~ ~ ~ ~ . ~ ~ ~ ~ ~ ~ ' ! ~ ~ ~ ~ ~ ~ ~ ~ ~ . . . . ~ ~ . . ~ . ~ . . . . ~ ~ . . . . . ~ ~ . . ~ ~ . . . . . . . . ~ . ~ . . . . ~ ~ . . .
~ . ~ k ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ , ~ 4 . ~ ~ . ~ ~ ~ ~ ~ ~ ~ ~ . . . ~ . . . ~ . . . . . ~ ~ , . ~ . ~ . . . . ~ . . .~.~.~.~.~.i:_ . . ~o-~:::,.~.s ° ° . ' . . ~ ~ ~ . . . . ~ ~ . . . _ ~
, ~ ~ - ~ ~ ~ ~ ~ ' ; * ~ ~ ~ ~ ~ ~ ~ . ~ ~ ' ' 4 ~ . ~ ~ . , . . ~ . . ~ . . ~ . ~ ~ . . . . . . . . . . . . . ~ . . . . .
~ ~ ~ 3 ~ ~ ~t~~~ ~ ~ ~ ~ ~ , ~ ~~-~c~! =~,..z~, ' ~ ' . ~ ~ ~ ~ ~ . . . ° . . . ~ # . a~ . . t. ~ , . . . . . ~ ~ ~:m . . . . . ~ ss, . . . . . . . _ ~ ~ . . ~ . . ~ ; = . . . ~ ~t° . ~5 £ . '
~ ~ ~ ` ~ Z ~ ~ ~ ~ . . . . . . . . . . . . . . _ ~ ~ ~ . ~ r,s. . . . ~ . . ~ ~ , ~ . . . - ~ . ~ a ~ ~ . . . . . . . . . & > . ~ . . 3.,~. t3 ~ : . ~ ~ . . . . . . . . . . . . ~ . . . . ~ . . . . m . . . . . . . ~ ~ . . . . . . . I 3 . . . . . . ~ . ~ . . . . .
t . ~ ~ ~ , . . . . ~ ~ ~ ~ ~f ° ` ~ ~ ~ .h ~ ~ , ~ . . . . . . . . . . . . . . . ~i. . ~ . ~ ` ~ . . . . _ . . . . . . . . . . ' ! ~ ~ : . ~ ~ ' ~ ~ ~ ~ ~ ~ ' ~ . . . . ~ . . ~ . , ~ ~ ' ~ = , . . ~ . ~ . . . . . ~ . . _ . . s .c e . . . . . ~ . . ~ .'s 9'. s * # Y. # # ~s # . 3 ~ r 3 : £ $ 3~ ~F § x ~ a : 2 s 3 ~e ~ ~g~~..g = ~ ~ ~ . . . . . . . . . . ~ . . . . ~ . . . . . . ~ ` `gk . . . . . .
~~:x~ ~ s a~', ~ . . . . . . „ ~ ~ ~ ~ ~ _ ~ = " ~ ' a ~ ~ :~s~~~ ~ ~ ~ ~ ~ . . . ~ ~ . . ~~g ~ " . . . . . . ~ . . . . . ~ . § . . ¥ . ~ . . § : . ~ . . a s. . . . ~ . . . . . :
~ 3~ _ ~ ~ . ~y~ ' ~ ~ ~ ~ ` ~ ~ ~ ~ ~ - ~ ' ~ ~ . . ~ . ~ ~ ~ ~ ~ > . . ~ ~ ~ ~ . . . . ~ ~ ~ ~ . . . ~ ~ ~ ' ~ . . . . . . . ~ ~ ~ . . . . . . . . . ~ . . . _ I
~ g~, ~ ~ ~ ~ ~ ~ - ~ ~ ~ ~ ~ - ; ~ , - ~ ~ ~ ~ ' ~ ~ = ° ~ ~ ~ ~ ~ ~ t ~ ~ ~ ~ ~ ~ ~ ~ # ~ ~ . . . . a:~.. . . . .
~ : ~ s,,. * ` , ~-~~~w _ ,~,,:~s_,~ ;~~_~~~,,.t.i~~~~,~ ~ ~ ~ . . . . . ~ > . . ~ i a . . . . . . . . ~ ~ > ~
~ ° ~ r„ ~ ~ , t . ~ 4 ~ _ ~ ' _ ~ ~ ~ #~a'=_"' , ~i ~ _ ~ ~ , ~ " ~ ~ ? . . . . . . ~ 3 ~ ° ~ . . ~ . ~ . . . . . . . . . . . . . . . . . . . . . ~ .
~ , ~ ~ ~ ~ ~au . : . . . . . . . ~;h'=,~ ~ ~ ~ ~ s ~ ~ ~ ~ ~ ' t ~ 3 :
~ ~ ~ ~ .~4. ~ . ~ t ~ ~ ~;.;~.ei~~ ~ - .~r ~ ~ ~ ~ . ~ ~ ~ . . . £ ~ . . £ . .
. ~ ~ ` ~ ~ ~ ~ ~ ~ 4 ~ ~ ' ~ ~ . ~ . . . . . . . . . . . . . . . . i . . ~ ~ .
~ ~ ~ ~ ~ ~ ~~;.a . k~°~ ~ „ ~ ~ . . ~ ~ ~ ~ ~ ~ . . . ~ ~ . s ~ ~ . ~ . ~ ~ ~ . . . . ~ . . i
~ * ~ ~ ~ ~ ~ ; ~ t-~~ -,"t ° ~a ° ~m ' ~ x_ ~ ~ ~ ~ ~ ~ ~ . . . . . . S~: > .+s+ . . . . . . § #,~,4: . . ~ . . ~ . . . £.i s.
. - ~,,~~~.~.~at,~~,~.,~ ~ ~ , ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ . ~ . . . g . . . ~ . . . . . ~ a . . ~ .
~ ~ ~ ~ ~ ~ ~ ~ ~ R`~ ; ~ ~ ~ ~ ~ x ~ ~ ~ ~ ~ r ' . ~ ~ ~ ~ ~ : . . ~ ° ~ . ~ , ~ ~ ~ = - ,~~~~~.t~.~~~,,~~-.~:., .~~,~,.,4.':.u . . . ~ . ~ . . . . . 5 . . . . e. . . . . . t. . . . . . . . . . . ~ . ~ . ~ . ~ ~ . . . .
~ ~ _ ~ , ~ ° ~ . ~ ~ ~ # ~ ~ ~ ~ i , ~ . _ , ' ~ ~ ~ ~ ~ ~ ~ ~ . ~ t ~ . . ~ ~ . . . . . . ~ ~ . . . . . . . . . . s x . ~ ~ "+Ee~'uy:= gtwn.. ~ . # ~ ~ £ . . . _ , , ~ , , .
~ , ~ - ~ f~ ~ ~ ~ . . . . . . . ~ ~ ; ~ ~ t ~ . . ; . ~ . _ _ . ` t ~ ~ ~ ' . . ' - ' " ~ ~ # . . . - ~ ` ; ` ~ ~ . _ ~ 4 . . . . . . . ~ ~ ~ ~ . ~ . . , ~ ~ ~ ~e:~ ~.,~g,~ ~ ~ ~ . . . . . . ~ ; . , . . : F . _
~ ~ ~ ~ ~ ~ ~ : ~ ` ~ i ~ ~ ~ ~ ' ~ ! .,~~„4 ~ . -~a' ~ ; ~ ~j ~ 3 ,;~..~...~=.m:~~ ~.~:~t , ~ . . . ' .w.u,..:~.,_~. ' ~i .x!* _ . . . . . . . ~ ~ ~ ~ " ~ ,~~+.:~.,,:~:-~r~#n.~_ ~.v.~ . . ,w.~.,,...~~; .~u.~..~.~.,. ' :~r , ..,....~a, . . . . . . ~.,.,.,~.,t~.,.t.,,,~ x•~ a~-,.~„~ .„~,=a,.,_.,.~~__. . _ _ t__..~~....,~,u.,
~ ~ ~ ~ ~ ~ ~ ~ ~ _ ~ ~ ~ ~ ~ ~ . _ ~ ~ , # _ , ~ , . ~ ~ _ ~ ~ ~ , , ~ ~ ; ~ ~ ~ ~ ~ . ~ - .
# . ~ ~ ' ' # .
$ . ~ .
~ ~
~
: ~ ~ ~
~
po. . ~-az~,i~~• . .
n~
' ~ . = - - - - - - - - - - - - - -
~ . ~ . ° " _
~
. . ~ ~ .
. ~ . . . . . . . ~ . . ~ r ` " - * ~ ~ . - - ~ s . . ~ ~ ~ ~ . ` ~ J ~
~ ~ ~ . ~ ~ ~ } j. :~w~, . ? i ° ~i . ~ ~ . . . . ~ ~ 1' ~ ~ , ~ ~ -.~.x ~ ~ ~ ~ , ~ i " ~ 9 w ~ ~ ~ ~ ~ ~ . ~ ~ ~ . ~ . . ~ 4 3., +
. ~ . . . ~ . ~ . ~ . . . ' , vms . ' ~ ~ ~ ~ °*E ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ E . ~ ~ ~ ~ ~.~t ~ ~ ~ ~ . . . . , - s s s . : . . . . ~ ~ ~
; ~ ~ ~ ~ ~i . ~ , , ~ : ' ~ ~ ~
'
~ ~ ~ ~ ' ~ ~ ~ ~ ~ ~ , ~
~ ~ 3~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ . ~ ~ ~ ~ . a _
~ ~ .~t ~ _ _ _ _
' ' ~
~ ~ ~ ~ ~ _ _ _ _ _ _
£ : ~ , ~ , ~
: ~
; _ ~ ~ - ~ ~ '
; t ~„~3 t t ~ : ~
~ ~ ~ ~ ~ ~ :
#
~ ~
~ £
~
~ ~ ~ ~
~ ~
~ ~
~
~ ~ ~ ~
~
~ ~ , ~ .
. £
~ ~ : s : ~.~a , : . ~ _ ; ~ ~ ~ , _
; : , ; a , . . _ £ ~ ' . ~
~ ~a . a,,
_
~
~ ;
~ 1 I 7 1
; ~
' ~ £
~ ~
~ # . ~ f ~ A ~ ~ , ~ ~ . ~ ~ ~ ~ ~ _ . , : ~ , . ~ ~ ~ ~ ~ _ ~ ~ ~ ~ a ~ ~ ~ ~ ~ ~ ~
~ , ~ ~ ~ . : ~ f ~ ~ ~ ~ ~ ~ ~ ~ . ~ ~ ~ ~ . ~ : ~ ~ ~ ~ , ~ ~ ~ . #~F ; ~ ~ ~ - ~ = .F , ~ ; ~ : ~ ~ ~ ~ { ~ ~ , ~ ~ ~ ; , ~ ~ : ~ . ~ ~
~ } ~ ~ ~ ~ ~ , ~ ~ } ' ~ - ' ~ ~ ~ ~u,. ~ _ ' ~ ~ ~ ~ r ~ £ ~ ~S , ~ . ~ ~ ~ ~ a . ~ ~ ~ ~ ~ ~ ~ ~ i t , . , ~ ~ ,
' ~ ~ ~ . ~ ; _ ~ ' ~ a • ~ ~ ~ ~ . ~ ~ ; .t ~ ~ ~ d ~ ~3 ~ ~ ~ ~ a ~ ~ . ~ ~ _ ~ _
~ # ~ ~ ~ , : : ~ ~ f ; ~ ~ ~ ~ r'~ ~ , ¢ . ~ ~ ~ ~ ~ ~ ~ , : , ; ~ ~ ~ ~ a . ~ ~ ~ ~ ~ ~ ~ ~ i t ~ ~ ~ ~r~' ~ ~ ; ~ ~ t ` ~ ~ C~ . '
' ~ ~ ~ ~ ~ ~m ~ , _ : , ~ - ~ ~ ~ ~
. ~~F ~ ~
~
~ ~ , F ~ ~ ~ ~
~ ~ ~
~
~ r~ ~ o°~
~
~ € _ , ° €
. h: . . . ~ # : ~ ~ ~ ~ . ~ : . . ~ . . . . . . : : . E , . . ~ ~ . . . ~ . , : ~ . . ~ . . ~ ~ . :e . > ~ . . . § , r . ~
~ ~ ° ~ ~ 'f ~ ' ~ ~ ~ ; ~ ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ . ' ~ ~ ~ ~ ~ ~ . # ~ ~
, " § ~ ~
. . ~ R , . ~ : -m - ~ . . 4 ~ : - ~
. ~ § ~ ~ ~ ~ ~