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ZE-53-89 J 1 , ' ' ' . • . . Bldq. Fermit Fee No. File No. ~c-L~ ~ M F'r oj ect Name Address ~ F'arcel Nct. (-~~.e r## y~ Q~ Sp~~ns~~r' s Name Ph~i 5U~ ~ 19 a~. y -D y-GGGk Fnq i neer /SLIr veyc~r' s/Ar c h i t ec ' s am l,lJ~ Tel eph-Dne # ~ Flanninq Contact F'erson Date Submitted Desc r ip t ion Init ials ~ ~ • / . • 1 • 1 I J 1 . J SPOK:.ANE COUNTY PLANNING DEPARTMENT APPI.ICATInN FOR ZONE RECLASSIFTCATION Date: No vemb e r 7, 1989 Appl ication No: Naine of applicant: M i c hae 1 D YC apr,ye . Street address of applicant: N. 10124 Ridgecrest Drive City: S-pokane State: WA. Zip Code:99208 Phone: 466-5463 Name of property owner(s): Walter Dunmire ( Guardianship ) Autborized agent representin owner (if other than owner): John Konen, E. 4124 - 24th Ave., Spokane 99223 Existing zoning classification: A.gricultural , Date existing zone classification cstablished: Existing use of property: Sinale Familv home. open areas. Proposed zone classification: UR-22 , Proposed use of property: 22 uhit co'urt aDartment. Legal description of property: That portion of Tract 2, Assessor' s Plat No. 6, Lying North of Mansfield Avenue, EXCEPT the West 100 feet and EXCEPT the North 190 feet thereof, Section 10, Twp. 25N. R. 44 EWM, Spokane Count,y, Washington - , Section: 10 Township: 25N Range: 44 EWM Source of legal: Comviled bv consultant from A.ssessor' s records. , Assessor's Parcel No. (see tax statement): 10543-0284,5 Property size: 71, 880 sq . fi5rontage: 2 5 3 f t- Feet on: Ma.nsf i e ld A.ve. Total amount of adjoining land controlled by this owner or sponsor: None Street address of property: If you do not hold title to the property affected by this application, what is your interest in it? Ontion to -ourchase from Guardianshiv Please list previous Planning Department actions involving this property: None ALL OF THE FOLLOWIING QUE.STIONS MUST BE ANSWERED: 1. What are the changed conditions of the site area which you feel make this proposal is warra.ated? . A.11 surrouhding properties are zoned in multiple family categories. This is the only remaining undeveloped property along Mansfield A.venue in this area. 2. What effect will the proposed zone reclassification have on the adjacent properties? None. A.djoining properties along Mansfield A.venue are all developed with apartment pro jects. This section of the application will provide the Planniag Department's staff with written verification that the applicant has had preliminary coasultation with the agencies identified. Results of the preliminary consultation should be incorporated in the proposal before final submittal to the Planning Department. , \ ' , ;~'•~.[~,i~Y:.~1.'.a~~ .~'~~''~.~"~~.~~'r PLANNING DEPARTMENT 'J;~ t BROAOWAY CENTRE BUILOING N. 721 J£FFERSON STREET - PHONE 456-2205 'i ~4 '''C•,, r• _ •~f SPOKANE, WASHINGTQN 99260 . . . , . $FOKAN[ COVNTY COUR7 MOVSC + :9~• A'}~.~' ~i Tf: . ~ ; MEMORANDUM ~ Q~~ 1989 ' ~ . , . : , . TO: Spokane County Engineer ' . _ , ~ k `,,~'s~. is..•,s:, , • ~1., _ Spokane County Utilities 1 . _ Spokane County Health District S5e County Department of Building & Safety Ftection Districts No. 1, No. 3 and No. 8 Colidated Irr. Dist No. 19, Malern Electric Water Co. ney Dept of Public Works, Spokane Co. Water Dist. No. 3 as ' gton State Department of Transportation FROM: omas G. Mosher, AICP, Senior Planner DA . cember 1, 1989 SUBJECT: Review and comments for below listed files for the hearing of January 18, 1990. Please review and return any comments for the following files by December 20, 1989. Ptease bring your comments to the attention of the assigned planning 'personnel. 1. SP-89-592; Appeal of Approval - Sec. 5-24-44 Sponsor: Calvin and Gloria Ferguson Assigned Planner: Thomas Mosher ~ 2. ZE-53-89; Zone change from Agricultural (A) to Urban Residential-22 (UR-22) ~ Sec. 10-25-44 - ? . Sponsor: Michael D. Caprye Assigned Planner: John Pederson 3. ZE-51-89; Agricultural Suburban (AS) and Local Business (LB) to Regional Business (B-3) Sec. 16-25-44 Sponsor: Gan-y Fowler Assigned Planner: Thomas Mosher f . ' County and State Agencies Fire, Water and School DistricLS December l, 1989 Page 2 4. ZE-48-89; Agricultural (A) to Regional Business (B-3) VE-89-89; Variance from yard setback. Sec. 17-25-44 S pon sor: Prokey Arger Assigned Planner: John Pederson 5. SP-89-603; Appeal of Denial Sec. 26-24-41 Sponsor: Thomas Rendall Assigned Planner: Thomas Mosher 6. PE-1581-89; MC DONALD MEDICAL GENTER ZE-5489: Agricultural Suburban (AS) to Urban Residentia1-22 (UR-22) PUD overlay PUDE-4-89 Sec. 15-25-44 Sponsor: Don Henrichs/Greg Jeffreys Assigned Planner: Steve Horobiowsld mo Enclosures ~ 1, COUNTY ENGINEER'S OFFICE A preliminary consultation has been hcld to di'scuss the proposal. Our requiremeats for sabmittal of this proposal for rezone have been 'sati 'cd. c ~ F (Signaturet 06ate)' 2. MILN.TY ~LMMZSDFFICE A preliminary consultation has been held to discuss the proposal. Our requirements for submittal of this proposal for rezone have been satisfied. The designated water purveyor for this site is . , (Signature) (Date) 3, WATER PURVEYOR . r a) The proposal (is)(is not) located within thc boundary of our service ' area. , b) Satisfactory arrangements (have)(have not) been made to serve this . proposal. c) We (are)(are not) able to serve this site with adequate water. . (Signature) (Date) 4, BUILDING ttND SAFFTY DEPfLRTMENT A prelimiaary consultation has beea held to discuss the proposal. Our requirements for submittal of this proposal for rezone havc been satisfied. This proposal is - located in Fire District No. . (Signature) (Date) 5, COUNTY HEALTH DISTRICT , A preliminary consultation has been held to discuss the proposal. The - applicant has been informed of out requirements and standards, . (Signature) (Date) I, THE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE ..........~.....,hT , , _ . . , _ r... . , Numbex SPOKA NE C0 IfNTY ENGrHE $g FRE T,IM I N A R Y C4N5T]LTA T 1 ON-- : . A. . Project Name; N)s PROPOSAL Number af Fareels:,'% T! - , SectionJLO T .`x. 2,V N,, R.__q ~A E.W,M,; QuarCer Z 2 3.4 DEVELOFIER hlame: ~ K . ar Address:~ 2. q AGENT Phone: Business ,.4;-g~ ~ Home , . - Name: OWNF`R Addres s : ~ . Phone: Business Home Name; . ENGINEER Address: - Phone: Business Home B. PRELzMzuA.tx corrsuLTATraN; Da te: lr f S~' I By: 11I . ' Preliminary a) Right-of-Way, 4L_fr ' , . Conditions b} Curb c) 5idewalk ' d) PaV@ e} Appraaches f ) Dj~ainage g) Srate/City Review Yes Na Remarks; , NOTE: This proposal must camply wiCh Spokane Caunty Regulations for Roads, Ap ` praach and Drainage in New Canstruction; Board of County Commissioners Resolutian • ; ho. 80-1592 as amended. Canditions,are prelimirtary and ma.y change afker field in- spectian and review of County recards. , C. INSPECTION Uate: Byt • , Remark$ ; . ~ . , . - . . R E C E I P T Date 19 0944 , . Received From Address Dollars $.~24" . ~ .,:a.. _ For v - C~~ 927 ~ r~9 ACCOUNT 6 q HOW PAID . L , . AMT. Of CASH ~ . _ - _ r . v. . . . ACCOUNT AMT. PAID CHECK O • ~ ' t~'~'~~; ! 0-N 0,09260 ~ BAIANCE MONEY g~/ OUE ORDER ~ t / ~ ~ . \ 8K808 REDIFORM ~ MICHAEL D. OR PEGGY J. CAPRYE 10 5 2 ~ - N. 10124 RIDGECREST DR. 466-5463 ' SPOKANE, WA 99208 198JL 28-7174/3251 . . . - ' PAY TO THE S t~~ I $ ~t:t7 zQ~ , • - ~ OFtDER OF : ~~t~•~:,r~ti't"i^Y~~ :~~.t3~- r~~'~ vW ~ 1 ` e IJOLLCRa7 ~ r'tSK. :'r:~r: `~}j; •v:K "'~;w ~R... STEBLING p W°~,"" ~ . SAVINGS SpoMm• W" 99201 ~ . FOR 0- ~ 1: 3 2 5 L 7 L 7L,01: 11101001136? LO 5 2 . ~ . ~ Rqcly Mounuin Bank Noto . ' ' - ' ' . - - - ' . . . . • . , " , ~ . . . , . . . . . • , ~ . . . . ~ _ SPOKANE ENVIRONAMWNTAL ORDINANCE 11.10.230 -1- SECTION 53,,c ' ~ ~ a Z j . . ~ ~ SP,oIUKE Ef(vtadtlriEnrAt oROtNlltlcE ( '(11AC 19T-1{-960) Stctlon 11.10.2300) Envlronmental Checkitst F„e No. ZE-53-89 Puryase of Cl+eck 11 st : The State Enviro mrental 9o{iCy Act (SEPA) Chapter 43.21C RCU. requlres all 9over mrcntal agencies to consider the envirornental 1npeCts of a proposal befare maktnq Aecisfons. An Enviranmenta) Impect Staternent (EiS) must be prepared for all proposals rltfi probable signlficant aEverse inpacts on the quality of the envlrornient. The purpose of th1s checklist is ta provl4e lnformetian to help yau and the eqency Identlfy impatts from your proposal land to reduce or avoid iaqacts irom the proposal, 1f 1t can be donel end to help the agency decide vhether an EIS Is requlred. Instructions for Appllcents: This envtromental checklist asks you to descrlbe saae Dastt tnforinatton abw t your proposal. Governmental a9encles use thls checklist to deter+nine •I+etAer tAe envlronmental tapacts ot your proposal are significant. requtring preperetion of en EIS. Ansuer the questtons brietly, wlth the n+ost prccise tnfornetton known. or qive the Dest descrlption you can. You must answrr each Questlon accurately •nd carefully. to the best of your knowledqe. !n aast cases. rau should be able to answer tAe questlons fros your own observstlons or prosect,plans rithw t the neeE to 1►tre experts. If you really do not knor+ the answer, or 1t a question does not apply to your praposal. write '0o not kna+• or •does not app1Y.' Cap lcte answers to the questtons now wy avoid unnecesssry delays later. Sorae Questlons ask aDout governoientat regulations. such as ronlnq. shoretine, enE lendmark deslgnatlons. Answer these questions if you can. If you Aave problews, the goverasentsl ayencles tan assist you. The checklist questions apply to a11 parts of your proposal, even if you pten to do thnA over e pertod of tlme or on dlfferent parcels of land. AttacA enr aGdlttonal intoreuatton that r111 describe your proposat or Its envfronnental effects. The agency to whicA you submlt this checklist rs+ey •sk rou to explain your ansrers or provlde additlonal infonw tlon reasonably related to detenaintng if there may be stgnlflcant aCverse trrtpect. Use ot checklist tor nonproj*ct proposals: tanplete thts checklist for nonproject proposals. even thouqA quettions may Ee answered 'does not svply'. IK ADOITION. ca+plete the SllP9lEl1ENTIlI SHEET i0R N04PROJfCT ACt1011S(Part D). For nonproject actlons, the reterences 1n the checklist to the words 'project.' 'appllcant.' and 'proDerty or site' should De read as 'proposal.' 'proposer.' and 'affected geographic area.' respectively. A. BAr-KGROUlID 1. 'ta.e of proposed proJect, if •ppllcable: 22 uni t a,va.rtment nro j ec t , 2. Na.e of Appllcant: Micha.el D. CaDrVe ' 3. Address and phone numDer of •ppllcant or contact persen: N. 10124 R i dge e r e s t D r i v e Svoka.ne, Washington 99208. Phone : 466-5463 Contac t: John D. Konen, E. 4124 - 24th A.ve., Spokane, wA. 99223. 534-6668 19 89 4. oate check 1 i st prepared: NQ V P,Mh,2~' 10, 5. Rqa,cy requestinq cnectltsc: ST)okane Count,y Planning Commission 6. Proposed tininq or schedule (tncluding phasing. 1t appllcable): , Spring 1990. , l, a. Do you have any plans for future additions, ezpansion. or further activity retated to or co m ected with thts proposal? if yes. explatn. The nro ject is designed to be comiDatible with ad joining nro jects to the north a.nd west and use the drivewa,y to provide access to other pro jects D. Oo you own or have aptlons on land nearby or adjacent to this proposal? If yes. explain. No. Thi s i s the extent o f the ai)pli c ant' s option. 8. List any enrtronaental infor+natton you know about that has been prepareG. or will be prepared. dirtctly relateE to this proposal. i nfn,-rmatinn rac bPPn rPn rPd,, a1 thntiFh tPSt hnl Pq avP bPP_r dug on the propertv to determine the a.bliltv of -orovidinaa on-site dra.infield systems. aev.z/t/sa ~ . r ~ i ~ ' sroWn L;avtecr+rarrrAL earityANce , (vAt 2.97-1i-960) S•ccioo 11.10.230(1) . , A. 6ACxLZdQ!!D (contimud) 9. Do you taov vhathec applicacloas •r• psnding tor governnsntsl •pproval• ot other proposaly dlrecclr •ffecting the propercy covared by your proposal? It res. ezplain. None a.re knourn. 10. List any government approval• or peraics that vt ll be needed for your proposal. lf knovn. 7,nn P Y`PC3 a'-- -C! l fJ C A tJ O,Yl tC1 UR=22, Spoka.ne Co. Hea.rine: Examiner Committee, Buildina -oermits, Snak. Co. Bldg. & Safet,y, A.ccess -permits, sidewa.lks, dedica.tion of 5 ft. a.long Mansfield, Spok. Co. Eng. , Sentic tank and dra.infield nermits, Spok. Co. Health Dist.. future connection to seu►er svstems. S-ook. Co. Utilities Del)t., Main extensions and fire h,ydrant, Consolida.ted Irr. Dist. ll. Cloe • briet. camplece deocription of rour p[oposal. including the proposed use• and the size of the proJect nnd slte. 'here erc aeveral Questlooi Lcec in thi• checlellsc thac aek you to deseciba cectain sapects of your proposal. You do not need co reqeit tfioee anavers on thie pagt. The apnlie-:a,nt is -oro-oosinp: a. 22 unit ana.rtment Dro iect which takes a.dvant,-kae pf the to-oQgra~~hy of the aite . T-he nrn jPci; wi 1 1 bP di vi dPd into 2 buildings, 2 stories high with 41 off-street narking stalls. The a.rea of the site is 71,879 s4. ft, vrhich could allow up to 35 units. It is possible that additional units might be -ola,ced on the site when , sewer trunks are extended to the area.. 1:. l.ocacioo ot the proposal. Give tufCicianc lnfocaaclon for • person co understand ch-a precise locetion of your proposed proSett, including a •tteet addreas. if any, •nd •ection, tovru hip •nd range. it knovn. It • proposal vould occu[ over a range•of •rea, pcovide the range or boundsries of the slce(e). Provlde • lesal doscrlptioo. sice p Ln. vleinicq eap, and topographic as0. !f reasonably availaDle. ilhile you ehould auboit anr plsns requlred by che aaenc7, yw are noc reQuired to dupllcace map• or detailed plana aubaitted vlth any peratt applicacton reliced to thi• checklist. The nronosa.l is situa.ted on Mansfi P1 d Avenue bPtween Pines and Houk. Section 10, Twp. 25N, R. 44 EWM., Spokaxle County, Washington. The site is completel.y surrounded b.y a-oartment nro jects. Situated on the floor of the Spokane Valley on the edge of agrani te outcrop, the si te i s about 500 ft. W. of the Walk in the Wild Zoo. , 13. Does the proposed ac[1an lle w1[hin the AQuifer Seruttive Area (ASA)? 'he General Sewer Service Area' :he Priorlty Sewer Service Aree? 'he C12y of Spokane' (See: Spokane County'• ASA OverL y Zone Atla• [or boundaries). , The DrQjec t is wi thin the ASA. #jaD C'~A, ttp PSSA wi thin SpQkane Countv -0 Bt COKLL"LD DT APPLICANT D. @"IROIV.`CElr'.AL CI.LT~.`RS Evalwtion For Agency Uee Only l. EAR-_n a. Generai deserlptlon oE the elce (clicie one): flet, rolling, hllly, steep atopea, mountainous, ocher: H111}T b. 'thac !s the sceepest slope on the eice (appro:tmace peccen[ slope)' w T_ , 20 to 25% in sDots. See contour base. , c. 'Ihac general cqpes of soile are Covnd on the •ite (Eor exaople, clay, sand, grevei, peac, muck) ? Lf you kaov the classiflcatlon of agcicultural solls, •pecify chea end note any prlme facmland. Silt Loa.m and Va.llev aravel soils in southeast nortion, gra.nitic outcrobs for the ba.la.nce of the site. d. !1re there surfacc lndiuc'.ons or histocy oE uruuble eoile in the im:mediace vicioi_y' If 90, descrLbe. No. The nroT)erty will require some terra.cing to accommodate the units, parking a.reas, and driveways throuah rockv a.reas. 2 . { Sfi'OIUkKE EKY'~ROIIhlEMT11L 0kSl1hCA11CE' ~ [WAt 197-11-,1W 5e[tian 11.10.234{il , . 'B.EhlviRaNMENTAL ELEMEKFS(continued) Ewe1ua[icn For ~e e. tiescribr the purpose. t3pe, a+~d apprvxi~ete quantitlas af any filllng ar grading propasad. Agency Use Onl Fndi[ate source of fIIT. - P a2ed2d to aecqmModate buildiners, -narking areas and utili ties , f. Cou1d tr0slffn accur es e result of clearing, tonstruc#ian, or use? lf sa. qenerally descrlbe. -;~.b.D 12 i 1 , =P rLf t P ~~J_h[P_ is 1 ~ ~ d --durina canstruction, Erosion will be confined to the si~e and should be minor, g. A6ou[ r+ha# perClrr¢ at the site wi}1 be eavered w1th 1mperrious surfaces after projeet cnnstruc- tiQn [far eaamp1e. ;#phel[ or bu#ldinqs)i About 121, % af the site wi11 be covered in buildings with anather 3$% in parking and driveways for atotal af just over irrx-oervzaus surfa.ces, h. P*DpOSld n*bSUr+es #p reduce or control ervsion. flr other fmpactf ta Che eerth. if any: Disturbance of 1ess than one acre of the site during construc tign, c ortformanc eta 5.C. A.. P.C-7A. requiremerrts. z. AIR a. WhAt [S+pe pf e,aiSsjans to tks! 81r wauld rescplt f rda the pfdp4$al (i.2,, dusi, autatUbile, qdqr5 lndustrlalF wopd gmke) dyTing CGn3truCtfpn and rh¢n #he prc,feCE 15 CaiMletfid? Ifi any, general1y deSC*ibe arrd gire appro-xirnate qL18fItIC$3 if known. Dur,iW constructionfsome dust could be created durzn&r in2 tial gra.ding. The completed proj ec t will . te fewer than 220 car tri-ps iaer day and should have lit-tle b. Are there any of{-Site SoUrtes af eff1s5#ans or pdor that mey affgct your propo-sal? lf So, x~-Da~ ~~n ax ~~ua1 1ty. generaTly de3cribe. The -Dra ject is within 1f4 mile of 1-90 and . 1 ma.1 e f rom Kai ser A.luminum. C. Prapased meaSUrts f4 reduCe or cantral enlsg9pn3 or other impacts 'Cn air, if any: _Cnraformance to S, C. A , P. C. A., requireinents. Na deciszan has been made by the developer an the insta.Ilation of woad stoves. 3. VATER a. Surfs[e: (1) Is if+ere any surfr,. .!rt•r t^ay an flr in the iumedlate vieinity af [he site including year- Fvund and seasonal stredrns. salkw,6te*. 1ake3, ponds, retlands}? If ye5, de5Cribe lype and pravide names. If sppropriatei state xnat stredm ar river 1t flaws ifita, ND 7'] e. {2) Wi]1 the projcct reqeire any work over, in, ar adjecenC to {within 240 feet} the descrfbed xaters' jf yes. pleage destrfbe and etxach availa4ie plans. No. The project i~ over 1/2 mile from the S'aakane River. , ~ SPOMANR LPIPIX,.hRl6MM ORDIriAN(.Z , t ' .(aAG 97-11-960) Seccion 11.10.230(1) • 6, ZNViRON!SLNTAL ELOR1f:'S (coocinued) . Lvalwcion Po[ Agencr u.. onlr (7) Estleyte the awunt ot t111 •ed drsdga aateTial tlut vould be pLced in oc rtmowd tcou cfu •urtace w ter ot wtland• and indi u te the •rea of the site that vould be a[tectad. Indi uce tfie source of fill oaterlal. None. N/A (b) Vill the proposal reQuire •urfu• water vithdraval• or diverslonst Cive a aeneral desctip- [ion, purpose. and •pproxLaate quancttlan, lt knwn. None. N/A. , (S) Ooes the proposal lie vlthin a 100-year (lood pLin? I( so. nots locacion on the site plaa. No. (5) Doe• the propasel involve any discharae• o[ vasce ertertals co •uctace vacers1 1[ so, deserlDe the type o[ vasta and ancleipa[ed volum ot discharae. No. b. Cround: (1) V1I1 groundvacer be vithdcavn. or vlll vater De dlecharged co grourtd wter' Cive genecal deecription, purpose. aad approslteate Quantlties. if Imown. , No, The site will be served b,y a public water s.ystem. Discharge from initial septic tank and drainfield system (or alternate system approved by Health A.uthorities) and surface wa-ter drainage will conform to "208" (Z) DescriDe vaste aaterial thac vill be discharged leto the ground [coe septie tank• or other uaiu cy vute creetasnt facllicy. Describe the geeeral •ise of the srstem, the numDer of houaee co be secved (Sf appllu ble) or the number of QlTiO N the syscea(s) are expected to serve. An interim on-site sewage disposal system will be sized for the site until a public sewer system i s extended to the si te . The pro j ec t i s 22 uni ts , however, ?n1y a portion ot" the ~ro~ect m~y be ~nitiall~r built if there are drain- (3 Des riDe any •yssens, othsr than those sign for the posal o eanitary va• . Lnscelled for the purpose of discharging fluid• Eelov the grouad surtace (include• systens ~uch f i e 1 d or o th e r 1 l.m 1 ta.t 1. Q Y a• chooe !or the diapossl ot •toro vater or dral mge tros floor drairts). Deeerlbe the type of syncea, the aoount of mateTial to De disposed of CArough the syscea and the type• of m te[iala llkely co be diaposcd of (including materials vhich oar entar the syscem inadvertenCly chrough aptlls oc as a result o( firefighting •etivities). A. specific system has not been sized or designed for the si te at thi s time. The pro j ec t may be limited , until Snokane Co. sewers are extended to the site. Surface water runoff will conform to 11208" requirements. (4) vlll •ny chmicals (espeeially orsanlc solvenc• or petroleua fuels) be stored in above- ground or underground scarage canlut Lt so, vhac tqpe• and Quantitie• of asterials vill be eto red' ~o . TPri s is a r e si dential -nrQ jp- t. 4 . ' ' ~ ' . , • ~ SlOIUNC L?fVIRGNftLNTAL Q1tDjttANGZ ; • '(uAC 'r91-11-960) Secclon 11.10.230(1) D.. IMtAOFtlQKTAL LLL?QN:'4 (continueE) ivaluatlon For Agency Use Only (S) uhat protectlve measures vlll De takan to 1nsure thac leaks or spills of •nr chooicals stored or used on sic• vill not be alloved to percolate to aroundvater (chl• include• eeasu[e• co keep chesicals ou[ of dlsposal •rsteu• described in 3D(2) anA )b())' This is a residential nrolect a.nd storage or use of large amounts of chemicals is not anticipated. c. Wacer Runoff (lncludlns stoca vacer): (1) DaacriCe che source ot runotf (lncludirtg storv vater) and osthod of collectlon and disposal if any (irtclude q wntities. if knovn). VM rn vill thi• water tlovt Vill chl• water (lov into other vacers? If so, descTibe. Surface water runoff from the 1.65 acre site will be directed to "208" grass,y percolation areas at the base of the propertv. There are no'defined water channels on the site. (1) Jill anr chemlcals be •tored, handled or used on cM •ite in a lo u cion vhere aspill or leak vill dratn to surfaee or groue►dvater ot to astocm water disposal •ystm discharging co eurface or grounAvater? No. This is a residential project. (J) Could vaste "terlal• enter ground or •ur(ace wacers? If so. genecally desc[lbe. This is a residential project. Sewers should be made available to the area wi thin 5,years . d. Proposed messuree to reduce or cootrol sucface, ground, end runoE[ water impacts, tf any (i[ t the proposed •ctioa lies vithlo the Aquifer Senaitive Area be espeeially elear on explartations r relating to lacilitlo• coneerning Sections 3b(4). ]b(S), and 3c(2) of tfiis checklist): Interim installations will conform to applicable health requirements. The projec t will be connected to a uublic sanitary sewer system when the trunks are extended to the area. . Pl.ANTS a. rheck or circle cype of vegecatlon fourtd on che elte: X deciduou• cT«: .lder, m.Ple, aspen, othet. Residential trees around house. Xeverg«en tt«: «r, ced.r, ,ine, other. Pine scattered on property. . X ehne.. Surrounding existing house. X sra.,. Scattered on pronerty, pascu[e. erop or graln. vec eoil plance, uccail. Duccercup, bullrw h. •kunk u bbage, ocher. water plancs: water lllly, eelgrass, allfoll. other. ocher types o[ veqetatlon. b. Whac kind and aaounc oi ve6ecation vill be rmoved or •ltered? A.bout 75% of the trees will be removed a.nd the site will be replanted with grass, shrubs and o ther trees. c. Liet chreatened or endangered specles knovn to be on or neat the site. None are known. This is an urbanized area of the Spok ane Valley. d. Proposed landscapiog, use of aatlve piancs, or ocAer measure• co preme rve or enhonce vege[acioo on che s1ce, lf any: Some native nlants will be retained in rock ou tcrop areas and along some perimeters. 5 . ' ' • ~ ~ , , . ; SPOKANE ENYIRG11?4ENTAL aROiHRNCE • . ('WAC 297-11-960) Sectton 11.10.230(1) ~ • . . B., SNVIRONMENTAL ELEHENTS (contlnueG) Eveluetlon For Aqency Use Only S. ANIMALS e. Ctrcle eny birds and anlmals whlch have been observed on or near the site or are known to be on or near the site: birds: hawk, heron. eagle, songbirEs. other: hZwk ana Q().np: j r rj ,::z mamnals: deer. Dear, elk, beaver, other: SI11 8,1 1. an i m a 1 s fish: bess, salrtan, traut. herring, sheliftsh, other: Other: -T-hp i0 K.nn ft_ W_ nf Walk-in-the-i~ild Zoo. b. L1st eny threatened or endangered species known to be on or near the site. None. See above. c. is the slte part of a mtgratlon route? If so, explaln. No. The area i s heavi ly urbani zed d. Proposed neasures to preserve or enhance vildllfe. 1f any: Retention of some of the Pine trees on site. 5. ENERGI' AND NATURAL RESOURCES a. uhat kinds of energy (electrlc. natural qas. wood stove. solar) w111 De used to meet the the cosnpleted proJett's energy needs? Dezcrlbe whether 1t w111 be useC for heating, manufac- turing, ett. Electxicitv will be used for ligPrting, natural gas or electricity for space heating of residential units. Fireplaces (if installed) will not be primary heat source. A. Would your project affect the potentlal use of solar energy by adjacent properties? if so, generally describe. None. The buildings are sufficiently set back from adjoining properties to the north. C. uhat kinds of energy conservation features are included in the plans of thls proposal? List other propased measures to reduce or control energy tmpacts. if any: Con$truction will conform to Washington State Energy Code as adopted by Spokane County. 1. ENY(RQYMENTAL HEALTH a. Are there any environmentat henlth hazards, intluding exposure to toxit chemicals, rlsk of fire end e,eplosion, spill, or hazardous wnste, chat could occur as a result of this praposal? If so, describe. None are expected. This is a residential project. (1) Describe special ertergency services thet might be required. rr-~vieexpeeta-d . 'T' z' a a-r-° QUP n t i a 1_nz rn l 2 C't . 6 . . ~ • ~ . ~ . . ~ EP'ORANG CNVIROlild'tit&l. ORDINA!!CL 4 (vAt 197=11-960)~ Seccion 11.10.230(1) B. C"iVIROttldlrT&L E[.DMM (co"cinwd) Lvalwtion Tor Ageacy u.e oniy etrviROxrEtr.u. Heu.-M (concinuea) (2) Proposed measures to reduce or tontrol ':•lsonmenc&l heolth fusa[Ee, if •ny: NQne • Thi s is a residAnti a 1 1)roj ec • b. Nolae: (1) What types of noise exisc in the are• vhich oay •[fect rour projec[ (for exumple: trat[!c, equipmenc, opecatlon, other? Tra,ffic xioise from I-9Q and Pines Interc_h_ang (2) I11ut typea •nd levels ot noise vould Ee cr uced by or associaced vich the pcoject on • short-tecm or a long-teeo baei• (for e:anple: crafflc, coeucruction, operation, o[har)? 1ndlcate whac hours nolse vould coos irom che •ltc. Althouah a-Qme nni se will hP crea ed hv machi ner_y during the construction nhase, the project should retain noise levels common with residential environmants, including the adjoining apartment projects. (3) Proposed sessure to reduce or control noise lepacts. 1t anr: The rocks, retentinn of some of the existin¢ tree cover, supDlemental landsca-oina, and the nlacement of units on the site should help reduce noise levels on adjoining properties. B. u:ro J►ND S110REL1t1E USE a. What to the wrrent u.e at tne .i« •na •dj•«nt Prooe=t,e.? The site has a single f ami ly home ( vac ant Surrounding use s are apartments. b. Ile• che site bren used for agriculture' If so, descciDe. No. c. Descrtbe any atructure• on the slce. Exi sting vac ant single f ami ly home. , d. Vi21 any acructure• De deaoliahed! If •o, vhich? ye s" Tj1P eXla,t' ng S i ng]_P f a i 1y hnm P wi 1 1 b P d-e- molished to make way for the new a-oartment buildings and associated parking areas. e, t7'iet !o [he curren[ zoning c1ass1flcaClon of the sltet A,gricultural uhat i• the current cooyreheasive plan desigrsatloa ot the sice! Urb an ~ g. It appllcsble, vhat is the curtent •horeline naster program designation ot the site? N /A h. Ne• any part of [he site Deea cla uificd •s ao 'eavirottmentally •onsltlve" area? Ii •o, •peclfy. No. The site does erijoY promimitv to the Walk- in-the-Wild Zoo which was selected for the rock outcrops. L. Appro:iwtelp hov oan7 Dea91s vould raside or vock in cM cooplated pcojectt Apl)roximatelv 50 DeoT)le would re,-jide in the com-Dleted pro ject. 7 . . , • ~ . ~ , . ~ 9POICAHE ENVI7lOtt2mNLa~ O"INAlICL ! ' (VAC'197-11-Q60) Section 11.10.230(1) • • D. ' LNVIROt1fQNTA1. L1.RR11T3 (eoutlousE) Lvalwtion Por k.ncy u.e onlr j . Approxioately Iwv aany people vould the coapleted project d1spLee1 None k. Proposed susure• to avoid or raduca displacmaat impacta, LC an7: The existing house is currentlV vacant and is not a candidate for rehabilita.tion. 1. Ptoposed saasuTes to ensure cM proposal 1s coapatibl• vith eslstina and pro}ected Lnd usao and plans, if an7: Conformance with UR-22 standards, "208", U.B.C., State Enerav Code, and other reauirements of this . zoning ac tion 9, lloUSING a. Approxlnately hov mAny unlt• vould De provided. L[ •nyT Iodlcate vhechei hlgh-, eiddle-. or lorlncoee howiea. a1)1)rpx 22 mi tir31 Pinn-nmP unj„tq_ b. Approxioately fiov nany units, if •ny, vould ba ellairuttd? lndlutt vMttur hlgh-. aiddle-, oT lov-tncont houaing. None. The existing house is vacant. c. Proposed n"sures to reduce or contcol housin6 impacts, l[ anr: None. io. XEsT,iertcs a. What ls the tallesc hetghc ot an7 proposed struccure(s), not including antero+as1 tiihat is tha principal exterior building aacerial(o) proposed? The ana.rtments will extend to 2 stories in height a.nd will use wood a.nd masonry exterior materials conforming to other pro jects in the immediate area. b. lrhsc viev in the icmediace vicinity would be alcered or oDacructedT None. The Dro,ject is on the edge of a hillside. c. Proposed measures co reduce or concrol aeathetic i■pacts, if anr: Perimeter landscaping per UR-22 standards, retention of apDroximatel.y 25% of the existing trees on the si te . tl. LICII:' A?1D CL.ARE ' 'that type of light or glnre vill CM proposal pcoduce? 'rhat tioe of day vould it malnly occur? Light a.nd glare will be confined to the parking lot a.reas immediate to the buildings, such fixtures will be low intensit. b. Could light or gLre fron t!u f1n1sMd p[oJect be a salety hasard or interiere vich view? and diree ted downward. No. Pa.rking areas are shielded by buildings, rock outcrops. c. t+bet exietlng off-sita sovrees oi light or glare say aftect your p[opoeal? No. d. Proposed aeasure• to reduca or control lighc •nd `lare lopacts, if •nr: Use of loW-intensity standards with downlighting. e SPOxA'dtL CNVIROFfMNiAL 0llDINANCL i . , (VAC 197-11-960) Section 11.10.230(1) • . . S. L1iVIROft1SLTITAL EI.QQNTS (cortinued) ~ Lvaluation Por pgener Usa Only 12. RLCREATLOri Vhat deslgnated ♦nd !n[otil recreatiorul opportunitie• are !n the 1muediate vtcinityi Walk-in-the-Wild Zoo is a.Dnroximately 500 feet N.E. of the Aro-oosal, together with -park areas along the Spokane River approx. 1/2 mile N.E. E. Would the proposed project dleplace •ny e:isting recreational usesi it so, dsecribc. No. The site is not used for recreation. c. Propostd aeasures to reduce or control lmpact• on rocreacioe. includlna rscreatto N 1 opportuni- cie• to De provided by the projecc or •pplieant, i[ any: No formal recr tion .fa.cilities will be constructed on the premisis beca.use of the few (22) units contemplated. Some outcroDs will be retained in the landscanescheme of the pro j ec t'ror passive enjoyment. 13. NIS'ORIC AND CUL?URAL PRESCAVATION Are t!w r• anr places or object• listed on or proposed tor natiot+al. state or loeal presecvs- tion ragisters knorn co De on or ne:t co the •ite2 if so. ganerally describe. None are known. • D. Cenerally deitrlbs •ar landaark• or evldenca of historlc archaeological, eeiencltic oc cultural loportance lrnovn co De oa or eext co the site. None are known. Plantes refYy-is apnroxtmately 1 mile north of the site. c. Proposed aeasure• to reduce oc control Impacts, it any: If a.rtifacts are discovered during construction, the designated County Historic Officer will be notified. ia. 711AtiSPOA7AnoN a. Identlfy public etreece and highvays serving the site and descriDe propoeed aecesa co the existing etree[ •ysten. Show-on site plana, if eny. The pro,iect will access to Mansfield A,ve., a residential -acceaz street connecting to Pines Road & the Pines Interchange, I-90, A. driveway will be Yonstructed to connect parking areas to Mansfield A.ve. b. Ia slte currently •erved by publlc transi[! If no[. vhat ia the •ppro:Snace distance to the nearesc trsnalt •cop? A. Park-and-Ride facilitv is located on the N.W. quadrant of the Pines C. 9,aARR]~d~~~1/p.3Wti 1%ee+ V%q;~n, 9o9e X~Pqojj~~Ait,.te,. zh-° ' Ppi gnPd with 41 off-.~treet Darking -svaces 'i'i revuired) . No formal -oark*-'.ng spaces exist on the proDerty at this time. d. U111 the proposal reQuire any ncv rosde or etreets, or lmprovement• to existing rwds or streeta not lncluding drlvevays? •o, genarally descrlDe (ladicate vhethar public or prlvate). No. Spokane Co. is requesting a. 5 ft. dedication ' along Mansfield to accommoolate a siciewalK ana utility easemen-t. e. Wtll the project use (or occur la the imaediata vicln![y of) vater, rail, oc air [ranspor[acion? If so, generally descrlbe. No. The project is well removed fr>>m air, water and rail transDortation networks for commuters. 9 , 1 . ~ • ~ t ~ . ~ 1 r ' t 8TOlUNLT LNYfR02i`.[tN'[AL ORDIIIAtfGZ f ~ (uAC 10-11-960)t Sectioo 11.10.230(1) D. LNVI]tOtRQlP-./u, n,EMEIM (coatlnwd) Cvalwtion For Agency Ust Onlr ~ Hov sany vehicuLr trlp• per day vould Ee genereted Dy the coopleted projacc? If knovn, lndicate vhen ptak vauld otcur. Approx. 200 to 220 vehicular trips per day would be generated by the 22 unit apartment project. g. Proposed oeasures to reduce ot control traneportation lopacts, if any: Proner design of acc.ess drive to Mans~iel-d, installation of sidewalk along the N. side of Mansfield. 15. PUBLIC SERVICES a. 14ould the project result 1n an lnereased need for publlc •srvlces (foc exaaple, flre proteccion, pollce protectloa. healch care, achools. other)' If •o, generally dencrlbe. The nronnsal will crea.te incremental demands on public services which will be off-set by higher revenues from the development ana occuDancy oi the property. b. Proposed oeasures to reduce or control direct lmpaets oe puDllc •ervices, if any: B'uildings and fa.cilities will be constructed to U. B. C., Fire Code, and btate Energy uoae toge-ther wi th c ondi ti ons o f anproval o f pro j ec t. 16. U7ILI7I£S a. Circle ut111ties currencly •vai L ble ac the •ite: electricity, nscural gas, vater, refuoe eervice. celephone, •anicary eever, septlc aysten, other. A. full comT)lement of utilities are available at the site. A.n interim septic system will be used until extension of b. Desctibe the utilities thac sewers to the area. proposed (or the project, the utilicy providing the service •rtd the general conscruction actlvlcie• on the slte or ln the ivoedlate vicinlty vhleh aight De needed. Electricit,y & Nat. Gas - W.W.P., Telephone, 'U.S. West ! Water, Consolidated Irr.; Refuse, Valley Garbage; , S-AWe~'-'N~'3?Z3 ex#enr~P131 Sr~nkanP ('ni~ntv C. SICHATURE I, the undersigncd, avear under the penalty of pecjuty thac the above responses are mede truthfully ana to the Dea[ ot oy knovledge. I also underacand that, stiould chere De •ny villful misrepresentation or vlllful Lck of full dlsclosure oa @y part, the aRency oey vitAdrav any determination of nonoignific&nce that it aighc issue in reliaoce upon tRi• cheeklist. - Da te : C Proponent ML`~\ae_( L). ~...G ap f y Q, (Pleue Priat or 7ype) Proponent: zQ1 Address: A/• /Ci jLy ,►Q~d ' C-~ • -i `.I ¢ signacure) v Phone: lll S! Person completing corm: J Lp , Konen, E. 4124 - 24th A.ve. D.«: Cl Phone: 534-6668 ' TOR STAT* tlSE OHLY 5caff oesDer(@) revlevirtg checkllst: Based oa th!• acaff reviev of the environoeotal checklisc •nd other percinen[ lnformatlon. cM staff: A. Conclude• tluc ther* •re no probaDle slgaificant adverse iapact• •nd recamoerd s a determlattlon of nocuigoiiicance. H. Concludes chac proEaDle •lgnlflcant •dverse environoental lopacts Ao e:ist for the cu nent proposal and reconmnd• • eltftated decec- alna[lon of nonilQnlflcance vi[h coodltloru. C. Conclude• chac chare are probable slgnificaat adverse eovlroaosntal lepacts and recaaveads a determinatloa of •ignificante. TILItiC TLE - =75.00 , 10 • 1 ~ ~ / ~ ~ ~ ~ ~ • I ' ~ . ~ - 6~1 p. 0B 1~ 1~ C7 R T Y O F ~ P O K A C O U N T 114 10- 25 ► ~ ~ - ; -A SSE S S O.R ~ ~ ~ . . . : ~ - 200 ~ . . . ~ ~ ~ ' ~ • t ~ s~.,, ? ~ ~ ~ ~ ' • '~d'~ S g~ ✓.3 V, y : 1 7d g.s ' ~ ~ '3 ~ 'i~P h "~yFS o Q o 31' - 84C r 62,,/ 64 A , _ o ~ 4 ~ h p6 ' • ~ ~ ~yc~ . b'L, 21 6J 99 _ . _ . . . ~ ,o o ~ ~ Y a4.29 0 W 494- 42 a :2°* 4 4 0 63 B9. ( 2 17 31 k ~ q~5 o n ~ • - - - ?ee > a; 04 ¢ ~ L ~ P f;.~~~ O 14 a r ~..1 S• 2 6 . ~ ° .I ` ' i o06 $ , - 210. os 124so . 40 ~n2 ~ S MF%5 ro.o p oO n 0 8 , - ~ • . 40-76c ' 'lio ILl 3~ < aD/ o ~ 9 a I C _ fl ^ ~ •i- ~ 74, v E~vG. zeo _ . 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S.S,H.N'o PINES ROAO -A' M.6.;f•0z~wl I O 0 N 0•14'W. 79~'•r4.i - ---ti~-`--f• - _.-s.r:~_ :.i ~ ~ ~ fi a - - 13. ~ . _ _ . _ . . _ , . ~ / ~ ..i ~ ; _ _ (Jl ~ wIN PG~l#e5,5 Q N 4 ~ ~ I j CN~ v ~l~ ~ ~ 'I vu' /c.y0~ -T ~ 3~'• < ~ _ ~ _ _ _ ~ ~ H • N i i ~ I i I L ~ ~ N~~ ~i m _ ' ~ . . ; ~ ' r : • . Ul N U ~ ' b . ~,I I . • ro ~n:~; W N ~ ~ ~ z , z~~ ~ ~ . ~HOLi K, ~noH ~ " . ' ~ , _ i ` / ~ ~ 'i.~., ` ~ \ . a~/rdQ : w~~. ii• ~ I W/N PT i3+G~7Z I I • _ ~~1 - _ _ • - -J~O4 Z ..Ie r C g~^ Z l5 -A~ ll~ti V r 3b K ~.N ~ ~ I - - . LO ~ 17-20.3 P, C. ` ~ ~ A • r-1nD I ~ Wood lown, , Q' - - ~ - _-0Nry I ~ • n. ~ ~ . o ~ ~0= N 3 ~ ~U v~i~ ~ ~r ; • ~ ~ ~ - - ~ ~ K/l AA?90 L96 9 a23:,W ~ - - ;~G ~ ~ ~ ~ > R&7,~ie ► or.,z - - - ~ , ; ~ m • ~p o Z - - - i • ti;;; ~ , ~ z C I 23T ~ ~ - - - - . i•f rl m ~ ~ ~ - ~ - -~ic ..1c,?'C~ i f tD , ~ MiDdnald 7 GOT I0 . 7 . . F`• + o ~~~:•+ti ` 0 '-~---~r ' P.o,T ~f1c l !d-'-~----------- ~ - - ' - - - _ . A ~ ~ ~ ~ ~ 761,10' ~ Z E - 5 3 - 8 9 : . . .t . . . : ~ . , ~ M ' I I. 1''0 MMN •D JMMrOAp ~ r PROJECT INFORMATION EXISTING ZONE-AGRICULTURAL I PROPOSED ZONE UR-22 " I2 v~RKNO~~'s . _ ~ . _ ~ _1__ n x SITE AREA 71,879.52 S.F. ~ _ . % BUILDING COVERAGE 12.52 '~~I,,'. • . ~ ; ''~Y ` . 'r.r ,~F''':,,yvr S:; ^ • ry,.. i ' % 4PEN SPACC 50,53 ~o~~ , . :~4r`;•.• : REQUIRED PARKING (1.5 x 22 units) = 33 IN Ts 21 2 TORY PROVIDED = 41 N LEGAL DESCRIPTION THAT PORTION Of TRACT 2 ASSESORS „ ~'i:~ ~:~i' 4;'t'''~``'•`'i;w'~;; ? PLAT N0. 8 LYING NORTN OF MANSfIELD ~ ~ ~"~i`~'v"~"~''~ " . ;i ' i: r . ~ ~ . ~ ~ f!• ~ ~i~`I.~.a- ^ AVE.,E1fCEPT THE WEST 100 ft. AND / ;;=.t'~"' ~ , EXCEPT THE NORTH 190 IL THEREOF • , ; S10 T25N H44 EWM., SPOKANE COUNTY, N~ WA. . . ..7 . • x: 19 PARKINO BTAll9 _ w ~ ~ r ' ; i;-:'" ;t,,, W41~+0w1* 04 w+wto ; • , ~W ;.~,~''1~;~'+ ~ '7.• ~1'Y L_;-~'' • , • , . -^a~,. ~~I ~~1~;~~i..;'.: SITE ' ~ 1 " ;..,;1:.~M ie' . I ` ~ . ; > ~ : ~7 L71 • I' ~~1.4 y 1{ \ 1 l ~ r. :J,~~.~~~: ,~'~I?''~I ~ 1~ T~S -~STO Y . ~.~'•E~. ~ • : r..y• :.o ; ` I ~ ~f ' ,.iC.v:.( ~ ~ ^ I .ria~.. i / , . ~ ~ •:1 •1 rlv Wrvl ~ ' • ~ ~ ~/'I~.. . • . i. ~nAl ~0. " : ~ ~ ' ~ '~I .N; ;AOtX;' , ~ r i 1•10 ' . •'~i ~ ~ `t N • ' ' ' • ' 1 1. Y. -^w11 : : ~ . . ~~,r• ~ 0 3. d^'r .1.1 U~ ~~nl U It• s"^jre~ 1 ~ ~,O~IM1 ~NI rr•, ~ . VICINITY MAP ~n,,,<<~ ~ ~ " ' „~,•,y«^~-'' - - . -r MANSFIELD S'f. ' t . NORTM . 'SITE PLAN ~ SCALE 1:20 ~ ■ w 8 ~ . ~ ~ NEW RE20NE FOR MICHAEL D. CAPRYE . RCHITE~CTS~ &~ASS CIA 9POKANE, wA. ~Trtiutnuarmr Q e• 1~~^ !~!~~PQ1U[~ :a~ t iNCLTJ ~jrOR~Wt1►~urtwfo7l.~e ' a ' ' , + -I a , • • ' , SPOKANE COUNTY PLANNING DF.PARTMENT APPi,ICATIQN FOR ZONE RECLASSIFTCA'I'IQN Date: NovPmILU 7. 19 89 Application No: -Z~ Na.mc of applicant: Michael D. Capr,ye Street address of applicant: N. 10124 Ridgecrest Drive City: Spokane State: wA Zip Code:99208 Phone: 466-5463 Name of property owner(s): walter Dunmire ( Guardianship Authorized agcnt representin owner (if other than owner): John Konen, E. 4124 - 24th A.ve., Spokane 99223 Existing zoning classification: A.gricultural ? atc existing zone classification established: ~xisting use of propcrty: Sinale Familv home, open areas. ~ ~Proposed zono classification: UR - 2 2 lProposed usc of property: 22 uhit court apartment. Legal description of property: That portion of Trac t 2, Assessor' s Plat No. 6, Lyinq; North of Mansfield Avenue, EXCEPT the West 100 feet and EXCEPT the North 190 feet thereof, Section 10, Twp. 25N. R. 44 EWM, Spokane Count,y, Washington Section: 10 Township: 25N Range: 44 EWM Source of legal: ComT)iled bv consultant from A.ssessor's records. Assessoes Parccl No. (see taz statement): 10543-0284o5 Propcrty sizc: 71, 880 sq . ffrontagc: 2 5 3 f t. Feet on: Mansf i e 1 d A.ve. Total amount of adjoining land controlled by this owner or sponsor: None Street address of property: If you do aot hold title to the property affected by this application, what is your intcrest in it? OvtiQz tQ nurchase from Guardianshiv Please list previous Planning DeparUment actions involving this property: None ALL OF THE FOLLOWIING QUESTTONS MUST BE ANSWERED: 1. What are the changed conditions of the site area which you feel make this proposal is warranted7 All surrouhding properties are zoned in multiple family categories. This is the only remaining undeveloped property along Mansfi eld A.venue in thi s area. 2. What effect will the proposed zone reclassification havc on the adjacent properties? None. Ad joining properties along Mansfield A.venue are all developed wi th apartment pro j ec ts . This section of the application will provide the Planning Department's staff with written vcrification that the applicant has had preliminary consultation with the agencies identified. Results of thc preliminary consultation should be incorporated in the proposal before final submittal to the Planning Department. ~ ~ ~ . ~ ~ . . . ~ ° r' , . ` J ~ f C ~ f7 ~ •S COUNTY = 1. A preliminary consultation has been held to discuss the proposal. Our rcquirements for subraittal of this proposal for rezone have been sati 'cd. (Signature) 06ate) ~ - 2. COUNTY UI'ILITIES OFFIC'E cjZ j A preliminary consultation has been hcld to discuss the proposal. Our requirements for submittal of this proposal for rezone have bee satisfied. Thc designated water purveyor for this site is S~ F6 w Aglo (Signature) (Date) 3. a) The proposal (is)(is not) located within the boundary of our service area. b) Satisfactory arrangements (have)(have not) been madc to serve this proposal. c) We (are)(are not) ablc to serve this site with adequato water. (Signature) (Datc) 4. B«DINC AND SAFF'TY DEPARTMENT A prelimiaary consultation has been held to discuss the proposal. Our rcquiremcnts for submittal of this proposal for rezone ~ave been satisficd. T is proposal ' located in Fire District No. . , (Signature) (D ta) 5. C_'OtJNTY Ai_•TH DISTRIC'T A preliminary consultation has been held to discuss the proposal. The applicant has been informed of our raquirements and standards. (Signaturc) (Date) I, THE UNDERSIGNED, SWEAR LJNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TR Y AND'PO THE BEST OF MY KNOWLEDGE. I FURTHER SVVEAR THAT jAM THE OWNER OF RECORI? OF THE SITE PROPOSED FOR ZONE REQ,ASSIFICATION, OR IF NOT THE OWNER, ATTACHED H[EREWITH IS WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON HIS OR HER BEEiAI.F. ( ~ S igned): L" C. Date: C (Addreas); ( ~ ~ ~ ~ C`~~rrP s fPhone: n 9 C~ A. zip: ~ I ~ ' \'1 Li•~ N, ' .~i , • , NOTAfY;, ' ~ . Date: 1 r c . ~ ~ ~ {i,` n;a, ~s . ~ ' NOTARY SE~I.: ~ • • ~,L J ` ' ~I • ° d A ti~ w i Y`~• • • . C , . ,1,v" ' ~ f~~ ; ..•`~C~ S IG NAAP 1~P~'-TCANT OR AGENT . a s(~„~.o~~,- Date: o J sy REV.4/89:fCl1 K., c►~ -~'t Cc C.4 ~ i G,fe.,,t" -1- herGV7 l,.o , N S Hb ~ i1{ 86L4A.N.,.e,45 J ~ J ~e E ' S 3' 8 ~i , . cs , " f' ` ]I. Se . 1r . J• " ~ ' A , / J:fi .'%'1 ' • ' ( ' , / . f , -,t• • ' , ' % 4 . . • r, ' ' , _ ' _ . ^ • ~ ~ , . , . . ~ . i• i • ' . . / 1, CQL71si_'Y FNCIIqFER'S OFFICE A prelimiaary consultation has been hcid to discuss the proposal. Our rcquirements for submittal of this proposal for rezone have been sati 'Cd. (Signaturc) atc) 2. COUNTY CTCiLIMS OFFIG'E A prcliminary consultation has been hcld to discuss the proposal. Our requirements for submittal of this proposal for rezone have been ;satisfied. Thc designated water purveyor for this site is 1; -f*sn . F6 l, s \ ! i i *~`j (Signature) (Date)' 3. c"',•ti~/,~~~~C-- a) The proposal is (is not) Iocated within the boundary of our service area. b) Satisfactory arrangements (have6avc n9t) been madc to serve this proposal. c) c ar arc o) able serve this site with adequatc 7 ater. ~ ~39 r (Si~-naturc) (Datc) 4. BUTLDING AND SAF= DEPARTMENT A prcliminary consultation has been hcld tv discuss thc proposal. Our rcquirements for submittal of this proposal for rezone havc been satisFicd. This proposal is locatcd ia Fire District No. . (Signature) (Date) 5. COUIyT'Y HEALTH DISTRIC'T A preliminary consultation has been bcld to discuss the proposal. The applicant has be n in jormed of our rcquirements and standar s. ` (§ignature) l(IYate) I, THE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TR Y AND TO THE BFST OF MY KNOWLEDGE. I FURTHER SWEAR THAT I AM THE OWNER QF RFCORD OF THE SITE PROPOSED FOR Z4NE REQ.ASSIFICATION, OR IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PII2MISSION FROM SAID OWNER AUTHORiZING MY ACTIONS ON HIS OR HER BEHALF. (S igned): Date: (Address): Phonc: Zip: NOTARY; Date: NOTARY SEAL: S IG NATURE OF APPLICANT OR AGENT Date: REV.4/89:fcu F-~~ 'T fS` . 4 ~ ~ OFF I CE OF THE CQUNTY ENG I hiEER SPpk::ANE CQEJhaTY P li1HSH JNGTON , DPcembzr 69 1S489 , To: SpciE::ane Gounty Planninq_ Depar-tinen-'u (Ci_trrent Plannii7q Administrator-) Frome Sp~ ~E::ane County Ei-igineer g s DzpartmeriU S i_ib.je c+; Cr-Inditic-ns c~f Appr._-v~l: Z.TIne Ch.1nge N-----e ZE 51*1-89 F;ppl i ca-nts IVaime Caorve Secti._,n i~a 9 Township :~5 N; Ranne 4-:1 EWM reo Zconina The -followina "Cc-nclitic-ns ----If Apprc-val" f-z-r the above ~~zfierenced zone chanqe are sl_tbmi-tted to the SpoE::ane County He~~ring Examiner Ccimmittee fclr inclusion in the "Planninq Report" and "Findinqs and Order" c-f tl-ie pi_dblic hParii-ig scheduled J-Ai-ii_tarv 18, 1989. Prior to the release c-f a bLti ldinq permit c-r- Ltse of the pr-Dperty as proposEd o 1. Appl. i cant shal l. dzdi ca-te 5 f ee 11-1 o n Mansf ie1d Aveni_te, for - riql-it of way. - Ac cess permits for approacf-,es to the C-Dunty Road Sys'tem shal 1 be obtai ned f r-om t!-ic County Engi nze•r . 13. The appl i cant shal 1si_tbmit for approval by the Spok-ane County Engineer and the Spcla::anp Cc-iunty Healtfi District a detailed rc-,TibinEd an-sitP sewage system plan and a!!rface water disposal plan for tfie entire pro.ject or portion thereof if the deve1opment is phased o iiftl A parE::ina plan a.nd t-raffic circi_tlati-Dn plan shal l be si_tbm~ tted and approved by the Spok:ane Cciunty Enqineer o TI-iz desiqn, locati-Dn and ar;~anqement of park:iny st al ls shal 1 be in aCCc-i' daIlce wltl-i staf1daYCj enqineerinq prLaC'Fl CeS. ~av1nq oY • sur-facing as approvPCI by the County Enqi.neer- wil 1 be requi.re1 fl=IY a11)! (>,-JYtl-in i i~ tht= pY'o.)e+=t wh1Ch 15 to be ciccupied oY traveled by vehicles ~ . . , . . , • ~8 13 page ~ i 16A All r-equired ~i-aprov4i?ments sha1 l ~.DnfPDrm tdD tF~~e current 'Otzkte of Washinqton Standaird Specifications f-Dr Road and Br-idqe cc-i-istri_tctxcin anLJ other appl ic abI`e cour~ty standar ds and1or ad-Dpted resolutions pL-rtaininq ~~~t,---kini.nq tc, Road St-zkndards ar~~ ~tormwater ~~~aciement ir°o ~~~'c-_c:t at the cj~~+~ LC~~ ~---1i-IStr I_tctiong un1a5s otherw~~~ ~~prc-ued b}r the G~~-unty ~i-iqineern 2C-}o R~~adway stancJardF;, typica1 rc-adway sections anci drainage plan requi1`' emeI 1 ~ ,s n;Y d? fouf3 d 1 n DE;-ard of Ci--F urty ~ -Df Tl m.~ ~ ~ ionerS re'sO1 uti or~ 301-1 59a~' as ame nd ed and ar e ap pli c~~ I~ ~ ~ ~ t I-~ ~ ~ ~ r o PosLl I 9 SP'CI.al C'7-r1d1tion5o 1 . The ~§-Pp1 ic.nt sha1 1 c-r-nstri_tct Spr-J.;a~~ Cour~ty Standard 5iclewalE:. ~~-Dnq ~hL~- Mansfield Avenr.te frontaqeo ~ ► ' t OFF I CE OF THE COUNTY Ei'JG INEER SPOk::ANE COIJhaTY, ljJhSl-IlNGTON , DPcember 6, 1989 TSpoE::ane C~~iunty Planninq_ Gepartmen t t:CLtrrei-it Planiling Adminis-tr-at-W1r- j Fr-----me SpoE::ane C.-Dunty Engineer-'s Bepar-trnzil~ S~_~b.iect o ~~~rInditi~~ns Appr----vRl Z,--,ne Ch_-xr,ge hf---Io ZE c5: ^-B'D Appl i caiit5 NamP Caorye S e c t i on i(--) y Tow n s hi p 5 N p Ran c1 e44 EWi`1 rea Z.---ninq TI-ie fi-_-1 1----winq "C-_-nditions of Apprcoval " fr-r the above referenced Zone rhanqP are submit 4ed to the S{~---fE::ane C-_-unty Hearing E;am.iner Committez for 1f1C 1i_tSlon in the "Planninq Rep._Irt" and "Findinqs and Order" c-f t h e pi_tb 1 i c hear i n q s c i-ie di_t1 e d J,-Anua r v 18, 1989. Prior to the release c-f a bLti ldinq permit or Ltse of the pr-,-perty as proposed„ „ 1. Applicari-t sria11 ledica-te 5 fe~~t on Mans-field Aveni_te f-_-r . riqh►t c-f way. AC CeSa permits fi~ ~r appr~ ~achzs t ~ ~hp C~ ~~_inty R~ .ad System st',al l be obtained fr-om t1he Cclunty Engineer. 13. The zpplicant shall sLtbmit for approva'1 by the SpoE::ane County Enqineer and the Spok:ane Ccnunty Health Di=trict a detailed c~~Imbi.ned ._-n-site sewage system plan and a!!r-face water disposal plan f---Ir tl-ie entire pro.ject or pi:-rti,_-n thereof if the deve 1opment is phased 4 1i) o parE::ing pl.an and tr affic circu1atir-,n plan shzl l be si_tuni-tted and approved by the Sp-_ja::ane Count°Y Enqii-ieer. . TI-ie desian, l---Icztion .-=knd arranaement -Df parkinq stLalls sha11 be .in aCCc--rdc'illGe wlthi standaYCi enqineerinq pYz-Ct1CeS. Pavlnq oY si_irfacincl as approvecl by the County Enqineer will bP reqLtired fic-Ir any pr-irtion j--jf the pro.ject which is to he octupied i--Ir tr-aveled by vehicles A / ~ v 1 . . • ♦ ZE 5'I-opage 2 l6o A1 1 rzqLti'r ed impr ovements sha11 c.:-nf---Irm to the curren-t St<<te -_If Washinqton Standard Specificati-Dns for R-Dad and Bridqe construction and other appli cabT'P c-Di_inty standards and/or adopted reso1ui;ions pertaininq per-taininq to R-Dad Stanciards and Stormwater N1anaqement in eftect at the date,-Df constructi.c ~ri9 ►_tnless c-tl-ierwise ap~~roved by tl-re County Enqineer. A2, o a R-Dadway standar-ds, typical rc-adway sections and drainaqe plan reqi_tiremei-its are f-:-i..ind in Sp~~I[::ane Boarc! ---Ifi C-Dunty ComMAissiOne•r-s r-eso1ution 8C-)-15'3~ ~s amerided and are applicable to thia propo5 a 1 . SpeciEtl Conditionso ip The applicant shall construct Spok:ane C-Di-tnty Standard sirJewalk a1onq the hlansfield AvenLte frontaqe. „ Z E - 5 3 ""8 9 ~ PROJECT INFORINV9O,U cu EXISTING ZONE-AGRICUE.TURAL ~RK r HQ ' ~ PROFOSED ZONE GR-22 2~ F ~S, . ,..I_' . - - - . _ n 1< 517E AREA 710879,52 S.F. % BUELpING COVEAAGE ~ •~'~f ' ~ : r, 12.52 ~ ,t•^x';~ yr'. ' . ~ A LJPGN SP►l7rG 5V.J3 ' ~V ..lh, i. ~~Ck.i:a• i!' k.Y, ° REQUIRED PAf#KIHG ~ (1.5 x 22 units) 33 1 Mita - 31/2 rtoAr ~W ~ PROYIDED ~ 41 r* LEGAL DESCRIFTI0N . • . , ..Y.. " ~ C,~ - - ~ H~ , ' ''?s:: x; ~ r ~ : `h THAF PORTION OF TAACT 2 ASSE9bAS , ;h•. 'a; a{;~ ;,~w <f ~ , . , ~ , ; . ~ •kt;' : R FtAT No. E LYINO NORTH OF MAkSFIELD , ~;•'~:.ti., ~ , , . ",;~t•~"~.::,:~ " ;c AVE.,EXCEPZ TFtE 1HE8T 100 tl. ANd ° ~4•,:,:; <..; + ~ ~ ''s,,,s` ExCEPT THE HORYH 344 1t, THEAE{?F., ; „ , „ ~ . " C) SIO 125N i144 E1MM., SFOItJIHE G4UkTY. • ••r::~~~";':,~:~~,: • ~ N ~ • I ~ wA• ~ 1'• ~ ~ u rARKONa arALL& d nef.~,w.rpr~....~~ ~ '~~~`~"`•,~,i:~ • ~ . ~ ~ , -,ti~,~`' i~'.,'•'~ .;~''t•; 1• Ih fTl " I L . I 1 , ' z.. ~•i. . ~,w'f; ~ ' ~r.~. . . cn ~ ~ k 8iTF ' y F ~ a ,~J•;?:a-i":.~:+.I. . r~ I. • i: 1 1 ' r" : I,.'': I , * , rs LT o r '~;f ~ , ! i~~al~ :ti ' ..r ~ ~ w l F ~ • I fA5~.46 " ~ 1 ~ :1.~.i.'.L:' ~ 5 : I }'14a~4 ' , . f i" ' ~ . . ~ Hp' ~ Fl1Y WV{ ~ ` i~.}I ~l. . ~•4; Y ` . . !t ~,,~+X.[~ ~ ~ ' ' . ~ ~ I ~l ' ~ ~i , •~~y~~ ~M1i4 y Pd ' a - 'i~~~~~'•~~~• ~ ns~ s~ v~~t+'r r, ~ ""'~r-~ ~ .i~ ,.~,t,,• VICIHiTY MAP ~eWli ~-MANSFiELO ST.- ~ ya ~ NOATh ~ SITE PLAN rV 5CAf.E 1:20 Z ~ s.~, s,~, ME►M REEONE FOR . .,~~~~,~MICHAEL D. CAPRYE '~uo`~RCH I'~~i ~ a roR~Mt,rA &UMS c , . ' =53m89 . ;i ! A,R, AvEN ; E U C L I D AV E Q - • - i ' + 3 ~ Sv + r► ~ ' f i~ t ~ ~ , Mi ro b~o MARIETTO • AVE. • PO I~ • ~ O W t e _ ik k > M4N I ~ Y . . ~ ~ 0 r ~ E[ 196S SN~►HHO = f`~~ ~ - - ~ 1'- . • ✓ 1 - - - ~ t+ GowEar oR. , ~ <<P ~ 90 FREEw,aY O ~ V O 3 e ti Z r . F ew- 16 ~~~4 ~ MISsIoN AvE. ~ - . . . Z xw q~ -!r E. Y 3 . . . , _ . . . ~ SiMTO I O C 1 r = 0 INT 0 Q S 1'1I~R ' W Y ~ < 800NE AAr J ~ . r.•r~.~ : . . .~•+a < OE $ ME T o u s ` . QES M ET Av E ~ _ ~ O t • ~ ~ ~ AT~L O CATALOU . ~ L 00 r ~ o - ~ Q tn. e ~ A 1:1000 . . 4. _ . . ~►x.~.. - ~ ~•~:,4 9 EL . ? i January 1990 HEC Staff Report for ZE-53-89 Page 3 . ~ ~ - , ~ m= . ~ ~ ~ ■ . ~ _ ~ i ~ •n . _ t ~ ,n , 11 ~z 7 . - ~ . ~ ~ + ' • F . 6 ~ 00191~ 3--6 8 ~ iC : ~ ~ ~1~ . . . , i~~'~~r~ f * s 3 ~ : r ♦ ~ . lr. • + ! .C • ~ ti~' ~ i - . 4 - ' ~ ~ 42 ~ ~ - ~~r'V ~ la • ~ f* ' * 4•. g4 4 2 d ` , - . , ~ J/- 17* IJ IP6 . 604 ° • ~ . .F.0 ° N 4v ~y7~ r ^ 0F : ~ + ~ . , - r• ~ J•~"`,`~ ~r ~ I ~ ~ 0~ ; t ,r ~ • ~ ~ ; r " o + I ' ~:#r :,~F.-:,•r; w ~ e~ &Fj ~ + ~ • 1 ~ ~ ~ ~ a -rJ20 ` 04 ■ 6 s~ ~ ~ • . InJr #r4 O~ ~ ~ '1a f~ ~ 5 $ j rL'! 7 4 0 0 MFS ~ ~ ~ I+~~ ~J.3 w~Y ~-ff- rt e• 401r76V ~ : : Ilyf' r~+X ~r~~ i~ M! t ~ w~ ' i ~idO ~r r t J 1 ~ 9 ~ , ~ ~ : a ~ - , IQ c VJ_ ~ ~ r r * ! ♦ s T +Ta -ldto f r~1 /qVr- 6 >t' , - - Z~ L~~. - - . _ . r , _ _ ~ r ` - ' - - - - - t - - - ~ - - - • ~ - - Y - ~ , ~ { ' • - - ~ { i ~l iG RI ~ ~ { ~ ~ ~ ~ ~ ~ k ~ ~ , • ~ ~ ~ -3 ~ ✓ • ' ~ . F ~4 ~ ~ 1 t 4 ~ 43 -76 C I ' # ~~{yyy r ' i • , / -9 I / ~ • . ~ • ' - ` ~ ~ . Januar,y 1990 HEC Staff Report for ZE-53-89 Page 4 • t ' - PLANNING DEPARTMENT REPORT TO: SPOKANE COUNTY HEARING EXAMINER COMMITTEE FROM: SPOKANE COUNTY PLANNING DEPARTMENT DATE: JANUARY 18, 1990 SUBJECT: Rezone No. ZE-53-89; Agricultural (A) to Urban Residential-22 (UR-22) I. GENERAL INFORMATION Applicsnt: Michael D. Caprye Agent: John D. Konen Proposal: Zone reclassification from Agricultural (A) to Urban Residential-22 (UR-22) , for the purpose of developing 22 multiple family dwelling units on approximately 1.65 acres. ~ j Location: Generally located in the Spokane Valley, north of and adjacent to.Mansfield Avenue, approximately 500 feet east of Pines Road in Section 20, Township 25 N., Range 44 EWM, Spokanc County, Washington. IIo SITE ANALYSIS • Comprehensive Plan: Category is Urban Inside General Sewer Service Area (GSSA) Boundary Inside Priority Sewer Service Area (PSSA) Boundary Inside Urban Impact Area (UTA) Boundary Proposal is within the Urban category of the Comprehensive Plan which recommends densiry of 1 to 17 units per acre. Proposed density is approxirriately 13 units per acre. Goals and objectives of the Urban category suggest that higher density developments be located with direct or near direct access to major arterials, have access to public transportation, and be a tY-ansitional use between single family development and more intensive areas. This proposal is consistent with the above guidelines, as well as being a"fill-in" development. Arterial Road Plan: Mansfield Avenue is classified as a local access street by the arterial road plan. Zoning: Existing SITE: Agricultural established in 1942 and within: ' Aquifer Sensitive Area Overlay Zone To }~VOR'I'H: Multiple Family Suburban Zone (established in 1984) To the SQCTTH: Multiple Family Suburban Zone (established in 1976) , To the F..AU: Multiple Family Suburban Zone (established in 1977) January 1990 H.EC Staff Report for ZE-53-89 (1) Page 5 REv 12/89 ; To the WEST: Residential Office Zone (established in 1969) Zone changes east of Pines Road and north of I-90 have been to Commercial, - Residential Office and Multiple Family Suburban. Commercial and Residential Office Zones have located adjacent to Pines Road and I-90 with Multiple Family . , Suburban zones serving as a vansition area to lesser intensive uses. Previous multiple family developments in the area (se,e File Nos. 7.E-31-84, ZE- 120-84, ZE-96-84) were limited by the Hearing Examiner Committee to 9 units per acre. These decisions were appealed to the Board of County Commissioners which then approved increased densities to approximately 21 units per acre with the cond.ition that projects may only be dcveloped at a densiry of 9 units per acre until such time as a public sewer is available. I.and Use: Existine on STTE: Single family dwelling and garage (to be removed). To the NORTH: Vacant, undeveloped. To the SOUTH: Aparnnents. To the EAST: Apartrxients. TQ the VVEST: Apartments, offivc. Site Characteristics: S11e Siz&: Approximately 1.65 Acres. - ESiseing Buildings: Two (to be removed). Topogmglly: Steep slope. Vcgetation: IZock outcrops, trees, grass. - A,Qricultural Summazv_: The Urban category is not intended to preserve or protect agricultural lands Ad,-j ining Smeets: Mansfield Avenue to the south of the site is a 50 foot County right of vvay improved vvith two paved lanes with curbing andl no sidewalks. Proposed Site Plan: ILc: 22-unit apartment complex. Pro2gsed Buildin=: Two. Building(s) Footnnnt Area: 8,625 sq. ft. ite Coverage: 12°l0 Maximum Structure H i~ht: 2 1/2 story. _ T4Ia Floor Area: 8,625 sq. ft. Buildin : PROPOSED REDUIRED ' Front Yard 3 0' 2 5' S ide Yard (R) 5 0' 10' Side Yard (L) 3 5' 10' Rear Yard S S' 15' January 1990 HEC Staff Report for ZE-53-89 (2) Page 6 REv 12/89 _ . , • ParkinLy: 41 33 . Pronosed Buffering Techn aues: Site plan illustrates adeyuate area for provision of required landscaping adjacent to Mansfield Avenue. Existing rock outcrops may be incorporated into landscape plan as design feature. Other Site Plan Considerations: Proposed site plan anticipates 22 multiple family dwelling units. However, actual number of units may be restricted due to drainfield limitations. note: - The site plan submitted for review by the Hearing Examiner Committec is general in nature. Detailed review to deternune compliance with all Ordinance regulations and conditions of approval is recommended to be administrative and to occur at the Building Permit stage. III. SITE DEVELOPMENT RECOMMENDATIONS Density: Proposed density of 13 dwelling units per acre is slightly higher than that of adjoining multiple family developments which are specifically cond.itioned by the Board of County Commissioners to only 9 units per acre until public sewer is available. Availability of public sewer will allow densities of up to 21 units per acre. Actual number of dwelling units to be constructed will be deteimined by the Spokane - Counry Health District in evaluating available area for septic disposal systems. Design: Placement of structures, access r+oad, off-street parking, landscaping and '208' • drainage areas will be affected by steep slope and rock outcrops on subject property. Minor site plan modifications may be necessary due to physical characteristics of site. Buffering: Urban Residential-22 nequires 20 feet of Type III landscaping adjacent co Mansfield Avenue. Landscaping: Administrative review of detailed landscape plan is recommended to ensure compliance with standards of the Urban Residential-22 Zone. Circulation/Access: Site plan ind.icates one access point to Mansfield Avenue, which will extend to the north property line and prnvide vehicular access to adjacent multiple-family developmenL The Spokane County Engineer will raquire a 5 feet dedication on Mansfield Avenue for right of way and construcrion of sidewalk. Stormwater Drainage: Plans to be reviewed and approved by the Spokane County Engineer. Sewage Disposal: Use of on-site sewage systems is anticipated as interim method of disposal until public sewer is available. Soil conditions limit drainfield size and • subsequent number of dwelling units. Spokane County Health District conditions specify that a maximum density of 2700-3600 gallons of sewage per acre of gross - land area shall not be exceeded. This cond.ition translates to approximately 9 to 12 dwelling units per acre. A dry sewer connection to the future area-wide sewage system is required. January 1990 HEC Staff Report forZE-53-89 (3) Page 7 RF.V 12/$9 Water Supply: To be supplied by the Consolidated Irrigarion District No. 19. Fire Protection: Design of off-sveet parking areas and access road to be mod.ified as per Spokane County Fire Protection District No. 1 requirements to provide adequate access for emergency vehicles. I V. SEPA ENVIRONMENTAL REVIEW An Environmental Checklist was submitted by the sponsor and was reviewed by the County Planning DepartmenL The review considered the specifics of the proposal, other available infanriation, County ordinances, other regulations and laws, possible standard Cond.itions of Approval, the Generalizeti Comprehensive Plan, and other County policies and guidelines. The Planning Department has detemuned that "No probable significant adverse impacts" would result from the proposal being developed and has issued a Determination of Nonsignificance ("DNS"). The "DNS" was circulated to 7 other agencies of jurisdiction and other agencies/ deparanents affected by thc fiaeune dcvelopment for review and commenL The "DNS comment period ends January 16, 1990 and was advertised 15 calendar days before said date in thc newspapery by letter to adjacent property ownerrs vvithin 400 feet of the pmposal, and by notice on a sign posted on thc proposal siteo The Hearing Examiner rnay consider additional environmental related tiestimony at the public hearing. V o PLANNING DEPAItTMENT SUIVIMARY 'I'he Urban Resicieneial-22 Zone is consistent with and implements decision guidelines - of thc Urban Comprehensive Plan catcgory. Proposed use is consistene and compatible with adjacent uses and previous land use actions in the area.. The Planning Department recommends approval. V I. CONDTTIONS OF APPROVAL i e All Conditions imposed by the Hearing Examiner Committee shall be bineling on the "Applicant," which term shail include the owner or owners of the property, heirs, assigns, and successors. i i. The zone reclassification encompasses the following real property: That portion of Block 2, Assessor's Plat No. 6, according to plat recorded in Volume "P" of Ptats, Page 14, records of Spokane County, Washington, lying North of Mansfield Avenue; EXCEPT the North 190 feet thereof; . AND EXCEPT THE West 100 feet thereof; Setuate in the County of Spokane, State of Washington. COUNTY PLANNING I)EPARTMENT 1. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Planning Director/designee shall be submitted with a performance January 1990 HEC Staff Report for ZE-53-89 (4) Page 8 P.Ev 12/89 bond for the project prior to release of building pennits. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or . impaired. 2. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Variations, when approved by the Planning Director/designee, will be pernutted, 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 ZONING CODE FOR SPOK:ANE COUNTY. The original intent of the development plans shall be maintained. 3. The specific development plan will be submitted for Planning Degartment review and approval prior to issuance of building pernuts. 4. All curnent standards of the UR-22 Zone, as amended, shall be complied with in the development of this site. 5. The project is subject to Section 14.705, the Aquifer Sensitive Area Overlay Zone of the ZONIIVG CODE FOR SPOKANE COUNTY, which sets forth various measures for Aquifer protection; specifically, measures dealing with wastewaeer disposal, spill pnotection measures, and stormwater runoff. 6. Applicant shall comply with '208' recommendations concerning stormwater runoff - and provide necessary landscaping far ninoff. 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. The applicant shall comply with all agency's regulations as amended prior to issuance of building permits. 9. The Spokane County Planning Department shall prepare and record with the . Spokane County Auditor a"Title Notice" noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This "Title Notice" shall serve as official public notice regarding conditions of approval affecting the properry in question. The "Title Notice" shall be recorded within fifteen (15) days of final disposition of the appr+oved land use action and shall only be extinguished by the Spokane County Planning Deparnnent. The "Title Notice" shall generally provide as follows: The parcel of property legally described as (legal descriprion and tax parcel number) is the subject of a land use action, imposing a variety of special development conditions, by a Spokane County Hearing Body or Administrative Official on (date) and as maybe amended, altered or • supplemented by official action or as already changed. File No. (Planning Department File Number) is available for inspection and copying in the Spokane County Planning Department. January 1990 HEC Staff Report for ZE-53-89 (5) Page 9 Rev 12/89 . COUNTY ENGINEERING DEPARTMENT Prior To The IcsLance Of A Buildine Permit Or Use Of The Prove , At Eropgsed: . 1. Applicant shall dedicate 5 feet on Mansfield Avenue for right of way and slope easements as necessary. 2. Access permits for appraaches to the County Road System shall be obtained from the Spokane County Engineer. 3. 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 or any portion thereof, if the development is to be phased. 4. A parking plan and traff'ic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location, and arrangement of parlCing stalls _ shall be in accordance with standand 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 traveled by vehicles. Se A11 re.quired irnpr+ovennents shall conform to the cunent State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and/or adopted resolutions pertaining to Road Standards aaid Storrnwater Management in effect at the date of construction, unless otherwise - approved by the County Engineer. 6. Roadway standaaYis, typical roadway sections and drainage plan requirements are - found in Spokane Board of County Commissioners' Resolution No. 80-1592 as . amended and are applicable to this proposal. Special Conditions: 7. The applicant shall construct Spokane County Standard sidewalk along the Mansfield Avenue frontage. COUNTY UTILTTIES DEPARTMENT 1. Pursuant to the Board of County Commissioners Resoludon No. 80-0418, the use of on-site sewer disposal systems is hereby authorized. This authorization is condieioned on compliance with all rules and regulations of the Spokane County Health Districe arid is further condiaoned and subject to specific application approval and issuance of peimits by the Health DistricL 2. The dedication shall state: '"The owner(s) or successor(s) in interest agree to authorize the County to place their name(s) on a perition for the formation of ULID by petition method pursuant to RCW 36.94, which the petition includes the owner(s)' propeity; and further not to object by the sigriing of a protest petition against the formaeion of a ULIID by resolution method pursuant to RCW Chapter 36.94 which includes the owner(s)' property. PROVIDED this condition shall not prohibit the owner(s)'or successor(s) from objecting to any assessment(s) on the . January 1990 HEC Staff Report for ZE-53-89 (6) Page 10 REv 12/89 property as a result of improvcments 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. A dry sewer connection to the future areawide sewerage system is to be constructed. Plans and specifications for the dry sewer connecrion are to be reviewed and approved by the Utilities Department. COUNTY HEALTH DISTRICT 1. A combined surface water and sewage disposal detailed plan shall be approved by the Spokane County Engineer and Spokane County Health District prior to the issuance of any on-site sewage d.isposal permit or building pernut for this project. 2. Sewage disposal method shall be as authoriz,ed by the Director of Utilities, Spokane County. 3. Water service shall be coardinated through the Director of Utilities Spokane County. : 4. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social & Health Services. 5. Disposal of sewage effluent beneath paved surfaces is currently prohibited. - 6. Subject to specific application approval and issuance of permits by the health officer, the use of an individual on-site sewage disposal system may be authorized. Note: A maximum density of 2700-3600 gallons of sewage per acre of gross land area shall not be exceeded for the proposed use. 7. Use of private wells and water systems is prohibited. COUNTY BUILDING AND SAFETY DEPARTMENT 1. The applicant shall conta,ct-the Department of Building and Safety at the earliest possible stage of design/development in order to be informed of Code requirements administeredlenforced by the department, e.g., State Building Code Act regulations such as requirements for fire hydrant/flow, fire apparatus access roads, smeet address assignment, barrier-free regulations, energy code reguladons, and general coord.ination with other aspects of project implementation. 2. The issuance of a building pernut by the Department of Building and Safety is required. 3. Requirements of Fire District No. 1 need to be satisfied during the building permit process. January 1990 HEC Staff Report for ZE-53-89 (7) Page 11 REv 12/89 . WATER PURVEYOR 1. Water Purveyor is Consolidated Irrigation District No. 19 and they will supply the - site with adequate water for domestic, f'ire and irrigation uses. mo ~ ~o-F Q~~~i's-~, E W2~-k z~Tin~ ►.~ti, n.c np p I ~oA~~' -r G~/v+a.►''1. G- ~ ~ C' .,e~~ 5 ~p~('i ~t, i`t"_~ c~t~ 1 ~ ► ~ ~ 4 ~VLlti'~~ ~ 1 . P January 1990 HEC Staff Report for ZE-53-89 (8) Page 12 uEV 12/89 RECEIVED DETERMINATION OF DtC 2 6 1989 NONSIGNIFICANCE - "DNS" CountyEngineering WAC 197-11-970 and Section 11.10.230(3) SPOX:ANE ENVIRONMENTAL ORDINANCE FILE NUMBER(S): ZE-53-89 DESCRIPTION OF PROPOSAL: Zone reclassification from Agricultural (A) to Urban Residential-22 (UR-22) for the purpose of developing 22 multiple family dwelling units on approximately 1.65 acres. P R O P O N E N T: Michael D. Caprye, c/o 7ohn Konen,E. 4124 - 24th Ave., Spokane, Washington 99223 LOCATION OF PROPOSAL: Generally located in the Spokane Valley, approximately 500 feet east of Pines Road, north of and adjacent to Mansfield Road in Section 10, Township 25 N., Range 44 EWM, Spokane County, Washington. LEAD AGENCY: SPOKANE COUNTY PLANNING DEPARTNiENT D E T E R M I N A T I O N: Tbe lead agency for this proposal has determ ined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is = required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least 15 days from the date issued (below). C o m m e n t s regarding this DNS must be submitted no later than 4:00 p.m., January 16, 1990, if they are intended to alter the DNS. RESPONSIBLE OFFICIAL: WALLIS D. HUBBARD, PLANNING DIRECTOR By: Thomas G. Mosher, AICP, Senior Planner Phone: (509) 456-2205 Address-: Spokane County Planning Department North 721 Jefferson Spokane, WA 99260 ~ DATE ISSUED: i-Z - Z46 , 1989 SIGN E: RB.iARDINGIIWIRCNVSVI'ALCONKERM ARE VVELCCME AT'IHE APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE COUNTY PLANNING DEPARTMENT, North 721 Jefferson, Spokane, WA 99260. The appeal deadline is the same as the above project's appeal deadline, being ten (10) calendar days after thc signing of the decision to approve or disapprove the project. This appeal must be written and the appellant should be prepared to make specific factual objections. Contact the Planning Department to assist you with the specifics for a SEPA appeal. This DNS was mailed to: 1. WA State Department of Ecology (Olympia) 2. Spokane County Health District 4. School District No. 361 5. Fire District No. 1 6. Consolidated Irrigation District No. 19 7. Spokane County Air Pollution Control Authority mo . . - ~ • SPOKANE COUN'I'Y PLANNING DEPARTMENT APpI,ICATI4N FOR ZQNE RF-Ci -ASSIFICATION Datc: NovPmbe 19 89 Application No: _z Namc of applicant: Michael D. Ca-prye Strcet address of applicant: N. 10124 Ridgecrest Drive City: Spokane State: WA. Zip Code:942Q8 Phone: 466-5463 Name of property owncr(s): Walter Dunmire ( Guardianship) - Authorized agent represcntin owner (if other than owner): John Konen, E. 4124 - 24th A.ve., SDokane 99223 Existing zoning classification: A.gri c ul tural ~ ate existing zone classification established: xisting use of propcrty: Single Familv home, open areas. roposed zone classification: UR-22 , , Proposed usc of property: 22 u$ni t e ourt ap ar tm en t. , ~ ~ Legal description of property: , - That portion of Tract 2, A.ssessor's Plat No. 6, Lying North of Mansfield Avenue, EXCEPT the West 100 feet and EXCEPT the North 190 feet thereof, Section 10, Twp. 25N, R. 44 EWM, dq Spoka,ne County, Washinj~ton Scction: 10 Township: 25N Range: 44 EWM Sourcc of legal: Compiled bv consultant from Assessor' s records. Assessor's Parccl No. (su tax statement): 10543-028491 &eW~P. oa 8-s7" Property sizc: 21, 880 sq . fitrantagc: 253 f t. Fcct on: Mansf i e 1 d A.ve . Total amount of adjoining land controllcd by this owncr or sponsor: None Street address of property: . If you do not hold title to the property affected by this application, what is your lntcrest In it? (?V ti Qn to T)urc has e f rom Gu ardi anshiD Please list previous Planning Department actions involving this property: None ALL OF T'HE FOLLOWIING QUF..STIONS MUST BE ANSWERED: 1. What are the changed conditions of the site arca which you feel make this proposal is warranted? A.11 surrouhding properties axe zoned in multiple family categories. This is the only remaining undeveloped property along Mansfield A.venue in this area. 2. What effect will the proposed zone reclassification have on the adjaccnt properties? . None. A.djoining properties along Mansfield A,venue are all developed wi th apartment pro j ec ts . This section of the application will provide the Planning Department's staff with written verification that the applicant has had preliminary consultation witb the agencies identified. Results of the preliminary consultation should be incorporated in the proposal before final submittal to the Planning Department. ~ /1 7-- ~il~i~s ` • : . ~ 5 ~ f- ~ .S ~ . . } , . 1. COLTNrY ' A preliminary consultation has becn hcld to discuss the proposal. Our rcquirements for submittal of this proposal for rezone havc been sati 'ed. t (Signature) atc) 2. COUNrY UTILTI'IES OFFICE A prcliminary consultation has been held to discuss the proposal. Our requirements for submittal of this proposal for rezone have bee A . satisfied. The designated water purveyor for this sito is ~ (Signature) ` (Dhte)' 3. a) The proposal (is)(is not) located within tho boundary of our service area. b) Satisfactory arrangemcnts (havc)(have not) been mada to serve this pcoposal. c) We (aze)(are not) able to serve this site with adcquate water. (Signature) (Datc) 4. BIUDjKG AM SA= DEPARTMENT A preliminary consultation has bean held to discuss the proposal. Our requircmcnts for submittal of this proposal for rezone ~ave bccn satisfied. is proposal ' locatcd in Fire District No. . (Signature) (D te) 5. COLJNTY HEALTH DISTRICT A preliminary consultatioa has been held to discuss the proposal. Thc applicant has been informed of our requirements and standards. (Signature) (Dato) I, THE UNDERSIGNED. SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE RFSPONSFS ARE MADE TRUTHFULLY AND TO 'I'HE BEST OF MY KNOW]LEDGE• I FURTHER SWEAR THAT I AM THE OWNEA OF RECORD OF THE SITE PROFOSED FOR ZONE REQ.ASSIFICATION, OR IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM SAID OWNIIt AUTHORIZING MY ACTIONS ON HIS OR HER BEHALF. C Date: j c)to (Signed):nL" (Address); re ~ Phone: ~ F . \ ~ ~ Zip: ~ A .,o. ~ . . •~N A S K • . • d . • NOTAfY;, ' . ~,~~._A / Date: 40 ~ • t ~ r" • NOTARY S~I.:;~ ~ r. ~t, • AE C • ,i ~1~" • ~ ~ .j.~ . .d SIGNA' ANT OR AGENT v~ 25 lz"se.rl Date: bo J5y j o 1. r. Ko e r. 4-t a c-4 a s a Q..,~' REV.4/89:fcu -1- erc.L7 ak~~o; ~z~ .f a " p.t ~ t~~..' - . _ ~r_ ; . ~ ~ .:~i !/~t , . . ' . . ~ v ~ , ~ - , 1. C4UNTY ENGWFFR'S O_ FFICE A preliminary consultation has been hcld to discuss thc proposal. Our requircments for submittal of this proposal for rezone have been sati 'ed, c~ (Signaturc) 46 atc) 2. COUNTY CTTII.ITIES.QFFICF , Cj A prcliminary consultation has been hcld to discuss the proposal. Our 2V requirements for submittal of this proposal for rezone have been ~ ;satisfied. The designated water purvcyor for this site is y~, / 1 (Signature) ' (Date)' 3. i ;;'•r~„//u'/~~L._ a) The proposal is (is not) located within the boundary of our service area, b) Satisfactory arrangements (havc ave n) been made to serve this proposal. c e ar are o) able serve this site with adcquate 7 ater. ~ 89 (S' naturc) (Datc) 4, BU1_'T -DINC AND SAF'M nFPARTMFN.r A prcliminary consultation has been hcld to discuss thc proposal. Our rcquircmcats for submittal of this proposal for rezone have been satisficd. This proposal is locatcd in Firr District No. . (Signature) (Datc) 5. A preliminary consultation has been hcld to discuss the proposal. Thc applicant has 4(ignature) in ormed of our raquirements and standar s. l~ X A 9 /(IYate) I. T'HE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE A.BOVE RESPONSES ARE MADE TR Y AND TO THE BEST OF MY KNOV'VLEDGE. I FURTHER SVVEAR THAT I_AM THE OWNER OF RFCO D OF THE SITE PROPOSED FOR ZONE RECLASSIFICATION, OR IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON HIS OR HER BEHALF. (Signed): Date: (Addre$$); . Phonc: , Zip: NOTARY; , Date: NOTARY SEAL: SIGNATURE OF APPLICANT OR AGENT Date: REV.4/89:fcu • . . 'M q • =53m89 / ?d; R.R. AVEN C U G L ( 0 AV E ~ ~ 0 I ~ 3 ~ e • . ' ' • +u e ~ Miro40 AAARIETTA : AvE. ~ o kv:•:~ MAN I M I►. Y ~ • O 1 Et 1965 SHA Nr+o~" ?°v~ - - - - - ' - " - ' ' " . N C-oMERr oR. gG FREEWAY ` ~OAA . , O- t F z ~ LlCV , M I S 5 1 ON AVE. . : Axw ~L E x ; . L~!'!!'~AV.. . ~ . . . O c SiNTO { T = O 11.iT f ■ _ r ` . . . . . ~ 0 (r S hU►R ~ W ~ t BOONE *7 J . . . _ < OESME-T M r M: a'"49 ► DES M ET Av E ,p . - I ~ATPL O C AjALO0 0 ~ • ~ > . ~ L O O r ~ ~ t t1. 1:10001 AJ[„E-CF > A ~ • . • . . . . t,;,~ • . ~.:,r, • _ . ,i.~~ I „4 '•.r ~ E L . 2 „ : '~J'h r~ ~ ~ ' ' ~ ' ' ~ ~ J 1 162)10' ~ ZE-53-89 , . . , .y,. , PROJECT INFORMAJION . " I'.",°~H.° J N MrOrl~ EXISTING ZONE-AGRICULTURAL 21 Pi RK N0~ A1'8 PROPOSED ZONE UR-22 n ~ ~ a SI1'E AREA 71'879.52 S.F. % BUILOING COVERAGE 12.52 96 OPEN SPACE 50.53 REQUIRED PARKING (1.5 x 22 units)= 33 19/UNITS - 21/2 TORY PROVIDED = 41 ~ ~ • • e LEGAL DESCRIPTION ~ . . - ~ ~ ~ ?'s` ',~r.• j.':.::,':~ : "'~'~'u:'~ • J ~ MoC.~I~~" . i'J:.'+' :f ' • :.1 THAT PORTION OF TRACT 2 ASSESORS ~ ~;~i' : , ^ »^,;;.:'•`'i";`~~„ F,'. ~ i~, •i:'. v.~! o.C:~^.• r' ; : N ' ' : ..~1.~•:i:. ~ "yX.:.~ PLAT No. 8 LYING NORTH OF MANSFIELD ~ '~:,a, ~ • ~ ~ ~"'~•'~'~'r;.,•.•~' 'y , ~ '''r•'~~. : 4 : ~ .~~,'it., . ~ a;~ ° 'O ' ;:.~~,~`'I:•,'.'S'".•~',Y:, ~ ' 1~f,;S: ~ AVE.,EXCEPT THE WEST 100 it. AND EXCEPT THE NORTH 190 It. THEREOF., WA. ' ° :re'• i,. K S10 T25N R44 EWM,, SPOKANE COUNTY, h. . Z>'i;...,.: i.: : 'ti PARKINO 9TALL8 ~ • l"$irr 40wl TO N ~ I I I .x,' ~~4.•~' s" 1 Sf~: i~~~\ I " 11 . .l~:~I i- „r_ r;;.~:~ ° x , f .1~ •i~ ' J . 1 ' : ~ .110CL" ~II L'•' fI'7 ~ ~~i I,.ti,r'' I: SITE ~~a . , ~ I ~,,;~r;i,,, ~;Y,' .;:'~~,;,~'::.;,;~ij%' iti' Pf~ y , ` ~ :~ti~,. ~ i.:J•; •~z!'~~;• . I~ : ~ ( ~ I • iI y ~ . ; ~1,~ /,•~'i /4..4!,r• l •~.c Mwc- u~~NO~ t0-, ~ ITS ~STO~Y , •~.f`.'' . : I~~~~~.~D • , ~ I 1: 'I.: ;f / h I :'ID~~~• , ~ r .I:~~ YIN WV{ ♦ , ..~r.t~ ~o. ' . ,~ha.t' ~ , ./z' i•10 . ~ , • , , 1 ~ ~j`r ..a•►. * , ~ ,,.,'.~u~rlwi•llro.<r"""L~..:,,'.'-r'20` I . `t , ' " f 11 1 1 ~ N:~ ~ .ld N~~ ~f4/ . .1~ {r~1 f/~ VICINITY MAP , • . , A ' MANSFIELD ST' 0 • r, y NORTM 'SITE PLAN ~ SCALE 1:20 " ~ - - . . - NEw RE20NE i0R ' MICHAEL D. CAPRYE ~ a 8~ASS CIA ~S, BPOKANE. WA AftCHITECTS: d~• MMl li~~.~ 1 :O/ 1 ~Nll" eN.ar n.isr'a'~~,4 • .rr 4NL'W~fIffNVTDN ~Il ~ , 1 . U .i . ~ J • • > r.~~n r~ ~i I~; ~ ~ ~ c~ ~UN= (qr ~p, ° ; n' .r~ ^ ~ I 1 _F~• 1-4 H. 1\~~ 3... ` 'Y~ ~~.J~' pr3 I~~ s H. ~ i! s•H 1090 o rv o•i4' ~ PINES ROAD ia ~r.. ~•32'w, W~ 79 44.1 ~ ``1 ~ :w.s~.~~. ;.7.~ , - • ~~i ~ ~ ~ a--~' - 14 15,,~:__,_._ _ _ _4•~ (.t {~',c~' _ _ ~ ~ M s tiC'~ ; - ^ 'f( r~ , , ~jx Pc1~6s,s , ~ - ' 'J i , . + ~a~' ; CH~ l11 i ~ /pa•0 i * I N U ' ~ ~ ',A ! ~ ~ ;~r ~ ' ~ , ~ , ✓ ~ ~ ` O1 f~' ~ ~~c•; ; ~ _ ~ ~ °i~ , R% ~ ~ U N ~y.'~,....- J~ ~ a" . I~•~~,~~ a 41 ~ ~:~I ~ ~~~NU • ~N Z ~1S OH J ' ' `rC•' I ~r, r7rc ~ v., T A ] 00~ r/~d W. 7 Z i I S` - - - - - o , , ~ - t=~-' • - ~ ~ ~ cler Z •0 ~ f y OF. ~1 ' • q o.1S•7~y : s ~ ~ ~ Y . fLT 3R7 ~t J. 5 I N ~ U+ `J ~ Icic IGC` T4 4°(,G'[! ~ 'D N • = n I - - - - ~ -I I ~ a - , _ • ~ ~ - ~ l~ ~ ~ 17,- 20.3 P, C_ i - - - - _ _ - - _ r -I 0 dlo„rr, ~ - -~ONN.. c9 _ R+ 'o k,j AA?af'p-6 9 di2,rS,W _ f~r•.,1 ~P~__' n j D - - Purj/e ► oi. 2 - - - , b • ~s' , j ; ~ m O ~ Z ~ Z m ~ r I 'nol~ RO 7,122 + 6~P. 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VAI.LEY WAY I I . • - - N b I YALL[V ' o W Z e a -SPRAQUEJ Z ~ 1 i a ' ~ < ~ _ I AVE N ~ ~ Z 1 I ~ P • ~ j, r I . a II I f_-- 'I ~ UN/ON • ~pq_ Clf lC ~ ' . . • : - ~,,-r-~ ~ 1 Q I rTN 4TH AVE ;;zi :22 erN ~ ~ _ AVE - - - - - 24 ! OTH A>ENU-E ~ 'c 23 _I f?TH AVENUE - . i 3 o ~ Avr IATH ~ _ AV~.!-------- ' , . - - - ~ ~ - 'K o • ~ y 1►iq ..r _ s`-,". E~ Z N E C ~ z i s a , m _ ' . j t E - E I ~ ~ F . _ _ . j . . . . . . . . . . . . . . - . . . . . . . . . . . . . . . . . . . . . . . I .4. h ~.T . i j ;_A 1 i E 4 F 5 . . - - - - - . . . . - - - - - - - - - - - . . . ...~:.m , ..wed. , . ..w,s~~; s~s~ _ . ~,r , m , ~ ~ w , w ~ ~ ~ ~ ~ ~ w B , ~ ~ . n , . ~ ~ K ~ ~ , , 4 s w . M, F, ~1 gip,, i ^se . ~x. r i~" an'.E. ~ ; r e xd.s ` ~.T . a~.r~ , , m µ rv ~ ~ , . , ~ M.~' a p_ d a :ter .a M~ .s. ~C i w, } ".a.n" "»"-w. ~a '~"'a ~ m - . 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