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ZE-0006-99 l s 11 ~ 1 ~ S Y O K A N F~ 1~~-= BUILG[NG A..11D l'"111VII14G ~ A D1VISio:ti Uf 1'tii: i'L:13l_IL Wl1kkJ [)UARTMrV1 1ames L- Manson, C.B.O., Director Gary Oberg, L?i ref tor MEMORaNnUAf TO: Spokane County Division of Engineering; Pat Harper, c/o Sandy h: Spokane County Division of Cngineering-Development Services; Bili N, ; pokane County Division of Utilities; Jim Red ~ ,pokane County Division of Stormwater Utility; Brenda Sims -1pokane Counry Division of Long Range Planning; John Mercer ~pokane Regional Health District; Steve Holderby ~pokane County Parks, Recreation & Fair, Steve Horobiowski Spokane County Air Pollution Control Authority, Chuck Studer Spokane Regional Transportation Council; Glen Miles Spokane Transit Auihority; Christine Fueston Central Valley School District No. 3_56 Fire District No. l %todern Electric VVater Company `'VA State Boundary Review Board; Susan Winchell WA State Department of Ecology; Heidi Renz, Spokane ll'A Slate Dcpartment of fis}i R Vl'ildl~fe, hcvin Robinette F'KO;ti1: Francinc Sha%~, Scnior E'lar7nc:r j2F:: 7.E-6-99; Zone Keclassification from Kural Residential-10 (RR-10) to Urban Residential-22 (UR-22) and Light Industria! (I-2) for a 222-unit aparnnent complex. a 184-unit retirement apartment, an assisted living center, and speculative industrill development; Revised Site Developrnent Plan Attachc:d is a copy af the revised site development plan for the above-referenced project. 'Fhis plan is to replace thc site development plan circulated to your agency on April 29, 1999. Ptease note the following revisions/additions: corrected site data table, revised landscapin- strip «•idths and types, provisions for RV and Quest parkin- in thc multi-family portion of the dcvctopmcrt. E3ccause these revisions should not impace your previous cocnntent; no responsc to this n;tmo is beir.<, ;equesred. lf you have anv questions, p)ease contact me at 477-3675, extension 21 S. wc Attachment c: Bill LatitisurL?ed Gunning, :l&r\ Construetion Dc:velupment, 202 E. Trent, Suitt: 202, Spuk;uie. WA 992021 lohn Koncn, David Evans & Associates. Agent, 110 W. Cataldo, Spokane, WA 99201 1efCre}• 11:irkleit. [)a\ id F-:~-Ltns As1c,ciat:s, Surveyor. 114W. Caialdo. Spokane. W.4 99201 l'-'-- W. LiZV:1v1~.:; •~!'L~ti.•1:tiL, 1~::ji-il'vt;fC:.'N j'HOW: (KC;k?~ 477-3675 • EAx (504} 47-4703 9 TDD: (509) 324-3ie-- 7 ~ INLAND PACIFIC ENGINEERING, INC. SPOKANE • COCUR D'ALENE ' June 3, 1999 W.O. No. 95551 RECEIVED Pat Harper J U N 04 lqqg Spokane County Engineers SPOKANE COUNTY ENGINEEr~ 1026 W. Broadway Spokane, WA 99260 RE: Lawson/Gunning Shaonon Street Development Trip Generation/Trip Distribution & Traffic Counts Dear Pat: Enclosed for your use is a copy of the trip generation amounts for the proposed LawsonlGunning Shannon Street proj ect. The spreadsheet shows the type of improvement with the ITE land use code, trips generated for the PM peak with the exiting and entering splits and the totals for the whole project The land uses have been more specif cally defined on the eastern half of the site with an RV park and mini-storage proposed along with a business park. The figure showing tnp distnbution is for the condition with a Mansfield connection through the proj ect between Pines ].Zoad and Mirabeau Parkway. Also enclosed is a copy of traffic counts taken in April and May of 1998 by The Transpo Group for intersections in this area. These will be used as a base for the study. Trips will be shifted to the new Evergreen Road Interchange to account for this funded improvement. If you have any questions about this infornlation, please let me know. Sincerely, Lnland Pacific Engineenng, Inc. A#~ t'o-f-s Timothy A Schwab, P.E. cc• Greg Figg, WSDOT Bill Lawson John Konen, DEA 707 West 7th • Suite 200 Spokane, WA 99204 509-458-6840 • FAX 509-458-6844 . LAWSONlGUNNING SHANNON STREET PROJECT #95551 06/03/99 APARTMENT (220) UNITS AM Rate % in % out PM Rate % in % out 0.51 16% 84% 0.62 67% 33% 222 113 18 95 138 92 45 95% 17 90 95% 88 43 5% 1 5 5% 5 2 ADT = 6.63 1472 RETIREMENT COMMUNITY (250) UNITS AM Rate % in % out PM Rate % in % out 0.17 45% 55% 0.27 56% 44% 184 31 14 17 50 28 22 50% 7 9 50% 14 11 50% 7 9 50% 14 11 ADT = n/a 0 CONGREGATE CARE FACILITY (252) UNITS AM Rate % in % out PM Rate % in % out (EST.) 0.06 61 % 39% 0.17 56% 44% 180.0 11 7 4 31 17 13 95% 6 4 95% 16 13 5% 0 0 5% 1 1 ADT = 2.15 387 BUSINESS PARK (770) ACRES AM Rate % in % out PM Rate % in % out 18.86 85% 15% 16.84 20% 80% 8.04 152 129 23 135 27 108 95% 122 22 95% 26 103 5% 6 1 5% 1 5 ADT = 149.79 1204 RV PARK (416) UNiTS AN9 Rate % in % out PM Rate % in % out 0.27 65% 35% 0.39 65% 35% Est. 80 22 14 8 31 20 11 95% 13 7 95% 19 10 5% 1 0 5% 1 1 ADT = NIA 0 MINI-WAREHOUSE (151) ACRES AM Rate % in % out PM Rate % in % out 2.8 50% 50% 3.38 52% 48% 3 8 4 4 10 5 5 95% 4 4 95% 5 5 5% 0 0 5% 0 0 ADT = 38.87 117 PM TOTALS 395 190 205 , r u,c/r,~!/~~ ~ ~ 3 rt ~ ~ > 4 ~1.. ,rC~ 3 X.. 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I ~ ~ { . ~ ~ ~ ~ ~ ~ Qs~~'~~o ~ o~ ~ ~~~:~.~~~p o o c ~a~r rn ~ ~ n' ~ ~ n~ ~ ~ 1 n ~ ~ ~ + ~~ni . 4-~_ ~~ar~~~~:~ ~...s 4'°" I~~E; ' c~ m'~ - ° ~ a~ ~ ' o a o ~ ~ ~ o O , , r 1451 PHF 1839 ~ ' rts 1$78 PHF 90~ 4Q7R ti 1f~'~p ~uG~n ~RVn ~eac ~n~r FlM1 iIOM1 w ~ _ m m , Ln - 83 PrtF 76 asa ~ + SS~~ I o ~ ~ ' V ~ *~r I 366 ~ ~ ~ ~ m _ a~a Ft ~ 4 I ~ 9 to p ~ N ♦ , ~ , ~ K 1 f S P O K A N E ~tC O U N T Y DMSION OF ENCINEERING AND ROADS A D[ViSION OF THE PUBLIC WORKS DEPARTMENT William A Johns, P E., County Engineer December 3, 1999 Mr. Tim Schwab, P.E. CLC Associates, Inc 707 W 7th Avenue, Suite 200 Spokane, WA 99204 RE. Pines Mitigation District Develo ment Projects and Road Improvements L- A ~.i so4 /67 u Al'q C7 Dear Tim, As requested, attached is a list of the known development projects with locations and road improvements with cost estimates I hope this provides you with the information you need. If you should need anything further, please don't hesitate to give me a call at 477-3600. Sincerely, 54,,-`~54~f.i Steve Stairs Transportation Engineer Cc: Scott Engelhard Pat Harper Greg Figg, WSDOT Francine Shaw, Spokane County Planning 1026 W Broadway Ave 9 Spokane, WA 99260-0170 9 (509) 477-3600 FAX: (509) 324-3478 TDD (509) 324-3156 v s Mitigation District Projects and Estimated Costs Road Project Total Costs Pines I/C WB Ramps $1,300,000 Pines I/C EB Ramps $656,000 Pines & Euclid Signalization $259,000 Pines & Mission Channelization $31,000 Pines & Mansfield Signal $259,000 Mansfield Ave W. of Pines $1,300,000 Development Projects Wes Crosby Property SW corner of Pines & Euclid BSA Addition - Bonuccelli Property NE corner of Pines & Euclid Divcon Development - John Miller SE corner of Pines & Euclid John Stone Property SE corner of Pines & Grace Hamilton Apartments SE corner of Pines & Marietta Additional Background projects shown in Table 3 of Lawson/Gunning TIA dated July, 1999. ~ , . CLC Associates Inc. ` - - - _ > - - 'ERLY - y July s, 2000 f~a~..~.L-aC o~uom t- FORM k l~ - ~ ✓ `}a 4 i ` Y 1 r.., y, ` W.O. 95551 / 7~iWest 7t~ ~u~e°2oo Greg Figg Spkane; WQ 99204 ~L , Tralisportation Planner 5 o 09~458-640 , , 509?458-6844~FaxY;=~ ' WSDOT, Eastern Region ~ 2714 North Mayfair Street 3pokane, INA -"Denver, 'CO Spokane, WA 99207-2090 ~ ' f - :;~t+ `j ' ' • . . , _ • ~ DU NFCN41 „ Re: Lawson/Gunning Shannon Street Development E' • . ~ FF Response to WSI~OT Comments in June Letter ^ ~~N R -r, `Y~ . Dear Greg: x c , ,oi i .c fi `r, " Thank you for responding to our proposal of installing a traffic signal at the Pines 'c~ ~;~.L,._ y''~y' ' , 'R _ -.,1;,~;~;; V'; ° Roa d/ Mans fie l d Ave. intersection. T he purpose o f t his letter is to commen t on your decision to not allow the signal and the appropriateness of the listed criteria. F ~ ` ' : ` . 1. It is WSDOT's descre to not signalize locul uccess rouds, but that the signals be placed at collector arteriul cross street or higher. _The plan for Mansfield Ave. is that is will become a collector arterial in the future. A signal at this location would meet your criteria in the future and meet a present need. 2 Alternate access is uvuilable to the proposed project by using Mirabeau Paf•kwuy und Indiana Ave. Currently the project does not have access out to Mirabeau Parkway. No ' public roads are built to the east property line of the proposed project. Inland Empire Paper owns this property which is needed for access to public roads in this direction. So alternative access is currently not available. ''-3. A signal at this lvcation does not meet the spucing criteriu of one-half mile unless there cs no alternative access. , Since therc is currently no atternative acCess, a signal at this locatioa should be allowed. Please reconsider your decision to not allow a traffic signal at this location. If you have any questions or if a meeting would be helpful, please give us a call. - Sincerely, Inland Pacific Engineering; Inc. ~ Planning , "Engmeering Tim y A. Schwab P.E. 'Architecture L'aritlscape Architecture TAS/tas Land Surveying Formerly'lPE cc l'at 14arper, Spokanc Caunty ° Bill Lawson ' - I , ~ Washington State Eastern Region Department of Transportation 2714 N Mayfair Streei Sid Morrison Spokane, WA 99207-2090 Secretary of Transportation 509-324-60001 Fax 509-324-6005 June 27, 2000 Vt:D Mr. Tim Schwab J(f N 2 Civil Land Consultants 707 W. 7`'', Suite 200 SPOkANE CQUNrY ENGlNEER Spokane, WA 99204 Re: Lawson Development at Pines and Mansfield Dear Mr. Schwab; The Washington State Department of Transportation has reviewed your March 22, 2000 study regarding the appropriateness of a new traffic signal at the Pines and Mansfield intersection. In reviewing this analysis it appears that this signal could function at an acceptable level of service and would not adversely affect the surrounding intersections provided system coordination was provided for. `Vhile we continue to be supportive of this traffic light as a part of an overall package ior the north interchange area we can not support an additional traffic light as a stand alone project without any means to move the other parts of the interchange improvements forward. Our decision not to allow this signal is based in part on the following criteria. 1. At the present time Mansfield Avenue is a local access street and is not part of the County arterial network. It is oux desire not to signalize intersections that are 20cal access roads, we ask that they be at least collector arterials. 2. Recent traffic studies prepared for this development indicate that access frorln this development to the Mirabeau Fark Drive will be available. With the completion of Mirabeau Parkway to Pines on the north and Indiana on the south, alternate access to arterials is available. This would seem especially true given the fact tllat t ie YMCA is now moving forward and Evergreen Interchange project is well up-e-er way. This alternate access appears to provide a reasonable means of accessing fhis development without necessitating a new traffic signal on Pines Road. As paxt of this scenario channelization on Pines Road to restrict the left turn movement frmrri Mansfield to Pines, which is projected to function at level of service "F", is needed. ~ Mr. Schwab June 27, 2000 Page 2 3. A traffic si~nal at this location would not mcet our spacing criteria of one-half mile. Less th.an this spacing can be utilized if alternate access is not avaalp-ble but in this case alternate access to Mirabeau Parkway is available. In regard tm o1.ar acceptance of this signal ,A~ith the rest of the Plnes Road improvements that was predicated on the fact that our ramp terminal signal will be removed which will actually improve spacing with the addition of this si;nal. Given our position not to allow this new signal as a stand alone project, we are still mteresied in pursuing monies for the Pines Road Improvement Plan that has been proposed in the past by CLC Engineering. We would welcome an opporturiity ?o meet with the applicant and Spokane County to further explore other options for thls project. I'I you should have any questions on this matter please do r.ot hesitate to contact me at 324-61 99. Sincerely, Greg r agg Transportation Planner cc: Chris Ashenbrener, Applicant's Representative Pat, Harper, Spokane County Engineers Steve 5tairs, Spokane County Engineers Ted, Trepanier, WSDOT 'L'rafrzc Office Haro~d -VVhite, WSDOT Program.ming Office Pro;ect Fite . ~ 1'rujccc 5taw5 rlrli.c E1~GINEER'S REVIEW SHEE-t' .AS au;~~ Plans Pxcc1ved Rezone File ZE-0006-99 Itoad Plans Approvcd c'ompanion Files: Nc%v Rond titandan'.s 5-1 i.9; \9}-3:►r Rclated Htles: ZE-t?036-97 }{paring: Building Dcpt: l critnital Rtview: OS/l 311999 02:1 S TR DRZE-267-97 Prcliminary- ReOew: Type: l_argt LW 17 I31dg. Square Feet LYstr Ktcrwrd 04'08~1997 Na. IAis. ho. Acres: 35 3 Project Name RR-10 TU t►R-22 & I-2 APT 222 UNIT - APT 184 UNIT RE'I'IRE & CTR & INDliS Sttr :1ddfrss S. EUC'LID, l:. IlOULK, L. PINL-S, y SH11NN()N. Rangc-Tuwiuhip-Section: 44 - 25 • 10 PARCEI.(S): (first 18) Applicant C'ondm.ms hlailLd. 45103.0205 45103.0206 45103.0208 lahn Knncn F1ooc! Zunc No 45103.0210 45103.0244 43103.0245 UAV1D EVANS 3c ASSOC Watcr Saurce f'ublic I 10 W. Cawlcio Sewcr Source SI'UKANE, WA 99201 School Dist 356 Ph°ne Firc Dist 1 (509) 327-8697 Ph4me Dist Owncr 3prrtyor Jeffrey M Muckleit A & A c,ONSTRt?CTIUN s I)FVELGPMLIv? 1 DAViD f:VANS & ASSOCUITES 202 E.1'rent 110 W. Cutaldo SPOIG'INE. WA 99202- SPdK.4NE. WA 99201- F'hone Phonc Fac 1509) 624-1170 (509) 327-8697 (509) 327-7345 1509) 327-0697 f3uilding i'h. 45t1-3675 / Pl:inning 1'h: 456-2205 Contnct: L4 . r'JLbri441_r~ "O'w UAte Submitte Description Initials Eng Netd Technicalty Compleu Eng Need Hurvrird Rd Mitigation Eng Nccd Drainagc Plans 04117/1997 Eng Nccd Traffic Analysis Eng Nad Othcr Eng Pay Fees Received Eng Final Piat Fees Cnmpictcti Eng AriQrity Fccs Rcceivcd Capy ta Accounting N«tice tn Public / Notice w f'ubiic iV I 3 4 6 Comptote+d - or t+Jceds to lx signed lhsign !kvistson [)a:t•; IIn-Ouil - ; , r' - , - • . ma quannrs ror drainagc itrm cs►lrulaccd Fltaring Uatc Decision App Ucn Cond Appid BCC Appealed to BLC Lkcision App Dcn Cond Appld Court Appcalyd ta Caurt Uccision App Dcn Cuntf Appld Stnmpai Mylars to Secretary (Sandy) Stuntprc! 208 I.ot Plans to Secretary (5nrtdY) ~ • o . County Public Works, Transportation . - - . - • D • o County • g Memo To: Spokane County Building and Planning _ Planner:. FRANCINE SHAW From: Pat Harper, Transportation Engineering Supervisor From: Scott Engelhard, Transportation Engineering SP & DES Coordinator Subject: ZE-0006-99 RR-10 TO UR-22 & I-2 APT 222 UNIT & 184 RETIRE & CTR & INDUS (DRZE-267-97) Technical Review Date: 05/13/1999 (04/07/1997)@ 2:15 Applicant: JOHN KONEN Date: May 13, 1999 RE: Technical Review After review of, ZE-0006-99 RR-10 TO UR-22 & I-2 APT 222 UNIT & 184 RETIRE & CTR & INDUS Spokane County Transportation Engineering Section is requesting a suspension of the Technically Complete status until the Traffic Impact analysis has been deemed complete by Spokane County Transportation Engineering Section. The applicant has been in the process of completion of this analysis since 1992, a discussion is required on the status of this analysis with the applicant since this proposal is now approximately half of the original proposal. Thank you for your consideration in this matter Engelhard, Scott _ , - From: Hemmings, Bill Sent: Monday, May 03, 1999 9 22 AM To: Shaw, Francine Cc: Engelhard, Scott, Harper, Pat, Harper, Pat, Pederson, John, Kimball, Sandy; Miller, Katherine, Sims, Brenda, Darrell, Virginia Subject: ZE-6-99 - Bill Lawson 5-3-99 I received the above referenced submittal on April 30, 1999 I accept the proposal that 208 can be made to work on this site since there are preapproved soils on this site I do not know of any critical areas on this site I consider this nroposal to be technicallv comQlete Fi& qeowrc'~, Page 1 ~ TECHNICAL REVIEW MEETING SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING Date: ~'1 GtU1 11) 1999 ~ ~ Department: O ~ I ~ Department Contact Person: 61t. eGL Action: ZE-6-99; Zone Reclassification from Rural Residential-10 (RR-10) to Urban Residential-22 (UR-22) and Light Industrial (I-2) for a 222-unit apartment complex, a 184-unit retirement apartment, an assisted living center, and speculative industrial development. TECHN7CAL REVIEW MEETING: MAY 13, 1999 @ 2:15 P.M. lyote: The following information is to provide the proposal sponsor with primary agency comments to assist the sponsor and aid the processing of public hearing items heard before the Hearing Examiner. The following information does not provide a complete or binding final review of the proposal. This will occur only after the proposal is accepted and placed on the Public Hearing Agenda. The acceptance of the application and schedulinLy of the a-Dnlication on the Public Hearing Agenda is the primary function of this meeting. A secondary function of this meeting is to provide a nreliminarv review of the apolication. This will provide a forum for the sponsor and other departments of what to expect as standard development conditions and design recom.rnendations. The comments received are based on a preliminary review of the application form and site plan by the Departments and Agencies which have been circulated the information (not all agencies/departments have been contacted--only those who have been determined to have primary interest. 1. a. Does the application (or can the development) meet requirements to be placed on the Public Hearing Agenda? ❑ YES ~ NO b. If no, what is laclcing? C'U r2 2E-oT _72 AF F !C. S i U0,~ ~ c. Public Hearing Schedule: Hearings before the Hearing Examiner are scheduled upon determination that the application is complete. Items will be scheduled for the first available public heanng. 2. After a preliminarv review of the application what "Conditions of Approval" would be required of the development? (Attach conditions if necessary) PAGE 1 11:14:23 03 MAY 1999 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 02961 MANSFIELD AV (START) .000 FANCHER RD (SPOKANE U 19 PAVED 20 MANSFIELD AV .120 DICKEY ST (END) U 19 PAVED 20 MANSFIELD AV (END) .240 EASTERN RD (START) & U 19 PAVED 20 02962 MANSFIELD AV (START) .000 BRADLEY RD U 19 LIGHT BITUM. 16 MANSFIELD AV .050 DORA ST (END) U 19 GRAVEL 20 .110 COLEMAN RD U 19 GRAVEL 20 MA.NSFIELD AV (END) .200 LILY RD U 19 GRAVEL 20 02963 MANSFIELD AV (START) .000 WEST END TO BESSIE R U 19 PAVED 36 MANSFIELD AV .030 BESSTE RD (END) U 19 PAVED 40 .150 SARGENT RD U 19 PAVED 40 MANSFIELD AV (END) .260 MARGUERITE RD U 19 PAVED 40 02964 MANSFIELD AV (START) .000 WILBUR RD U 19 LIGHT BITUM. 18 MANSFIELD AV .390 SR 27 (PINES) U 19 PAVED 40 .430 CHERRY ST (START) U 19 PAVED 40 MANS F I ELD AV ( END ) .550 HOUK AV ( END ) U 19 PAVED 40 02966 MANSFIELD AV (START) .000 EASTERN RD (START) & U 19 GR.AVEL 30 M1INSFIELD AV (END) .120 DOLLAR RD U 19 GRAVEL 30 5 Records Processed PAGE 1 11:14:04 03 MAY 1999 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 01919 HOUK AV (START) .000 SHANNON AV (START) U 19 PAVED 40 HOUK AV (END) .120 MANSFIELD AV (END) U 19 PAVED 40 01898 HOUK CT (START) .000 SOUTH END TO 26TH AV U 19 PAVED 40 HOUK CT (END) .040 26TH AV U 19 PAVED 40 01830 HOUK RD (START) .000 VERCLER RD U 19 PAVED 40 HOUK RD .080 COLLINS RD (START) U 19 PAVED 40 HOUK RD (END) .220 SALTESE AV U 19 PAVED 40 01833 HOUK RD (START) .000 SOUTH END TO 6TH AV U 19 PAVED 40 HOUK RD .030 6TH AV (START) U 19 PAVED 40 HOUK RD (END) .120 4TH AV U 19 PAVED 40 01835 HOUK RD (START) .000 SPRAGUE AV U 19 LIGHT BITUM. 18 HOUK RD .080 RIVERSIDE AV (END) U 19 LIGHT BITUM. 18 HOUK RD (END) .120 MAIN AV U 19 LIGHT BITUM. 18 01879 HOUK RD (START) .000 SINTO AV (END) U 19 PAVED 40 HOUK RD .060 MAXWELL AV (END) U 19 PAVED 40 HOUK RD (END) .130 MISSION AV U 19 PAVED 40 01831 HOUK RD (START) .000 14TH AV (END) U 19 PAVED 30 .060 13TH AV (NONESTABLIS U 19 PAVED 30 HOUK RD (END) .120 12TH AV U 19 PAVED 30 01832 HOUK RD (START) .000 8TH AV U 19 PAVED 40 HOUK RD ( END ) .090 7TH AV ( START ) U 19 PAVED 40 01834 HOUK RD (START) .000 1ST AV (END) U 19 PAVED 30 HOUK RD (END) .080 SPRAGUE AV U 19 PAVED 30 01850 HOUK RD (START) .000 SOUTH END TO 8TH AV U 19 PAVED 40 HOUK RD (END) .120 8TH AV U 19 PAVED 40 01893 HOUK RD (START) .000 MISSION AV U 19 PAVED 35 HOUK RD (END) .100 NORTH END OF ROAD U 19 PAVED 35 01894 HOUK ST (START) .000 25TH AV (START) U 19 PAVED 40 HOUK ST (END) .070 24TH AV U 19 PAVED 40 12 Records Processed PAGE 1 ~ 11:14:13 03 MAY 1999 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 04448 SHANNON AV (START) .000 LOCUST RD U 19 PAVED 40 SHANNON AV .120 FARR RD (END) U 19 PAVED 40 .180 SUNDERLAND RD (END) U 19 PAVED 40 SHANNON AV (END) .250 WOODRUFF RD U 19 PAVED 40 04447 SHANNON AV (START) .000 ELLA RD U 19 LIGHT BITUM. 20 SHANNON AV (END) .090 ELTON RD U 19 LIGHT BITUM. 20 04449 SHANNON AV (START) .000 HOUK AV (START) U 19 GRAVEL 18 SHANNON AV (END) .280 UPRR CROSSING U 19 GRAVEL 18 0 4 6 2 4 SHANNON AV ( START ) .000 SARGENT RD U 19 PAVED 40 SHANNON AV ( END ) .050 DALE ST ( START ) U 19 PAZ7ED 40 4 Records Processed Kimball, Sandy From: Hemmings, Bill Sent: Monday, May 03, 1999 9 22 AM To: Shaw, Francine Cc: Engelhard, Scott, Harper, Pat, Harper, Pat, Pederson, John, Kimball, Sandy, Miller, Katherine, Sims, Brenda; Darrell, Virginia Subject: ZE-6-99 - Bill Lawson 5-3-99 I received the above referenced submittal on April 30, 1999 I accept the proposal that 208 can be made to work on this site since there are preapproved soils on this site I do not know of any critical areas on this site. I consider this proposal to be technically complete VC& qmtat4~. ;Z>5 Page 1 , • 1 1 ,,f I7 ~ Z S ; aur:J:. 4c- - liUllAING AND rI.ANNING ~ t1 I ~I~"irlt >ti l~i" CI If_ I'I.)iii.li_' ~V0 RF::i I)L' I'r1h I n1 f-.! 11mo, T.. Matttion, C[3 0., Dirrrtor C„r,• 0}*er};, 1)i-0, t._}r MEMOI2ANDUM RECEIVED, MAY Ut) 1999 TO: `'^okaue County Division af Fnginecring; Pat Harper, c/o Sandy Kimball ~()kane County Division of Engitieering-Development ServiceSY,~_,B~El~~n~ ,~~kane Caunty Division of Utilitics; Jiin Red u 'okane County Divisian of Stormwater Utility; Brenda Sims pokane County Division of Long Range I'lanning; John Merccr ti pokane Regional ! lealth I?istrict; Steve Holderby . tipokane Cocinty Parks, Recreation & fair; Steve Horobiowski Spokane County Air Poliution Controt Authority, Chuck Studer Spokane Regional Transportation Council; Glen Miles Spokane Transit Authority; Christine Ftieston Centrnl Valley School District No. 356 Fire District No. 1 Modern Elcctric Water Company WA State I3oundary Review Board; Strsan Wincliell WA State Department of Ccology; Neidi Renz, Spol:anc Wa State Department of Fish & Wildlife. Kevin Rubi,iette FI2UM: Francine Shaw, Senior Planner ~ nATE: April 29, 1999 ItT: Project Descriptioii: ZE-6-99; Zone Reclassification from Rural itesidential- 10 (RR-10) to Urban Residential-22 (UR-22) and Light Industriai (1-1.) far a222- unit apartment complex, a 184-unit retirement apartment, an assisteci iWin^ center, anci speculative industrill developmeiit. TI,"CHNICAL ItEVIrW iMET:T1NG MAY 13 1999 AT 2:15 P.M. [11VISIUN UC' I3UiLDING AND I'LANNING ls FLOOR CUNFERI:NCE ItOO:~l I'lease review the above application and use the attached TECHNICAL REVIEW MEETIN(; l c)RN1 tor your comments. The Division of i3uilding and I'lanning encourAges you to attend th;s meeting. Tlie sponsor and representative have also been invited to attend this meeting. I fyou cannot ntce»d, please forward three (3) copies of yaur review camiiients on the attached forrn ti.) me f'or the meeting. The attached TECflN1CAL REVlEW FORMS will be given to tlle spontior at thc; meeting and included in the Division of Building and Plaiining file. Thanks for your cooperation. If yoLi have nny questions about the application, please contact me at 477-3675. NnTE: The Division of Rzrilciing & Planning will now be circulating comments for SEP A Checklist sit thc time of tcchnical rcvicw. This tivill bc thc nttlv tinic vou will bc able to eomment regarding ihe SF:I'A Checiclist for tlii9 Project. c: [3ifl t.,;iwsanrf'cd (iunning, A&A Canstruction Dcvc;lopmcrit, PO E3ox 141701, Srukane, WA 902 1 .1 1ohn Konen, Uavid f:vnns & Associiitcs, Agent, 110 W. C7taldo, tirokane, WA 99201 Jeffrcy Macklc:it. DaviJ Evuns& AssociAtcs, SurvcNor. 1(() w tipol,.anr. <)'?Z()I .1(l.tc'ht11t'lltti' Teclirlical Revie-w ('nrin. ('rcfjrct 1ppi:taf;ci~~. lU20 IY. 131ZUAUWA1' 0 Si'UKANE, ;PHI1NE' (SIK)) 477'3675 • ~;i\' It.!1!1 . •t', • I:.~l ~ . . Spokanc County Diviseon of Building & Planning Technical Revieiv Meeting Meeting Date and Time: iVlay 13, 1999 a 2:15 p.m. Project File No.: ZE-6-99 Project Location: Generally located north of and acljacent ot Shannon Avenue approximately 124 feet east of Houk Street in tlie SW '/4 of Section 10, Township 25 N., Range 44 EWM, Spokane County, Washington. Comprehensive Plan: Rural Project Description: ZE-6-99; Zone Reclassification from Rural Residential-10 (RR-10) to Urban Residential-22 (i1R-22) and Lighfi Industrial (I-2) for a 222-tinit apartment complex, a 184-unit retirement apartment, an assisted living center, and speculative industrial development. Parcel No(s): 45103.0205 45103.0206 45103.0208 45103.0210 45103.0245 ' 45103.0244 Owner: Bill Lawson/Ted GLjnnitig A & A Construction Development PO Box 141701 Spolcane, VVA 99214 ~ 509/624-1170 ApplicantL: Jolin Konen, David Evans & Associates ] 10 W. Cataldo Spolcane, WA 99201 509-327-8697 Project Planner: 1-Irancine Shaw, Sen;or Planner TECHNICAL ItEVIEW MEETING SPOKANE COUNTY DIVISION OT BUILDING AND PLANNINC Date: . Department: Department Contact Person: Action: ZE-6-99; Lone Reclassification from Rural Residential-10 (RR-10) to Urban Residentia!-22 (UR-22) and Light Industrial (I-2) for a 222-unit apartment complex, a 184-unit retirement apartment, an assisted living center, and speculative industrial development. TECHNICAL REVIEW MEETING: MAv 13, 1999 CI 2:1 S P.M. 1VOte: The following information is to provide the proposal sponsor with primary agency comments to assist t11e sponsor and aid the processing of public llearing items heard before the Hearing Examiner. The following information does not provide a complete or binding final review of the proposal. This will occur only after the proposal is accepted and placed on the Public Hearing Agenda. The acceptance of the annlication and schedulinp- of the annlication on ihe Public Hearing Agenda is the primary fi,lnction of this meeting. A secondary function of this meeting is to provide a preliminarv review of the application. This will provide a forum for the sponsor and other clepartments of what to expect as standard development condifions and design recommendations. The comments received are based on a preliminary review of the application form and site plan by the Departments and Agencies whicii have been circulated the information (not all agencies/departments have been contacted--only those who have been determined to have primary interest. 1. a. Does the application (or can tlle development) meet reauirements to be placed on tlle Pu'oiic Hearing Agerida? ❑ YES ❑ NO b. If no, what is lacking? c. Pt;blic Hearing Schedule: Hearings Uefore the Hearing Examiner are scheduled upan dete:mination that the application is complete. Items will be acheduled for the first ayailable public liearing. 2. After a p.•eliminarv review of the appllcation what "Conditions of Approval" would be required of the development? (Attach conditions if necessary) RECEEVEQ SPOKANE COUNTY DIVISIOIV OF BUILDING AND PaWMAPtIgGOUN7y ~APR»ty ZONE RECLASSIFICATION APPLICATION 2 7 AiVl&IQN 9F IBUII.OtNta ANI9PIAMNO A. GENERAL INFORMATION LegalOwner BlZl Lawson and Ted Gunning/A&A Construction & Development Mailing Address P• o. BoX 14 1701 City Spokane i State WA Zip Coc~e 99219 , Phone (509) 327-8697 UVork (50 9) 624-117 o Home Fax Applicant/Agent John D. Konen, David Evans and Associates, Tnc. Mailing Address west ilo Cataldo City Spokane Statg WA Zip Code 99201 Phone (509) 327-8697 Work Home Fax (509) 327-7345 IF APPLICANT IS NOT OWNER, INCLUDE WRITfEN OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE Project/proposal site area (acres or sq. ft.) 35 Acres Adjacent area owned or controlied (acres or sq. ft.) N' o n e Assessor parcel #s of projectlproposal 45103 . 0205, 45103 . 0206, 45103 . 0208, q 51.03 . 0210, 45?03.0245 Assessor parcel #s of adjacent area owned or controlled NOne. Street address of proposaf None assigned. Existing zone classification(s) and date established 4R- 1o, 1942 Existing use of property Vacant except for 3 single-family dwellings Proposed zoning vR-22 and 1-2 Comprehensive plan category Rural School district Central Valley Water purveyor Consolidated T=igai:ion Dist.#19 Fire District Fire Dist.No. 1 Proposed use of property: Single family dwellings t~ Quplexes ~ J Muitifamily dwellings (X) Manufactured homes Business Industrial Mixed use t ~ Other Describe List previous planning department actions involving this property Zone establzshed 09 /l4/q2 E. LEGAL/ZONE RECLASSIFICATION ONFJRMATION Location of proposal Northside of Shar,non Ave. and approximately 1/4 mile east o£ P9.nes Rd. ~ - Section 10 1'ownsnip 9 2)Range 'ts- Name of public road(s) providing access Shannon [Wer,ue WVidth of property fronting on public road Approx. 1500 feet on Shannon Ave. Mans£a.eJ.d Road will be dedicated in an East-West Alignment- through the center or the pr.o-iects anci Shannon Avenue wLl'L be vacated to a.mprove access to Pines Road. , 0 1ProjectslLAWS00G11Z0NE317 FRM ZONE RECLASSIFiCATION APPLICATION PAGE 2 Of 4 Does the proposal have access to an arterial or planned arterial (X ) yes no Name(s) of arterial roads Mansfield Avenue will be upgraded to Collector Arterial Status. Legal description oT property for each zone reclassification proposed Lot s 4, 5, E, 7, s, 9 and 10 of Assessor's Plat No. 6 as recorded in Book "P" of Plats, Page 19, Spokane County, Washington being a portion of the southwest one quarter, Section 10, Township 25 North, Range 94 East, Willamette Mera.dian. RR-10 to UR-22, Lots Loi:s 4, 5, 6, and West 1/2 of 7; RR-10 to 1-2, Lot 7 except w 1/2, and Lots 8, 9, and 10. Existing zone(s) RR-10 To proposed zone UR-22 ana a-3. for the following described property. Attach legal descnption stamped by land surveyor or provide below. See attached. If you do not hold title to the property, what is your interest in it? Portions of tne Zone change request are owned by the applicants and their partners. What are the changed conditions of the area which you feel make this proposal warranted? The site has been included within the Interim Urban Growth Area Boundary and is no longer appropriate for rural uses. The Walk a.n the Wa.ld Zoo to the northeast is closed and pr.oposed for redeve].opment a].ong with other portions of the Ynland EITIp:I.rP Paper Company property. A new railroad crossing anr_i artierial are proposed to serve the I.C.P property. Mansfield Avenue will be extended as a collECtor arterial to serve the sub3ect property and I.E P property. What impact will the proposed zone reclassification have on the adjacent propertiES? Properties to the west are zoned UR-22, the Union Pacific Railroad, the Price N3a11, and R.A. Hanson properties lie to the south The vacant properties to the north will be buffered by perirneter landscaping. The xeclassification request conforms to traffic improvements scheduled to serve the area. The I.E.P properties to the east are slated for future development. What factors support the zone reclassification? Sewer has been extended to the area making the rESidential and commercial use of this proposal va.able. The Wa1k in the Wilci Zoo is closzd. The area along Tndiana Avenue is fa.lla.ng in with commercial uses. Mansfi.eld Avenue wzll enhance arterial access to the area What measures do you propose to mitigate your proposaf's impact on surrounding land use? Landscape buffers will be i:',stayled as required. The apartment structures will be a_ima.ted to thr_ee stories. Phasing of the proposal wilZ limit impact by streLCha.ng constr.uction out over several years. The proposal i.ncludes a traffic study with ma.ta.gation provisions and a conceptual drainage plan. Future 1-2 uses wa.ll pzova.de support to existing and future multiple family and znstitutional uses established in the area. Mansfield Avenue will be designed to provide direct access to Pi.nes Road and Mirabeau Parkway to enhance traffic circulation. 01Projec1sllAWS00011Z0NE317 FRM • ZONE RECLASSIFICATION APPLiCATION PAGE 3 of 4 PART II This section of the application wili provide the Division of Building and Planning staff with written verification that the applican't has had preliminary consultation with the agencies identified. Results of the preliminary consultation shall be incorporated in the propasal before final submitLal to the Division. FIRE MARSHALL/FlRE D1STRlCT A. This proposal is within Fire Protection District No. J, B. Adequate arrangements (have) (have not) beer made to meet our needs in providing for an adequate water system and facilities for fire protection purposes. C. Recommend fire flow -rm %x ; or unable to calculate now because use is not definitive; and will be determined at building permit application time of building permit application. D. Requirements include I10tnA,Pr1J Fire District Signature/Title D e WATER PURVEYOR A. Satisfactory arrangements for domestic water and fire flow requirements (have) ve no een made B. Requirementslcomments 0% ~-o JAC.Dy 54/2 2-/9 9 ~ Water District Signa ure/Title Date COUNTY ENGtNEER Preliminary discussion has taken place and general requirements for roads and drainage have been discussed with the applicant. A. Comments Signature/Title Date , C4UNTY UTILITIES Preliminary discussion has taken place and general requirements for submittal of this proposal (have) (have nat) been satisfied. the designated water purveyor for this Site is A. Comments SignaturelTitle Date REGIONAL HEALTH DlSTRICT A preliminary discussion has taken place and general requirements for submittal of this proposal (have) (have not) been satisfied. A. Comments 24/'~C w~~ 'itle ' Dat _ SEWER PURVEYOR A preiiminary discussion has taken place and general requirements for the provision of public sewer are understood by the applicant. A. Commenfs Siqnature/Title Date . rr 01PR0JEC7SILAWS00011Z0NE317 FRM • . . , ZONE RECIASSIFICATION APPLICATION PAGE 4 of 4 t,'C'^SCr`. . . , ~ A 3T I I I of IWnsy~ SURVEYOR VERIFICATION; °,z a ~ i, the undersignsd, a licensed I~~, urveya~e co ~1 ed the information requested for the zoning map and written legal description. ; 34150 ~ ~ a Signed ~L , Date g I Z ~ l q Address 1.4 •)io c aT~~o'~''~~•, Phone 50 9 - 3 2 7 - S ~ 9-7 City 5-9 otLA Nt-- n1.~ State Zip q 920 I PART IV SIGNFiTURE OF PROPERTY OWNERS OR LETTER OF AUTNtJRIZATION i, the undersigned, stivear or affirm under penalty of perjury that the above responses are made truthfully and to the best of my knowledge. I furth,er swear or affirm that I am the owner of record of the area proposed for the previously identified land use action, or, if not the owner, attached nerewith is writfen permission from the owner authorizing my action son hislher behaif. Date Signed Address Phone J~ e6~1-11 76 &541V /0/4 Sfate Z,-I-) 14- Zip ~4Z)eU City ~ ~ . Signature of6pplicant or representative Date STATE OF WASHINGTON ) ) ss: • UOUNTY OF SPOKANE ) G Signed and sworn cr affirmed befor me n tiis Q~ da of 19 9 ~ ~ Y b ~ ,~~11~6~ % ~~~5~~✓ ` y ~11 MR~ Y1%~~~~ j ~ ot, , c~ • AN,a~p ~ ~cn ; : z~ Notary ~ lic in and for tfie State of Washington residing U 8 ll C o: O~ , ~~+•.,~q at G~~~~e ~ / ~ • ~ARy C~- 0fi WpMy appoinfinent expires PART V TO BE COMPLETED BY THE D1VOSiON OF BJILDING AND PLANNING, ~ ~q - File number E`(o G Date submitted LIQ ~ Date accepted gY I~1r)E' 1-'-' Total fees Receipt number y ~Q • ~ ~ • , I1L7 ~ lT.:~ ~ 01PR0JECTSILAWS00011Z0NE317 FRM ~ • ' ~ ZOtJE RECLASSIFICATION APP! iCATION PAGE 4 of 4 PARS I I I SUR4JcYOR'~ERIFiCAT'lON i, the undersigned, a ficensed larid surveyor, have completed #he iniormation requesfied for the zoning map and wriften legal description. Signed ' Date Ac3dress Phone City State Zip PART IV SiGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHOROZATION I, the undersigned, swear or affirm under penalty of par}ury that the above responses are made truthfully and to the best of my knowiedge. I further swear or affirrr that I am the owner of record of the area proposed for the previously identified land use action, or, if not the owner, attached herewith is written pzrmission from the owner authorizing my action son his/her behalf. , Signed ~ Date 6~z Address , Phone City State ~~4-- Zip ~C,/- S gnature of ap licant or representative Date STATE OF WASHINGTON ) ) ss; • COUNTY OF SPOKANE ) ~ Signed and sworn or a4med before me on this day of 19 bY ,~OR NT~ ~a►Y~~jbTARy ~ (n ~ z~ Notary°ut~ic i►~ and for the tate of Washington residing = pUBL1C &:01 ~7at j~•.~qv ~ o F wA My apPointment expires ~ PART V TO BE COMPLETED BY THE DIVISION OF BU{LDiNG AND PLANNING Date submitted 1r) lqe FiEe number Date accepted By Total fees Receipt number j ~ r, 1~ ~ ~ ~ • 0 1PROJECTS\LAWS0001\70NE317 FRM .r.z. - ' ' , ' ZONE RECLASSIFiCATION APPLICATION PAGE 4 of 4 PART {II SURVEYOR VERIFiCATiON l, the undersigned, a licensed land surveyor, have completed the information requesled for the zoning map and written legal description. Signetl Date Address Phone City State Zip PART IV SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION I, the undersigned, swear or affirm under penalty of perjury that the above responses are made truthfully and to the best of my knowledge. I further swear or affirm that I am the owner of record of the area proposetl for the previously ideniified land use action, or, if,not the owner, attached herewith is written permission from the owner authorizing my action son his/her behalf. ' Signed Date G , Address O'OA7 Phone City State LC1'~ Zip 9g1,-70 ~ . Signature of applicgnt or representative Date STATE OF WASHINGTON } ) ss: • COUNTY OF SPOKANE ) Signed and worn or affir ed before me on this day of 19 bY md iii~~~~/ ~ - ✓ `\v 1m ~11f ~ N ~~~~Z ~5 = `~en~',~•;r ~ ` (I 4: d ti~ . cn = Notary Pu lic in and for the St~te of Washingfon residing ~Z at Xo~My appointment expires ~ bIN \\7' I l 1 1 I 1 I I J 1111 1~ PART V TO BE COMPLETED BY THE DIVISION OF BUILDING AND PLANPVING Date submitted ql~~/(? 9 File number ff -b-qL7 Date accepted L-J) 7/q9 By c~ Vx ~ Total fees Receipt number . ~ ~ O.IPROJEC7SILAWS00011ZONE317 FRM ~ f ( ♦ l SPOKANE ENVIRONMENTAL ORDINANCE (VNAC 197-11-960) Section 11.10.230(1) Environmental Checidist Purpose ot Checklist: File No: The State Environmental Policy Act (SEPA) Chapter 43.21C RCW, requires all govemmental agencies to consider the environmental impacts of a proposal before making decisions. M Environmental Impact Statement (EIS) must be prepared for all proposals significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agenry identify impacts from your proposal (and to reduce or avoid impads from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks yau to describe some basic information about your proposal. Govemmental agencies use this checkiist to determine whether the environmental impads of your proposat are significant , requiring preparation af an EIS. Answer the questions briety, with the most precise information known, or give the best description you can. You must answer each question accuratety and carefuUy, to the best of your knowledge. In most cases , you shoutd be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write'do not knovJ' or'does not apply.' Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these quesiions 'rf you can. If you have problems, the governmental agerscies can assist you. The checklist questions apply to alI parts of your propasal, even if you plan to do them over a period of time or on difterence parcels of land. Attach any additional information that will describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional info►mation reasonably related to determiriing if there may be significant adverse impad. - Use of checklist for non-projed proposafs: ' Complete this checklist for non-project proposals, even though questions may be answered'does not appfy.' IN ADOITION, camplete the SUPPLEMENTAL SHEET FOR NON-PROJFCT ACTIONS (Part D). For non-project actions, the references in the checklist to the words 'praject,' 'applicant.' and 'property or site should be reaci as 'proposal,' 'propossr,' and "affected geagraphic area,' respectively. A. BACKGROUNO 5. Name of proposed project, if applicable: Mixed use development including apartments, reeirement units, assisted living center and supporting business. 2. Name of Applicant: A&A Construction and Development, Inc. and Northwood Properties, Inc. 3. Address and phone number of applicant or caniact person: eill 1.awson and Ted Gunniag Aqent: John D. Kotien, David Evans and Associates, Inc., West 110 Cataldo, Spok.ane, WA 99201 (509) 327-8697 4. Date Checklist Prepared: March 16, 1939. 5. Agency requesting checklist: Spokane County Division of Building and Planning. 6. Proposed timing or schedule (ncluding phasing, if applicable): Construction of the projecc will 5e phasec: over a five (5) year period as market conditions dictat?. 7. a. Do you have any plans for future additions, expansion, or further activity related to or connected to this proposal? It yes, explain. No. The project is confined to approximately 35 acres controlled by tha applicancs. b. Do you own or have options on land nearby or adjacent to this proposal? If yes, explain: The applicants have constructed previous apartment projects along Shannon and Mansfield Avenues which are occupied. A small ownership south of the Spokane International railroad tracks is also owned by one • oi the applicants. g. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: A comptehensive tra*_ic study has been completed by InJ.ancf Pacific £ngin?erir.a. A preli-minaty drainage report has been comoSeted by David Evans and Associates, Inc. £nvironm2ata1r%~3~~fr~ud_es are also being prepareu for Lhe Inlana Empire Paper Company and the Mirabeau ?oint C 7~4M~~ yC~le:{ properties co ~YY1t~Q~1F f;llt tNTY the east of the proposal. A. D ~ n -7 iy" Z - - , i o~ ~.`(V1.StON 9F eUl1.Dl~ ~ #'~OG KllAWS0001/CHECKLST.frm 3117/99 a . ~ - A. BACKGROUND (continued) ' 9, Qo you know whether applications-are pending for govemmental approvals of other proposais directly affecting the property covered by your proposal? If yes, explain. Environmental and other studies, are being reviewed for the Inland Empire Paper Company property to the east of the proposal and~the Mirabeau Point Community Complex to the NortheasC. 10. List any government approvals or permits that will be needed for your proposal, if known: Environmental Review, Spokane County Building and Planning Department; Zone Reclassification, RR-10 to UR-22 and I-2; Spokane County Hearing . Examiner; Building and Engineering Permits including road improvements, drainage plans, utility connections by Spokane County. Vacation of Shannon Avenue. 11• Give a brief, compleie description of your proposal, including the proposed uses and tho size of the project and site. (There are several questions later in this checklist that ask you ta describe certain aspecis of your proposal. You do not need to repeat those answers on this page.) The applicants propose to construct an 222-unit court apartment project, a 189-unit retirement apartment project, an assisted living center, and 17 acres reserved foz future I-2 development for support services to the area. 12. Lxation of the proposal. Give significant information for a pe►san to ur.derstand the precise location oi your proposed project, including a street address, if any, and section, township, and range, if knawn. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, sfte plan; vicinity map, and topograph:.: map, if reasonab{y available. Whib you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit appliption ' related to this checklisi. The project is situated on the northside of the Unzon Pacific' Railway approximately 1/4 mile east of Pines Road. The 35.5 acre site sdjoins e:sistiny apartments to the west alorig tiouk Road. The project is si.tuated in Section 10, Township 25 North, Ranqe 49 F.asr, wil.l.amecter t-teridian, in the. . Spokane Valley. A more complete legal description accompanies this application 13. Does the proposed aciion lie within the Aquifer Sensiiive Area (ASA)? 7he General Sewer Service Area7 The f'rioriry Sewer Service Ared - • (ASA)? The City of Spokane? (see: SRokane Countys ASA Overiay Zone Atlas for boundaries): The project is -.within r.he ASA, the GSSA, and within the PSSA: The project is outside the City of ;pokaRe but is within the Interi.►n Urban Growth Area Boundary. TO BE COMPLETED BY APPUCANT - B. ENVIRONMENTAL ELEMENTS Evaluation for . . Ayency Use Only 1. EARTH a. General description of the site (circle one): flat, rolling, hilly, steep slopes, mountainous, other: The site is flat to gently rolling wa.th hi.lly slopes and rock outcrops at the northwest portion of che project. b. What is the steepest slope on the site (approximate percent slope)'1 The steepest slope is 15$ to 20%. Typ.ical is 375 i:o 33. c. What general types of soils are found on the site (.e., clay, sand, g►avel, peat, muck)? If you know the classification of agricultural soils, specify and note any prime farmland: Garrison gravely loam (Gga and GgB) , a glacial outwasn soil tAaical of the racky floor of the Spokane Valley. Spokane e:tremely rocky, • combines SuE, a snallow loam soil wich rock outcrops. d. Are there surface indications or histary of unstable soils in the imrnediate vicinity? If so, ~ describe: -No. -The soil consists o-f alluvial sands and gravels with some e:cposed basaZt on the northwescern porti.on of the project area. .~S i3 r,y~ 1 ~ 4=6 K/LAWS0001/CHECKLST.frm 2 3/17/99 I ~'~~F, •,~~"v~~'~ ~ AL-t - S. ENVIRONMENTAL ELEMEMTS Agenecy Use Only e. Desc rib$ the Rurpase, tYpe, and approxrrnate q u.antities crf any fill'ng at grading proposed. . irtdreat.e source•af fill. Some grsding and' filling will be required tc accvtnmodaCe the Mansfaeld Avenue exterisic+n buildings, utilities, d-riveways, parking areas, storan water facilities. 'and landscapelrecreatian a-reas. - f, Cauid erosian occur as a resuFt of clearing. canstfuc#ion, ar use? l[ s+a. 5eneraUy desc4ibe: _ The project will be constrvCted irx phases aver a 5 yeer time periad as m~rket conditions cEiCtate. This wi]1 disturb abaut 7 t0 8 acres per yea.r. g. Ahaut ►evhat percent af fhe site vrral~ be ckwered with imperveous surfaces afler project cnnstriAGtivn (for example, asphalt ar buildings): Apgraximately 9 05 cl the campleted s.ite will ba i.n impervious surfaces fbuildings, driueways, and parking Iats1. The submitted plan repr.esents typicaY building . arrd parkinc~ ~ayouCS for apartments and the as5i.5ted living center. Future I-2 support use will be estab.lished as Zocal needs dictate. . h. Proposed meas:ures fo reduce ar contraf erasian, or othet impac#s #a the earth. W any: As each phase oif the pro~ect is Cd37SC.CUCZ2dr dust conkral wiJ..l be Rsaintained in acca.rdance with Spakane Courtty Air Pallution Author'ity (SCAFA) requirements. Qisturbed areas with high wates erasion gotent.ial wi.7.l have silt fence techniques applied. . - . . 2. AGR . _ . : . . a. Wbst type of emissions fo the.ai.r vuouki resu3t frvm #he propasal (suct~~~s elyst,autarnabile, . _ • odars, industrial, Wood srnake} durifig cambuction.and wPsen~the projec#-is campleted? !f an,y. generally descriha and give approximate quantities, if known: 'rhe complet,ed rnixed- . . . . use groject will generete approxirnateZy 200. P.M. pealc~,._w4@~hici.ilar tra.ps - on th~ irfunediate street system clepending on'-the type- af 77-Z-.2 uses - ~ established. Eluring constructior,, some dust' may ~eyerie°rated by . • activities. , -b. Are there any aftle saurces of c missios►s csr odar thaf may affect yomr psc posal? #f so. - If so, generally destMbe: - The site adj vins the Spokane_ I.ri,te:rna.tianal. . R6ilroad and is 1l4 inile -norttt.of Ink-erstate 50. . ' C. Rroposed measutes to reduCe pr contraf emissions of other impacts to the a ir. N any: Canstruetion acti•ti.ties will caretorm to SCAPr'A requirernents. TrafLic • gene.rated by each successive 4ahase of Lhe praject will b-- - , , ac.commodated bjr cvntr.ibutians for irnprovemsnt. a€ the irnmediate r4ac9 u . . system,` fncluding a new signaliaed etrassing of the 5pokane I.nkernationa'I. Railroad anew tza€f=c signa7, at PinES arid Mansfield ~ . ' and ather miC.igatzon rneasures descsi.laecF in khe ac-_ompanying traffic ' study. . . 3. V1fA7ER (1) Is there any surface water body on ar sn the immediate vicinity o# the sita incfuding year roursd vind seasonal streams, saitwater, lakes, ponds, we#lands7 If yes, describe type and pro►ride naf7'Xes. ff apprnpriate, state what'stream ot river it Rows irito: • No. The s.ite i.s 1I2 mile southwest af the Spol:ane River. ' {2} 1JVill the project require any +wark over, in, or a[#jaceni ta (Wthin 200 feet) the descritsed waters? IF yes, describe and attach avoilakile plaras: ~o. • ~ ~ ~ - . . _ . . ~ ~ K1LA1NS0001fCHEGKL.ST.frrra 3E17i9g ~ 8. EiUVIROFiNIENTAL ELEMEHTS E+raluation Por Agency lJse Oniy (3) Estimate the amauni of fill and dredge materiaT tha# wculd be pfaced in of remtxved iiom the surface watec ar we#lands and indicate #he area o# the siko #hak wvuld be affected. Iridicata the source of tII ma#eriaF None will be raquireci. ' (4) WiU the praposal require surface +rrater wiihdrawals or diversions? CSve a general descriptian,~ purpose, and approximate quantities, if Icnown: The site will be served by a pnbiic waker systera. An on-5i[e , sto.rmwater systerts confoeming to "208" stanaa.rcCS w,ill be desigired and const,ructed on the si.te. A p.relirninary dra':nage ana?ysis has been prepai:eti by David Evans and Associates, Inc. Fina3 drasFring plans will be P.repared fGt eaCh phase Of the projeCt aa xt is devehopec#. p (5) Does #he proposal I`te withrn a1€0-year ffood plain7 If so, nate !acation on #he si#e #Ian. rro. . (S) Daes the praposal irvpfue an dischafge of was#e malerials to surface waters? If so, desci'ibe iFte type of was#e and anticspa*.ed volurrtie o# distharge. Np. The projeet will }se c4nr,ected to the Sptakarie CounLy sewes system, with a main trurtk 14cated sauCh o~ the Spokane Tntacnatiarie1 + Railroad tracks, P. Gfound; , (1) VIliIt grcundwater be withdravan, or will water be dischorgecf to g:nundwater7 Give gerierai description, purposs, and approxirnate quantities. I koown. . No. The praject will be connected to apublic wat-ai system ser.ving . . the a.rea. The praject wSIZ be ConnECted to C.he rpCkarle County Sewe.r Syst.em. This is a.residential p,oposal with limited I-2 uses which wi13 have na impact cn the aquifer. (2) Qes4ribe waste mater'raa9 4hat vviii be discharged itato lhe graund frorn s.epttc tnni[., or okh% - sani4arxr waste trea#rnent FacilFty- Describe the general sir_e nf the syz3arn, the rtumber af to be served of applicable}, ar th~ number af persons the systets7(s) Are oxpecfed- to sersre. . Starmwater dxai.nage will be accorrunadated kpuing a:~ystern of callect3_oil 3yrstems, arassy percolation swales, and drywelJ.s conforming t.o "208" guidelines, The prajeet wi11 be se.rved by publrc~waCer and pub1ic sewer. . (3) Pescribe any systen►s, ather khan ihvse design ed for ihe dispcsal of s.anitary waate, anstaElei . for the purpose of discharging f3u'sds belarv the ground surlace (includes sys#ems stich as those FoF the disposal of storm wat.er co drainage frarrti floor dr'ains), Dsscribe the fype of system, the amount lo# material !o be disposei of through the $ysiem, and the types of materials likely to he - dispased o€ (incEuding materials wFSich rnay enter the sys*em inadvertent4y tlirough spalls ar ps :a result af firefighting acfitiritnes), - See abave. rhe stormwater system wi7,l be engineered bv 'Licensect consultants.and agpresved by the Spokane Cokynty Fngineer's Dffice. . A preliminary drax.nage repnrk has been pre.pated hy Davi.d Evans and~~~ _ Asaociates, Irie. {4} WiEI any chemi ,ra9s (especially afganic solvents or petroieum fuels) be storesA in above-ground or undergroun d storage #anks? If so, wha# types and quanRi[ies of rnaterials wili be s#ored? No. This is a sesidential pr.opasal i.nclkiding limited I:-?_ uses. Noxm~1 household chemicals and pcover applIr3C1C51"YS 0 r ferti.Zi;e.r and chemical.s . in landscape ar.eas will be used in res.idenr.ia,l areas Whi y e certain . bus.iness uses cau].d irwolue petroleum storage J ' ~ ~ ~ i{}L.AVVa~~~~/C}~~CKLr'J r_friT1~ . ' 307199 . rE . ~ ~ • . . ~ ' B. ENVIRONMENTAL EIEMENTS (continued) Evaluation for Agency Use Only (5) What protective measures will be taken to insure that leaks or spills of any chemicals stored or used on site will not be allowed to percolate to groundwater (this includes measures to keep chemicals out of disposal systems described in 3b(2) and 3b(3))? None per previous discussions. Petroleum installations will confor.m to applicable fire and safety requirements. . c. Water Runoff (including stormwater): (1) Describe the source of runofi (including stormwater) and method of collection and disposal if any (include quantities, if known). Where will this water flavrlT Will this water flow into other vraters? If so, describe. The hillside portion and new imQe.rvious surface ateas will require a stormwater plan with facilities designed to conform Lo "208" ' requirements. A preliminary drainaqe concept plan has been prepared by David Evans and Associates, Fnc. (2) Will any chemicals be stored, handled, or used on the site in a location where a spill or leak will drain to surface or groundwater or to a stoRnwater disposal system discharging to surface or groundwater? No. This is primarily a residential proposal together with future I- . 2. uses. (3) Could waste materials enter ground or surface waters? If so, generatly describe. Development of the projects will conform to Spokane County ' requirements. d. Proposed measures to reduce or control surface, ground, arsd nanofi water impacts, if any (f the proposed aciion lies within the Aquifec Sensitivo Area be especially ctear on explarrations relating , to facilities conceming Sections 3b(4), 3b(5), and 3c'(2) og this checktsi): Design of the stormwater system will confocm to "208" requirements. 4. PLANTS a. Circle rype of vegetation found on the site: • . x deciduous tree: alder, maple, aspen, other. ' _ x evergreen tree: fir, cedar, pine, other. . x shrubs. x grass. x pasture. crop or grain. wet soil plants, cattail, buttercup, bullrush, skink cabbage, other. water plants: water lilty, eelgrass, milfoil, other. other types of vegetation. b. What kind and amount of vegetation will be removed or altered: Most of the natural vegetation ort the sxte will be rerreoved with each successive phase of the project. The northwest cocner of the site will maintain setbacks in natural cover to complement the oatural area to the north. c. List threatened or ertdangered species known to be on or near the site: • None per Spokane County Data Atlas. d. Proposed landscaping, use of native plants, or other meawres to preserve. or enhartce vegetation on the site, if any: • - None. The mi:ted use project wi21 use commercial landscape material= for improved areas. A natural landscape area will be maintained along the northwest corner oi the project. K/LAWS0001/CH ECKLST.hm 5 -3/17/,99 ~ t B. ENJIRONMENTAL ELEMENTS (continued) Evaluation for Agency Use Onfy 5. ANIMALS a. Circle any birds and animals which have been observed on or raear the sfte or are knovm to be on or near the site: birds: hawk, heron, eagle, songbirds, other: Sparrow and rtobins mammals: deer, bear, elk,,beaver, other Small Mammals fish: bass, salmon, trout, herring, shelifish, other: other: b. List any threatened-or endangered spacies known to be on or near the site. None per Spokane County Data Atlas. c. Is the site part of a migration route? If so, explain: No. Migration barriers have been established by Interstate 90 and the Spokane International Railway. . . d. Proposed measures to preserve or enhance wildlife, ii aml: The project-' is at the edge of an urbanized area. The northwest • - portion of the project will have setback area3 retained in natural cover to enhance adjoining wildlife areas [o the north. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy, (electric, natural gas, wood stove, solar) will be used to meet the completed . project's energy needs?' nescribe whether it will be used .*or heating, manufac;uring, etc. Electricity and natura). gas will be used fox' llghting, mechanical operation, watet, ancf spaee heating. b. Would your project affect•the potential use of sol3r enercy by adjacent praperties? If so, generally describe: No. The ap3rtment unii-s and assisted living center will be setbacr; - .from adjoining pionerti-es. Business zacilities wi.ll be li.mited tv . one- story stzuctures. c. What kinds of energ}I conserv3tian features' are incfucled in t?rs platis ef this proposal? List other . proposed measures to reduce or control energy impar.,s, if any: . The apartment units and assistzd living center will be constructad conforming to energy conservation c.odf--s adoptee-4 by Spokane County. 7. ENVtRONMENTAI. HEAL7H • a. Are there any environmental hea:th hazards, includ9n,q•expasure to toxic chemicals, ri:,k of Rre and explosion, spill, or hazardous waste, that could occur as a rcrsult of thi:; proposal? If so, de:,c:ribe. . No. Projects will conform to applacable fi.re and safety codes. • . (1)Describe special emergency services that might be required. None. This is a mi:ced-use proposal to he construct_d conforming to applicable building, safety, and fire code3. ~ K/LAWS00011CNFCKLST.frm 6 • 3/17/99 " ~ - -+'r-. ~rG•.A,w1'+.~'-' B. ENVIRONMENTAL ELEMENTS (cantinuec) Evaluation for Agency Use Only (2) Proposed measures to reduce or control ernironmental health hazards, if any: Construction will conform to applicable building, safety, and fire codes. Water mains and fire hydrants will be extended to serve the project. b. Noise: • (1) What types of noise exist in the area wfiich may affect your project (for example, traffic, equipment operation, other? The site is affected by noise from the trains, operating on the . . SPokane International Railroad and traffic noise ftom Interstate 90. (2) What types and levels of noise would be created by or assxiated with the pra;ect on a short- term or a long-term basis (for example: traffic, construction, operation, other). Indicate what hours noise would come from the site. . During canstruction, some noise will be ptoduced fcom egui.pment operation. The project will be completed in stages. The occupied portions of the project will have noise leve].s comparable to residential and business areas. (3) Proposed measure to reduce or control noise impacts, if any. , tJone. Construction equipment will be operated during daytime hours ' and will be equipped with mufflers to suppress exhaust noise. 8. LAND ANO SHORELINE USE a. What is the current use of the site and adjacent properties? The site is vacant with the e::ception of 3 single-family homes anci barn. Surrounding uses include apartments to the west, the ra9.lroad and commercial properties to the south, vacant prnperties to the . east, and conservancy areas to the north. b. Has the site been used fo► agriculture? If so, describe. The site has been used as pasture J.and. c. Describe any strudures on the site. . • • Three single-family residences and a uarn occupy the site. d. Will any structures be demolished? If so, which? Yes. The three residences and the barn will be removed. - 0. What are the current zoning classifiptions of the site: The si te is zoned RR-10. ' The site is within the i.nterim urban growth area boundary. • . f. What is the current comprehensive plan designatiai of ttie site: Rural. 'rhe site adjoins urban and commercial c.ategories in the Comprehenszve Plan.- The site is within the Interim Urban Growth Area Boundary. g. If applicable, wfiat is the current shoretine masler program designation af the site: . N/A. h. Has any part of the site been ctassified as an'environmentally sensitive: area? If so, specify: No. 1. Approximately how many people would reside or work in the completed project? Approximately 700 people would wot{: and resSde in the completed mi%ed use project. : ~"~i ~ ! • ~ 7 FV LAWS0001/C H EC KLST.ftm 7 3/17/99 B. ENVIRONMENTAL ELEMENTS (continued) Evaluation for Agency Use Only j. Approximately haw many people would the complete projeci displace? 6-9 people. k. Proposed measures to avoid or reduce displacement 'rmpacts, if any: Because the project will be developed in stages, ample notice will be provided to allow residents to vacate the single family residences on the site. ' I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: . . The site adjoins an existing apartment project and is within walking distance of existing and proposed commercial facilities. The site is southwest of the zoo which has been closed. Buffer areas will be provided along perimeters with established open space buffers. The road system wi12 be e;:tended to al].ow connections to future • arterial systems to the east.and to the west. 9. HOUSING . a. Approximately haw many units wrould be provided, if any? Indicate whether high-, middle-, or low-income housing. Aporoximatel,y 222 apartment units and 184 retirement apartment units would be constructed as middle-income housing. b. Approximately haw many units, if any, would be eliminated? Indicate whether high-, middle-or . low-income housing: Three middle-income housing units would be eliminated. c. Proposed measures to reduce or control housing impacts, if arry: The apartment projects will be constructed in phases as market demand dictates. The project will provide a needed inventory of ne.+ housing to serve the Spokane Valley. Business aceas will be established as demands warrant. 10. AESTHETICS a. What is the tallest heeght of any pioposed structure(s), not irtcludiny antennas? What is the principal exterior building material(s) propased? Although elevation drawings have not been selected, construction of apartment and retirement units will be 2 and 3 story units not ' exceeding 35 feet in heiqht. b. What views in the immediate vicinity would be altered or obstructed? The 2 and 3 story_construction should not compromise vinws in the immediate vicinity. . c. Proposed measures to reduce or control aesthetic impacts, if any: . Construction will conform to applicable codes and ordinances. A comprehensive development pian wili establi3h locations for buildings, parkirsg lots, driveways, recreation areas, and perimeter landscaping. . 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Parking lots and walkways will utilize security lighting during • evening hours. . b. Could light or glare frorn the finished product be a safety hazard or interfere with views? • No. The security lighting will be low intensity with shields. c. What existing offsite sources of light or glare may affeci your proposal? A major shopping center is under construction approximately 1i4 mi.lP southeast of the project. d. Proposal measures to reduce or control light and glare impacts, if any: Lighting standards will be equipped with shields co direct [he illumination downward. K/LAWS0001/CHECKLST.frm 8 3/17l99 B. ENVIRONMENTAL ELEMENTS (continued) . Evaluation for Agency Use Only 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? SPokane County maintains facilities along the Spokane River,- Centennial Trail, and Plantes Ferry Park. The Nature Conservancy owns property north of the proposal. Mission Park is 112 mile southwest of the proposal. Major recreation facilities are proposed northeast of the site (Mirabeau Point Community Complex). b. Would the proposed project displace any exisiing recreational uses? If so, describe. No. The site is in pasture land with residences and a barn. c. Proposed measures to reduce or control impacis on recreation, including recreational opportunities to be proveded by the project or applicant, if any: On-site recreation facilities may be constructed to serve the project. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on or ptoposed for rtatiorral, state, or local pfeservation registers known to be on or next to the site? If so, generaly describe. No. The Mullen Trail passes north of the site near Plantes F'erry Park. b. Generalty describe any landmarks or evidence of historic archaeological, scientific, or cuttural importance known to be on or next to the site. The Spokane County Data Atlas does not show the site to be within an archaeological sensitive area. c. Proposed measures to reduce or control impads, if any: If artifacts are found during construction, the Spokane County Historic Preservation Office will be notified per County code. 14. TRANSPORTATION a. Identify public streets and highways serving the site and describe proposed access to the existing street system. Show onsite plans, if any. The site will realign Mansfield Avenue to become a minor arterial ' extending west to the Pines and Montgomery Drive. A proposed extension to the east will intersect with an arterial which will cross the S.I. Railroad to connect to Indiana Avenue. b. Is site currentty served by public transit? If not, what is the approximate distance to the nearest transit stop? Transit service is available at Pines Road. A Park and Ride Facility is constructed at Pines and Indiana. c. How many parking spaces would the completed project have? How many would the project eliminate? Approximately 750 off-street parkinq spaces, covered and uncovered, will be provided allocated amonq the various constr.uction phases of the apartment and assisted living projects. Specific packing needs have not been deLermined for the I-2 uses. d. Will the proposal require any new roads or streets, or improvements to existing roads or sireets not including drivevways? If so, generally describe (indicate whether public or prnrate). The initial phases of the project will utilize the Mansfield AvPnue extension. Future phases may require additional access to the east to improve circulation patterns and provide additional access. e. Will the project use (or occur in the immediate vicinity oo water, rail, or air transportation? If so, generally describe. The site is north of the Spokane International Railway tracks. K/ LAW S0001 /C H EC K LS T. frm 9 3/ 17/99 . ! B• ENVIRONMENTAL ELEMENTS (continued) Evaluation for Agency Use Only f. How many vehiaular trips per day would be generated by the completed project? If known, indicate when peak would occur. The completed project will generate approximatelya00 P.M. peak hour trips, depending on the type of business tenants recruited. Inland Pacific Engineering has prepared an extensive traffic studies for the area to determine new arterial configurations. g. Proposed measures to reduce or cantrol transporta6on impacts. 'rf any: The traffic studies by Inland Pacific Engineering projects area traffic demands and recommend measures to mitiqate transoortation impacts in the immediate vicinity as well as Indiana Avenue and the new Evergreen Interchange Interstate 90. This project will enable a vital transportation link to be developed to help mitigate area traffic impacts. 15. PUBLIC SERVICES a. Would the project result in an increased need for public service (for example: fire protection, police protection, health care, schools, other)? If so, gerteralty describe. The comoleted project will place incremental demands on a wide range of public services. The project will be constructed in phases which will allow the opportunity for expansion of public services. b. Proposed measures to reduce or cantrol direct impacts on public services, if any: The completed project will provide mitigation f.ees to improve road systems. Sales and real estate taxes will enhance the revenues of service providers. 16. UTILITIES a. Circle utilities currently available at the site: electricity, naturaf gas, water, refuse service, telephone, sanitary sewer, septic system, other: Electricity, natural gas, refuse service, telephone service, and sewer service will be extended to the site ftom adjoining systems. b. Describe the utilities that are proposed for the projed, the utility providing the service and the general construdion activities on the site or in the immediate vianity which might be needed. Water and Sewer-City of 5pokane Electricity and natural gas - WwP, Water - Consalidated Irrigation Telephone - US west, Sanitary sewer - Spokane County Utilities Dept., Refuse - valley Garage C. SIGNATURE I, the undersigned, swear under the penalty of perjury that the above responses are made truthfully and ta the best of my knowledge. I also understand that, should there by any willful misrepresentation of wiJlful lack of full disclosure on my part, the agency may withdraw any determination of nonsignificance that it might issue in reliance upon this checklist Date: March 17, 1999 Propo ame.( . Bill Lawson and Ted Gunninq Proponent Signature: Address: w. 110 cataldo : City/State/Zip: Spokane, 201 . Phone: (509) 327-8697 Person Completing Form: John D. Konen, David £vans and Associates, Znc. Date: March 27, 1999 FOR STAFF USE ONLY: ' Staff member(s) reviewing checlclist: Based on this staff review of the environmental checklist and other 4pertin information, the staff: A. _Concludes that there are no probable significant adverse impads and recommends a determination of nonsignificance. B._Concludes that probable significant environmental impacts do exist for the current proposal and recommends a mitigated determination of nonsignificance with conditions. C._Concludes that there are probabfe significant adverse environrnental irnQactS and recommends determination of significance. - • • Fi6ng Fee $75.00 Rev. 2/1/88 10 ~3q ZOMNG AND LAND USE FEES ~ I • RECEIPT INFORMATION qq -~-n- _-~c~~~ .~s ~ s L-; Date cL-- File Number M Name Phone Number ~ Com an Name if a licable P Y C PP ) - Address ~ c• , City/State/Zip ~ FEE INFORMATION Item Item (multiplied by (equals) # Descnption Amount # of Items) Total 4z 2Cn'~E' ~%q ` °c' ~ 75 CC-_ r~cin . t~ ~ . t h~rt ~ 4 l, ~ t 1 $ OUNT~~' ~ . ~ ~ Transaction # T99 - BY , Receipt # ` - - - ~ ~ / - S'pokane County Public Works Department Divison of Building & Planning Receipt Receipt Number: 3280 Customer 1Vumber Projects Full Proiect Nbr Inv Nbr Fee Amt Inv Amt Owinjz PAID Pmt 99003572 1 $6,143 00 $6,143 00 $6,143 00 $6,143 00 ~ Total: $6,143 00; $6,143.00 $6,141'00 $6,143 00 Miscellaneous Items Total PAID: $6,143 00 Tender T~,pe - Check Acci _-_-Balance CCNbr F.xn Date TENDERED Check1 ,1995 4,93900 Check2--- 1996 ' - - - - - _ ~ ~ ~ _ 362 95 Check3 1997 = 841 05 Tota! TENDERED: 6,14300 Over / (Short) $0 00 Change $0 00 Notes: Tran Date / Time: 4/30/99 9 17 13 AM By: GWendel • Logon User: gwendel S1Qtion: GWENDEL Override By: Printed: 4130199 9:17:35 Am Page 1 of I • • • ' County Public Works, • p• . • • e • Section, D • of'County • • Memo To: Spokane County Building and Planning Planner: LOUIS WEBSTER From: Pat Harper, Transportation Engineering SupervisorQaa~ Subject: RR-10 TO UR-22 & B-3 APTS RETIRE APTS/LIVING SS STG RV PK (DRZE-267-97) Design Review Date 04/07/1997 @ 2 15 Applicant: BILL LAWSON/ TED GUNNING Date: April 17, 1997 RE: Design Review After review of, RR-10 TO UR-22 & 6-3 APTS RETIRE APTS/LIVING SS STG RV PK Spokane County Transportation Engineering Section has scoped and is in receipt of a traffic impact analysis The final review of this document has not yet been done, until such time as the traffic analysis has been accepted by Spokane County Engineering we request that the Technical Complete status be held in abeyance , r • ~ washington State ~L., t:1 vE Eastern R~lon WDepartment of nansportatiay/I 'D 2714 N. Mayfair Stree! , V, Spokane. WA 992C rca~~ Sid Morrison i t Secretary of T•ansportaron A,~ ~ ~997 (509) 324.cC,"-L l~~y ; l'Jrl1~ "Erp July 10, 1997 Mr. Louis Webster Spokane County Planning West 1026 Broadway Ave. Spokane, WA 99260 Re: Lawson/Gunning Shannon Avenue Development Dear Mr. Webster: The Washington State Department of Transportation (WSDOT) has completed its review of the traffic impact analysis for the above referenced development, and has the following comments: 1. It is stated in the report that the intersection of Pines and Mansfield is operating at Level of I Service (LOS) "F" for the westbound left turn movement. A discussion is included in the report on the signalization of this intersection as potential mitigation to rectify this level of service deficiency. The mitigation proposed is not acceptable to WSDOT for the following reasons: • The placement of a signal at this intersection will further impede the mainline operation of Pines as it will add an additional traffic signal in a group of existing traffic signals which are spaced very close together. The installation of this signal would impose additional complexity and impacts to mairiline level of service which have not been adequately examined. • Placement of a traffic signal at this location does not meet our signal spacing standards as identified in our access management standards. In lieu of the above mitigation it is our recommendation that the intersection of Pines and Mansfield be modified to prevent the westbound left turn movement and the following mitigation measures be implemented: • Mirabeau Point Boulevard be extended south across the Union Pacific Railroad as proposed by Mirabeau Point and access to Pines be obtained from Indiana Avenue which is already signalized at Pines Road. • lmprovements to the Euclid and Pines intersection be constructed which would meet our signal spacing criteria and could be signalized to provide greater access to Pines Road. I 1 . Mr. Webster July 10, 1997 Page 2 , , 2. On page 15, Inland Pacific Engineering (IPEC) lists the existing LOS of the Indiana/Pines intersection as B(12.4 secs. of delay). This analysis was done with incorrect signal timing. Due to constraints in the signal control equipment, only 13 secs. of green time can be allocated for the EB and WB movements at this intersection. 3. Page 26 of the report lists the number of apartment units at 104. From our pre-application meeting with the applicant we were informed that this number should be 208 units. 4. Also on Page 26, if the peak hour of adjacent street traffic is to be used rather than the peak hour of the generator, an analysis needs to be included that indicates that the peak hour of the intended use is not concurrent with the peak hour of the roadway. 5. Supporting data for the weaving lane analysis on page 39, including lane lenrqhs and geometrics, needs to be provided. 6. Page 19 states that 1Viirabeau Point was not included as a background project because it's build out was beyond that of the build out of this development, yet it is included as a funding source for Evergreen interchange. Additionally, the existence of Niirabeau Point Drive is included later in the study as a new roadway. Although not approved, the traffic generation of Mirabeau Point needs to be included in the analysis if the benefits derived I from the development are to be included. WSDOT has the following additional comments regarding the Pines and Sullivan interchanges: 7. On page 41, a substantial portion of the Evergreen Interchange is shown to be a result of WSDOT traffic. Supporting data to justify these conciusions is not present in the report. Detailed modeling of the area's traffic, as well as accounting for buildout of surrounding developments, needs to be accounted for. 8. Table 9 on page 41 includes participation for Phase 1 A of the Spokane Valley Mall and R.A. Hanson development. While these numbers appear to be consistent with recent approvals, the analysis needs to consider the construction of Evergreen Interchange and related improvements with the resultant buildout of both the Mall and R.A. Hanson projects, which will be allowed to move forward with Phases II and M. The resultant traffic these developments will generate, consisting of 5,159 PM peak hour trips, was identified in a 1985 supplemental EIS prepared for the Sullivan Park Center. This trip generation is a result of a 1,348,000 square foot mall, a 390,000 square foot business park, a 300 room hotel, and a 800,000 square foot industrial park. In the calculation of any pro- rata share of traffic for the Evergreen Interchange, the buildout of the Price and Hanson Developments needs to be accounted for. ~ Mr. Webster . July 10, 1997 Page 3 9. As a result of the numerous developments that have been approved for this area, the capacity of the infrastructure in this vicinity will be largely consumed. In order to provide adequate infrastructure to service developments such as the one proposed here, the fundinQ of Evergreen interchange will need to be secured. We recommend that this development be required to work with RA Hanson, JP Realty, and Inland Empire Paper Company to participate in funding the Evergreen Interchange project as part of the traffic mitigation for this development. 10. 1'he cost sharing allocation presented in this anaJysis needs to be removed, as the cost estimating and participating amounts by each agency have not yet been finalized. The table should concentrate instead on the percent pro-rata of participation in the improvement. 11. Build versions of Traffic Synchro 18 thru 20 have a known flaw which may result in the underestimation of intersection delay. We have been informed that all known flaws with this program have been corrected in build version 21. Traffic data presented in this analysis needs to use build version 21 rather than an earlier version. If you should have any questions regarding these comments please feel free to contact Greg Figg in our Planning Office at 324-6199. S~incerely, ~ . LFRUCCI, PE Regional Program Manager MF:gf cc: Tim Schwab, Inland Pacific Engineering Steve Stairs, Spokane County Engineers Pat Harper, Spokane County Engineers Project File ~ ~ Washington State Eastern Region Department of 7Yansportation 2714 N Mayfair Street Spokane, WA 99207-2090 ~ Sid Morrison , Secretary of Transportation (509) 324-6000 April 17, 1997 Mr Louis Webster Spokane County Planning West 1026 Broadway Avenue Spokane, WA 99260-0240 Re Bill Lawson & Ted Gunning Shannon Street Development Dear Louis, Thank you for the opportunity to review the above development proposal WSDOT is currently in the process of reviewing the traffic study that was provided to us for this proposal At the current time we have not yet completed our review of this study as a result of the relatively complex issues associated with this area and therefore are not able to provide meaningful comment at this tune We would expect to be able to provide comments on this study to both the applicant and Spokane County in the next couple of weeks We would ask that this appLcation not be considered technically complete or a SEPA determination reached " until these transportation issues can be adequalty addressed by WSDOT and Spokane County Thank you again for your cooperation in this matter and if your should have any questions please feel free to contact Greg Figg in our Regional Planning Office at 324-6199 Sincerely, ~ MARK ROHWER Regional Planning Manager GF cc Apphcant Pat Harper, Spokane County Engineers Kimball, Sandy From: Hemmmgs, Bill Sent: Fnday, April 11, 1997 11 15 AM ~ To: Webster, Louis, Pederson, John Cc: Harper, Pat, Franz, Dean, Kimball, Sandy, Engelhard, Scott Subject: Zone Reclassification - Bill LawsonlTed Gunning Importance: High I received the above referenced proJect application on April 10, 1997 The Development Services Section of Spokane County Engineering has determined this application to be technically complete from a drainage perspective Thank you for your cooperation vw ~~VM4cga Page 1 ir - S I~ O K A N C O U N T Y DFPART\tFNT OF R[tit.DiNC AND PLANNING • :1 r~N15I0!d OF TFiF PUBLIC WOR1C5 DEPARTMF*:T ,N1 L NIU ILa y U[1 Nt ~~VED TO: Pat liarper, Spokane County Division of Eilgineering to Spokane County Division of Utilities ~~8$►~~~'~~`~~ Jim Red, Steve Holderby, Spokane Regional Health District Wyn Birkenthal, Spokane County Parks, Recreation & Fair Steve Warley, Stormwater Utility Bill I-iemmings, Development Engineering Services Greg Figg, Department af Transportation Glen Miles, Spokane Regional Transportation Council Christine Fueston, Spokane "I'ransit Authority ~ Susan Winchell, Boundary Review Board ~ Central Valley Scllool District No. 356 RECElVLD - Fire District No. ] Consolidated Irrigation District APR U 1997 FROM: Jolvn Pederson, Senior Planner ~ C=4 EmOwa* DATF: April 8, 1997 ~ R1:: Zone Rcciassification from Rural Residential-10 (RR-10) to Rcsional Business (B-3) APPLICATION ACCT:PTANCC ANn nF..SiCN REVIEW MEFTING AI'RIL 17, 1997 AT 2:15 DIVISION UF BUILDING AND PLANNING lj` FL()OR C4NFERENCF ROOM I'lease review the above application and use tlle attached APPL(CATION ACCEPTANCE AND DESIGN REVIEW MEETMG FORM for your comments. The Division of Building and I'lanninb encourages your presence at this meeting. The sponsar and representative have heen invited to also attend. lf you can not attend, please forward your review commetits on the attached form to Louis Webster for the meeting. The attached APPLICATION ACCCPTANCE AND DESIGN REVIEW FORM5 will be given to the sponsor at the meeting and included in the Division of Building and Planning file (so bring three copies to tlle meeting). Thanks for your cooPeration. If you have any questions about the arplication, please contact Louis Wcbster ofthe Division of Building and Pl~inning at 456- 3,675. c: Bill Lawson/Ted Gunning, P.O. Box 141701, Spokane, WA. 99214 A& A Constniction & Dev., P.O. Box 141701 Ron 1-Iand. David F'vans & Associates, 11 0 W. Catalcio, 5pokane. WA. 99201 AilaCIlIllCIliS: Applicatian Acccptancc: aiid Uesign Review Fonm, f'roject Design. Sitc Plan 1026 WEST IiRC1Ai)WAY AVENGF • SPOE:ANF, tiNASHI.NGTON 99260 Eivit.rnNG Pf1oNE: (509) 456-3675 • FAx: (509) 456-4703 PLANNitic; I'Ftotic:: (509) 456-2205 • FAx: (509) 456-2243 'rDD: (509) 324-31 G6 ~ ~ Design Review for April 17, 1997 at 2 15 p m Bill Lawson/Ted Gunning Zone Reclassification Generally located north of and adjacent to Shannon Avenue, approximately '/4 mile east of Pines Road in the SW '/4 of Section 10, Township 25 North, Range 44 EWM, Spokane County, Washington COMPREHENSIVE PLAN Rural and within the Pnority Sewer Service Area (PSSA) PROJECT DESCRIPTION Zone Reclassification from Rural Residential-10 (RR-10) to Urban Residential-22 (UR-22) and Regional Business (B-3) on approximately 35.3 acres for a mixed use development which includes multi-family residences, assisted living facilities, retirement apartments, self service storage, and a recreational vehicle park. PARCEL NUMBERS: 45103 0205) 0206, 0208, 0210, 0245 SITE SIZE• Approximately 35 3 acres APPLICANT Bill Lawson/Ted Gunning P O Box 141701 Spokane, WA. 99214 (509) 624-1170 AGENT David Evans & Associates Ron Hand 110 W Cataldo Spokane, WA 99201 (509) 327-8697 ASSIGNED PLANNER Louis Webster SPOKANE COUNr---'Y P I ANN__NG ZONE RECLAS SIFICATION APPLICATION ~ECDEIvEp SPOKANE COUNTY PART I MAR 2. i 1997 A. GFNERAL INFORMATION NAME OF APPLTCANT/REPRESENTATIVE Bill Lawson and Ted Gunn ~~SION OF BUI~.D!NG AND PLANNIIVG MAILING ADDRESS P O Box 141701 CITY Spokane STATE Washington ZIP 99214 PHONE 5 0 9- 3 2 7- 8 6 9 7 (work) (home) IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE. LEGAL OWNER'S NAME A&A Construction & Dev. & others PHONE 624-1170 MAILING ADDRESS P.O. Box 141701 CITY Spokane STATE Washington ZIP 99214 PROJECT/PROPOSAL SITE AREA (acres or sq ft) 35 3 acres ADJACENT AREA OWNED OR CONTROLLED (acres or sq ft) None ASSESSORPARCEL #S OF PROJECT/PROPOSAL 45103 0205, 45103 0206, 45103 0208, 45103 0210, 45103,0245 ASSESSOR PARCEL #S OF ADJACENT AREA OWNED OR CONTROLLED None STREET ADDRESS OF PROPOSAL None assigned EXTSTING ZONE CLASSIFICATION(S) (DATE ESTABLISHED) RR-10, 1942 EXISTING USE OF PROPERTY Vacant except for 3 single-family dwellings PROPOSED ZONING UR- 2 2 and B- 3 COMPREHCNSIVE PLAN CATEGORY Rural SCHOOL DISTRICT Central valley FIRE DISTft1CT Fire District No 1 WATER PURVEYOR Consolidated Irrigation District #19 PROPOSED USE OF PROPERTY Single Family dwelling Duplexes Multi-Family dwelling (xx) Mixed Use Manufactured homes ( ) Busmess ( ) Industrial ( ) Other ( ) Describe LIST PREVIOUS PLANNING DEPARTMENT ACTTONS 1NVOLVING THIS PROPERTY Zone established 04/14/42 B. LEGAL/ZONF RECLASSIFICATION INFORMATION: LOCATION OF PROPOSAL Northside of Shannon Ave. and approximately 1/4 mile east of Pines Rd. SCCTION 10 TOWNSHIP 2,ot' 2~ RANGE SB/ , NAME OF PUBLIC ROAD(S) PROVIDING ACCESS Shannon Avenue WTDTH OF PROPERTY FRONTING ON PUBLIC ROAD Approx. 1480 f ee t on Shannon Ave This road to be rerouted to provide additional frontage per submitted site plan ZONE RECLASSIFiCATTON APPLICATION Page 2 of 4 DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL O YES (xx) No NAME(S) OF ARTERIAL ROADS I.EGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED Lots 4, 5, 6, 7, 8, 9, and 10 ot Assessor's Plat No. 6 as recorded in Book "P" of Plats, Page 14, Spokane County, Washington being a portion of the southwest one quarter, Section 10, Township 25 North, Range 44 East, Willamette Meridian RR-10 to UR-22 - Lots 4, 5, 6, and 7, RR-10 to B-3 - Lots 8, 9, and 10 EXISTING ZONE(S) RR-10 TO PROPOSED ZONE UR- 2 2 and B- 3 FOR THE T'OLLOWING DESCRIBED PROPERTY (ATTACH LEGAL DESCRIPTION STAMPED BY LAND SURVEYOR OR PROVIDE BELOW See attached. IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN IT? Portions of the zone change request are owned by the applicants and others Portions are held in option WHAT ARE THE CHANGED CONDITION S OF THE AREA WH1CH YOU FEEL MAKE THIS PROPOSAL WARRANTED9 The site has been included within the Interim Urban Growth Area Boundary is no longer appropriate for rural uses. The Walk in the Wild Zoo to the northeast is closed and proposed for redevelopment along with other portions of the Inland Empire Paper Company property A new railroad crossing and arterial are proposed to serve the area. WHAT IMPACT WILL THE PROPOSED ZONE RECLASSIFICATION HAVE ON THE ADJACENT PROPERTIES? Properties to the west are zoned UR-22, the Union Pacific Railroad, the Price Mall, and R.A. Hanson properties lie to the south. The vacant properties to the north will be buffered by perimeter landscaping The reclassification request conforms to traffic improvements scheduled to serve the area. WHAT FACTORS SUPPORT THE ZONE RECLASSIFiCATION? Sewer has been extended to the area making the residential and commercial use of this proposal viable. The Walk in the Wild Zoo is closed The area along Indiana Avenue is filling in with commercial uses WHAT MEASURES DO YOU PROPOSE TO MITIGATE YOUR PROPOSAL'S IMPACT ON SURROUNDING LAND USE? Landscape buffers will be installed as required The apartment structures will be limited to three stories Phasing of the proposal will limit impact by stretching construction out over several years The proposal includes a traffic study with mitigation provisions and a conceptual drainage plan The B-3 uses are low intensity in activity and traffic and functionally related to existing and proposed uses in the area ?ONL iZECLASSIFICA'1'ION fu'PLICAI'ION Page 3 Uf 4 I'A R'1' I I TI-i1S SECTION OF TFE APPLICAT70N WILL PROVIDE fHG PLANNING DEPARTMENT STA Fr- WI"1'Ii WRITIFN VERfFICATION 11IAT Tf lE AI'PLICANT HAS IIAD PRELIMM/1RY CONSUT.TATION W]Ti! TI lE AGCNCIES 1UENTIFIED. RESULTS OF '1 IiE PRELIMINAIZY CONSULTA C10N SHALL BE INCOR.PORAl Er) 1N THE PROPOSAL BEFORE F7NAL SUC3MITT'AL TU "IllE PLAiVNlNG UEPARTMENT. FIRE hiARSIIAL.L/rIRE UIS"['I2ICT A Tli1S PROPOSAL IS WITIiIN FIRE PROI'EC fION DIS"IRICZ NO ~ I !3 ADEQUATE A.RRANGEMENTS (IIAVL') <i1AYC lY0'i')) BEEN MADE TO MEET OUR NEEDS 1N PROVIDING rOR AN ADEQUATE 1VATLR SYS'!"EM ANll 1=AC11.1 C1ES FOR F1RE PRO tECTION PURPOSES. C RECOMMENDED FIRE F•1.OW; OR UNABLL'• 7'O CALCUL/1TE NOW I3ECAUSE USC 1S NOT' DCf1N1TIVE, ANU W1LL PC DC1'E-ItMlNLU AT BUILDING YE1tM1'f AP!'LICATION'IZME D 1tEQUlT2EMENTS INCLUDE ~ YALWY f' i IZE z! ! FIRC DISTRICT ".51 GNAI RI~/fl"fLE DATE WAZ'I~R 1'UI2Vi:YOR ' A. SATtSFACTORY ARRANGEMEN7'S FOR-DD STIC WA'1'LR ANU FTRE FLOW REQUiREMENTS (tiAVC) tAVI; NO ) BEEN MADE . ~ 13 REQUIRCMENTS/COMML S• W_,fl A,2e.. - f3r4aBD v.0~ . r WA"I'EIt DIS'ITtlCT S[GIfA' UItE/ LL ~ DATL COUNTY GNGINL'L'R A PRELIMINARY DISCUSSION EIAS 1'A.KEN PI.ACE AND GCrfERAL ItEQUf12CMENTS FOR R011DS AND DRAINAGE HAVE BEEN DISCUSSED W11 lI TIiE A.('PLICANT. A , COMMEN'fS: ~ SIGNAT Ef I "IrTrLE. DATE . COUN7'1' U'TrLI"i'ICS A PRCLIM[NA.RY DISCUSSION [iAS TAKEN i'LACC AND GENCRA[. REQUIREMENTS FOR SUDMI"17 AL OF TEIIS PROPOSAL (IIAV[;) ([IAVC Nn"I ) IIEEN SAT ISFIEn TIIE DCSIGNA"tE-D 1VA 1'CR PURVEYOR FOR TIIIS S1"1 F JS l.. i A COMMEN"1'S: P cir?(' ~,~~'I . ,~C s2 ('J► ~ G /rospi.- tLA-r-t., r,L? ~e•-~c~ ` t . SIGNl1`I'URE/1'17LE DA'lE 1IL'AL't'lI n1S7RIC"1' A PRELIMTNARY DISCUSSION fIAS TAKGN I'LAEC AN-(1..GL.VER11L rzrQulRtMErrTS rott SUI3MIT1'AL OF Tf11S PROPOSAL (IIAVL) ~tt~i~'~h NO) BEEN SA~'ISfiED. A CO M M ENTS. i{ S-~~~ i ' . SlGNA"I URL•~`!f 1TLE DA E SC'SVrR I'U12VCYUI2 A PRCLIM[NARY DISCUSS[nN TiAS TAKEiV PLACL ANll GENCRnL RE-QUtRE-MENTS FOR TlIE 1'ROVISION UF PUI3LIC SEWER A1tF UNDERS IOOU DY 'I I[r Af'f 1_1CAN I" A COMMCNTS: s ~ ~ ~ SIGNATURE/1'I7'Lf: A'CE ' . . . . . ' , 20NL :LI2CLASSIFICATION APPLICA'1'ION Page 4 of 4 rArt•r zzr SURVCYnR VERInC/1TlON i 1,11111 UNDERSIGNED, A LICENSED LAND SU E~ R, 1lAVC COMPLETED'!'fIE INFOItMATION RCQULS7'ED fOR TIIE ZONING MAP AND LEGAL DLSC121P'TION i S[GNED- rIJl1 1 L. ~ u NC ADD S: \,j E-ST ~ i~' w c~ PI IONE: O~Z ~ - `2P- ZIP: ~ZOI / PA.RZ' I'V (SIGNATU[tL OF PROPCR'1'Y OWNERS OIt LETI ER OF AUTI IORIZATION) I, TIIE UNDERSIGNED, SWEAR OR AF- M UNDER PENALIY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTfIFULLY AND TO TliL IIES'C OF MY KNOWLEDGE. I FURTFIER SWEAR OR AFFTI21vi THAT I AM 'nIE 01VNER Or RECORD OF TIiE AREA PROPOSED FOR 'I'IiE PREVIOUSLY 1DENTIFIED LAND USE ACT'ION, OR, 1F NOT TIiE OWNBR, ATTACF{ED HEkEW1Tfi IS WRITCEN PERMISSION FI20M TIiE OWNER AU'I'ti0It1ZING MY ACTIONS ON IiIS/IiER F3EfIALF NAME• ~ me n t3)ATE. 6--3-q5 ADURESS: ~ ~V ' 9 PHONE: 624-l1 7D ~ ,-~„pkane,r-y~lp Z [ P. q-92V ~ 6-7-95 S 1G1 J~AI~JRE S1F- PLICANT OR REPRESEN'1'A IlVE DATE STA7L OF WASIiDJGTON ) ) ss COUNTY OF SPOKANE ) SIGNED AND SWORN OR AFFIRMED BCFORL ME ON'tHIS 7th DAY OF June 14 9 5 ,WQ4~ IIY _11i].1 Lawson , , n ~ NO i..ARl .0.L Notary Public in and for tlic Statc of Washington Residing at: ~ S+a&kane My appointmcnt expires i 1_ 1 n_ cia PAXtT V (1'O 13E COMPLEZTD 13Y TE1C PLANNING DEPAR'fMfNT) DATE SUBMITTED: FILE tl. DAZ'E ACCEI''TEU: BY: TO"I'AL FEES: 12ECEIf'T 11: ,