ZE-0002-98
. • ~ SPOKANE COUNTY HEARING EXAMINER
RE: Zone Reclassification from the Urban ) FINDINGS OF FACT,
Residential-3.5 (LTR-3.5) Zone to the ) CONCLUSIONS,
Urban Residential-22 (tIR-22) Zone ) AND DECISION
Applicant: Holland B. Ford )
File No. ZE-2-98 )
1. SUMMARY OF PROPOSAL AND DECISION
Proposal: Application for a zone reclassification from the Urban Residential-3.5 (UR-3.5)
zone to the Urban Residential-22 (UR-22) zone, on approximately .93 acres, for development of
a professional office.
Decision: Approved, subject to conditions.
II. FINDINGS OF FACT AND CONCLUSIONS
The Hearing Examiner has reviewed the zone reclassification application and the
evidence of record, and hereby adopts the following findings of fact and conclusions:
A. GENERAL INFORMATION:
Applicant: Holland B. Ford, 15501 E. Jackson Road, Greenacres, WA, 99016
Legal Owner: R& R Partnership, 12518 East Newman Lake Drive, Newman Lake, WA
99025
Site Address: 15423 East Fourth Avenue, Spokane, WA
Location: Generally located at the northwest corner of the intersection of Fourth Avenue and
Sullivan Road, in Section 23, Township 25 North, Range 44 EWM, Spokane County,
Washington.
Legal Description: The South 104 feet of the East 110 feet of Tract 72 of VERA as per plat
thereof recorded in Volume "O" of Plats, Page 30; together with the South 208.72 feet of the
East 287.44 feet of Tract 72 of VERA as per plat thereof recorded in Volume "O" of Plats, Page
30; Except that portion conveyed to the Spokane County as described in Statutory Warranty
Deed recorded under Recording Nos. 830530049 and 8305030050; AND EXCEPT the South
126.72 feet of the west 140 feet of the east 287.44 feet; AND EXCEPT the South 104 feet of the
east 110 feet; AIVD EXCEPT road, Situated in the County of Spokane, State of Washington
Zoning: Urban Residential-3.5 (UR-3.5). The site is also located within the Aquifer
Sensitive Overlay zone and the Public Transportation Benefit Area designated by the County
Zoning Code.
HF Finc]in«,z. ('-~)ncl.usinns '-ncj Decision ZE-2-98 Pa«e 1
,
. ~ ,
Comprehensive Plan Category: The property is designated in the Urban category of the
Spokane County Generalized Comprehensive Plan. The site is also within the Priority Sewer
Service Area, Urban Impact Area and Aquifer Sensitive Area designated by the Comprehensive
Plan.
Enviroomental Review: A Determination of Nonsignificance was issued by the Division
of Building and Planning on August 18, 1998.
Site Description: The subject site encompasses .93 acres, is "L" shaped and is relatively
flat in topography. The south half of the sub}ect site is developed and includes an existing
residence, detached garage, and associated landscaping. The existing residence was recently
remodeled for use as the proposed law office, and a parking lot has been constructed immediately
west of the proposed law office. A temporary use permit has been issued for the laNv office (File
No. TUE-3-98), which is valid until January 1, 1999. The northerly portion of the site is
improved with a small shop, but is otherwise undeveloped and vegetated in native grasses.
Miscellaneous items are currently being stored near the west property line of the north half of the
site, which storage is inconsistent with the storage standards of the UR-3.5 zone which applies to
the site.
The subject property encompasses two (2) tax parcels, which are not legal lots of record under
County subdivision regulations. A six (6)-foot high fence, constructed of various materials `
including cyclone fencing and cattle wire, runs along the borders of the site.
Surrounding Conditions: The site is located along the west side of Sullivan Road and the
north side of Fourth Avenue. The County Arterial Road Plan designates Sullivan Road as a
Principal Arterial and Fourth Avenue as a Collector Arterial. Sullivan Road is a paved four-lane
road in the vicinity, with curb and sidewalk along both sides of the road. At the time of the
public hearing, public sewer was being installed in Sullivan Road in the vicinity of the site.
Fourth Avenue is currently a paved two-lane road, with curb on both sides and sidewalk alono,
the south side of the road. Sprague Avenue, a Principal Arterial to the north, and Sullivan Road,
north of Sprague Avenue, serve as major transportation and commercial corridors in the Spokane
Valley area of the county. An abandoned railroad right of way conveyed to Spokane County
extends from east to west in the Valley area, midway between Fourth Avenue and Sprague
Avenue. A public transit stop is located at the southwest corner of the site, and an STA bus route
runs north and south along Sullivan Road.
The land lying north of the site is zoned UR-3.5 and is developed with single-family residences.
Further to the north, the land is zoned UR-22 and Regional $usiness (B-3), and is developed for
commercial uses. The land lying west of the site is zoned UR-3.5 and Urban Residential-7
(UR-7) , and is dominated by single-family residences. The land lying south of the site is zoned
UR-22. The uses extending southerly from the southwest corner of Sullivan Road and Fourth
Avenue include a single-family home, dental office, insurance office and veterinary clinic. West
of such UR-22 zone, the land is zoned UR-3.5 and is developed with single-family homes. The
land lying immediately east of the site is zoned B-1 and includes a convenience store. The land
lying north and east of such B-1 zoning is zoned UR-22, and is developed with apartment
complexes. Building heights in the area do not exceed three stories.
HE Findings, Conclusions and Decision ZE-2-98 Page 2
Project Description The application proposes to rezone the site to the UR-22 zone for the
development of an office use The site plan of record submitted on June 26, 1998111ustrates an
existing 1,292 square foot single-story structure and a 336 square foot detached garage in the
southeast corner of the subject site which are intended for use as a law office A 400 square foot
existing shop exists in the northeast corner of the site, with the north half of the site planned for
future development A nine (9)-stall paved parking lot is illustrated west of the proposed law
office, for which no parking stall dimensions have been provided To meet parking
requirements, the parlang stalls must be at least 8 5 feet in width and 18 feet in depth
Fourth Avenue narrows from a 55-foot width at Sullivan Road to a 45-foot width approximately
13 feet from the intersection of such roadways The site plan illustrates a 20-foot wide future
acquisition area for road nght of way along Sullivan Road, and 2 5 feet of nght-of-way
dedication requested by County Engineenng along the westerly 91 feet of the south property line
of the site The site plan fails to show the 12 5 feet of future acquisition area requested by
County agencies along Fourth Avenue, and does not provide the setbacks requested by County
agencies from such future acquisition areas
The site plan illustrates division of the site from north to south, in a different configuration than
the existing tax parcels The Division of Building and Plaruung requested that the applicant
secure the appropnate certificate of exemption approval(s) for the subject tax parcels under the
County Subdivision Ordinance, pnor to the issuance of any certificate of occupancy or building
permit for the project If the tax parcels are aggregated into a single parcel, the applicant would
be required to receive the approval of a short plat or subdivision to re-divide the land
B PROCEDURAL INFORMATION
Applicable Zoning Regulations Zoning Code Chapters 14 402 and 14 622
Hearing Date and I,ocation September 9, 1998, Spokane County Public Works Building,
Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA
Notices Mailed August 21, 1998 by applicant
Posted August 21 1998 by applicant
Published August 18, 1998
Compliance The legal requirements for public notice have been met
Site Visit September 8, 1998
Hearing Procedure Pursuant to Resolution Nos 96-0171 (Heanng Examiner Ordinance)
and 96-0294 (Heanng Examiner Rules of Procedure
Testimony
Francine ShaNv Holland Ford
Division of Building and Planning 15423 East 4`hAvenue
1026 West Broadway Greenacres, WA 99016
Spokane WA 99260-0240
HE Findings, Conclusions and Decision ZE-2-98 Pa~e 3
Randy Teeter
224 South Newer
Veradale, WA 99037
Items Noticed Spokane County Comprehensive Plan, Spokane County Zoning Code,
Spokane County Code, Spokane County Standards for Road and Sewer Construction, and
County Resolution Nos 96-0171 and 96-0294 Final rezone decisions in the vicinity referenced
in the Staff Report
C ZONE RECLASSIFICATION ANALYSIS
1 General anuroval cntena
In considenng a rezone application, Washington case law generally provides that (1) there is
no presumption in favor of the rezone, (2) the applicant for the rezone must prove that conditions
have substantially changed in the area since the last zoning of the property, and (3) the rezone
proposal must bear a substantial relationship to the public health, safety or welfare Parkradge v
Seattle, 98 Wn 2d 454, 462 (1978), and Bjarnson v Katsap County, 78 Wn App 840 (1995)
Deviation from a comprehensive plan does not necessanly render a rezone illegal The
plan is considered as a general bluepnnt and only general conformance with such plan is required
to approve a rezone Cctrzens for Maicnt Yernon v City of Motcnt Vernon, 133 Wn 2d 861, 873
(1997), Catltcart v Snohomtsh County, 96 Wn 2d 201, 211-12 (1981), and Bassani v Coarnty
Commissioners, 70 Wn App 389 (1993) Also see RCW 36 70 340 and RCW 36 70 020 (11)
Some Washington cases have dispensed with the changed circumstances requirement where the
proposed rezone closely implemented the poiicies of a comprehensive plan Bjarnson v Kitsap
Cozcnty, 78 Wn App 840, 846 (1995), and Save Our Rural Envcronment v Snohomrsh County,
99 Wn 2d 363, 370-371 (1983) Where a comprehensive plan conflicts with zoning regulations
the provisions of the zoning code will normally be construed to prevail See Weyerhaeuser v
Pierce Cozcnty, 124 Wn 2d 26, 43 (1994), Cougar 1VIt Assocs v King County, 111 Wn 2d 742
755-57 (1988), and Nagatani Bros v Commcsstoners 108 Wn 2d 477 480 (1987)
The County Heanng Examiner Ordinance authonzes the Heanng Examiner to hear and
decide rezone applications The Examiner is authonzed to grant deny or grant with such
conditions modifications and restnctions as the Examiner finds necessary to make the
application compatible with the Spokane County Generalized Comprehensive Plan and
development regulations See County Resolution No 96-0171, Attachment `A , paragraphs 7
(d) and section 11 and RCW 36 70 970 Applicable development regulations include without
limitation the Spokane County Zoning Code, the State Environmental Policy Act (SEPA) and the
County s Local Environmental Ordinance (chapter 11 10 of the Spokane County Code)
Section 14 402 020 of the Zoning Code authonzes amendments to the Code based on any
one of siY (6) grounds, without differentiating between amendments to the zoning text of the
code and amendments to the official zoning map Zonincr Code 14 402 020 (1) authonzes the
Code to be amended if it is consistent with the Comprehensive Plan and is not detnmental to
the public welfare " Zoning Code 14 402 020 (2) authonzes a Code amendment where "
[c]hange in economic, technological, or land use conditions has occurred to warrant modification
HE Findin~s, Conclusions and Decision ZE-2-98 Pa~e 4
of this Code These are the most relevant cntena for consideration of the current rezone
application
Spokane County Zoning Code 14 100 104 indicates that the Zoning Code shall be
interpreted to carry out and implement the purpose and intent of the Comprehensive Plan, and the
general plans for physical development adopted by the Board of County Commissianers Zoning
Code 14 100 1 06 states that when the Zoning Code conflrcts with the Comprehensive Plan or
other adopted plans and regulations of the County or o#her regulatory agencies, the more
restnctive provisions shall govern to the extent legally permissible and the Zoning Code
provisions will be met as a minimum The Comprehensive Plan itself indicates that it should be
used as a reference source and guide for malcmg land use decisions Comprehensive Plan p 2
The relevant ` decision gvidelines set forth in the Plan are to be used as a guide to determine
whether a particular proposal should be approved conditioned or denied
2 Annlicabie Comnrehensive Plan nolicles
The proposal is designated in the Urban category of the Comprehensive Plan The Urban
category is intended to provide the opportunity fox a`cityl2ke environment wh2ch Lncludes
vanous land uses, residential development and a high level of public faciIities and urban
services It is pnmanly a residential category of single-famlly, two-family multi-family, and
condomiruum buildings along with neighborhood comrriercial, light industnal and public and
recreational facilrties
The Urban category recommends a residential net density range of one (1) to 17 units per
acre, with allowances for "bonus densities wzthin developed areas where utilities, artenals,
schools, and community facilities have already been estahlished The more intenslve uses in the
Urban category, such as light industnal and neighborhood commercial should be located near or
along the heavily traveled streets The least intensive single-famiiy residentxal uses should be
isolated from the noise and heavy traffic, arid multifamlly struetures will usually be a transitional
use located between single-family residential and the more intensive areas See Cvmprehensive
Plan, Section 1, Purpose and ` Detailed Definltion'
The Urban category mcludes the following relevant obJectives and dec2sion guidelines
Decision Guzdelrne 1 1 1 Urban clevelopment will he approved cn areas
ltavcfTg adequate power suppltes water sanilary and storm sewers
streets and school and frre servrces provrded that such development meets
the intent o, f other Qbjeetcves and Decrsron Guadelrrtes of thrs section
Decrsion Guideline 1 14 A varredy o, f densitaes and resrdential uses
should be avatlable to provide a freedom of choice to Ilve in Urbarr at-eas
with varying de,nsitres combinahons or mrx of uses (see detailed Urbara
definitions)
Decision Gucdeline 116 Development utalrzing construction methods
site planntng and/or landscapirtg methods whtch are constdered
rnnovative should be approved rf the intent of Plan Objectlves or Decrsiofl
Gicidelines cs matntarned
HE Findings, Conclusions and Decision ZE 2-98 Page 5
Decision Gacideline 13 3 All Urban development proposals should
require public sanitary and storm sewer systems or rntercro sewer systems
to protect water quality
Goal 15 Encourage a healthful and pleasing envrronment tn the
County s residentral areas
Decision GuidelYne 15 1 Bufferrng and/or landscaping will be used to
mctrgate the drfferences between proposed developments and existing uses
Objective 15 c Encoairage paved streets and srdewalks in existrng acnd
futacre developments where they are appropriate to the nature of the
development
Decision Gascdeline 15 4 Scdewalk facilitces will be required along
arterials connectrng residential areas tivith communrty fQCZIlt18S CIYIdIOY
comrriercral areas
Objectcve 15 e When a nerghborhood e-rperiences pressure for change tn
character stcch change shall be permitted upon appropriate revtew
Objective 1 5 8 When determrning whether a proposal wrll change the
exrstrng land use chaYacter of an area factors to consider may include
a) the stracctuYe hecght of the proposal cn relation to structure
herght of nearby stracctures and
b) whether new structures will have a positcve or negatrve impact
upon the neighborhood s architectural character
Decision Guidelcne 1 61 Before land use proposal are approved they
should
a) conform to plans policies and regulatrons of County water sewer storm sewer
utility and special servcce distrccts,
b) conform to County transportatlon ptans and policies and
c) cdentify and take steps to resolve signlficant adverse lmpacts upon exlstrng
utrltties (i e water sanltary and storm sewers uttlcty avatlable and future
energy resotcrces) and traffic systems
The property is also located within the Urban Impact Area (UTA) designated in the
Comprehensive Plan This is an area where growth, development and higher intensities of land
use are encouraged Comprehensive Plan, Objective 14 1 a The UTA section of the
Comprehensive Plan indicates that traditional urban problems such as incompatible land uses
environmental pollution and traffic congestion will be managed with greater attention to the
general public s well-being inside the UTA Comprehensive Plan, Objective 14 1 e
The Transportation section of the Comprehensive Plan is intended to provide guidelines for
the provision of appropriate and adequate transportation facilities and services for all land use
categones of the Comprehensive Plan Comprehensive Plan, Section 21 The Transportation
section contains the text of the County's Artenal Road Plan along with numerous policies for the
development of county local access roads and artenals, and of adjacent land uses State
highways are not directly addressed by this section, but are discussed since they are important
segments of the road network in the county
HE Findings, Conclusions and Decision ZE-2-98 Page 6
The Artenal Road Plan recommends the early acquisition of County nghts of way and
easements aloncy designated County artenals, and identifies how much nght of way may be
needed by the County from properties lying adjacent to such artenals See Comprehensive Plan,
p 242 The Artenal Road Plan is considered a long range plan Future nght of way acquisition
is normally to be accomplished through the adoption of official road maps by the County, with
actual road improvements planned through the County's Six-Year Transportation Improvement
Program See Comprehensive Plan, p 238-242
Decision Guideline 21 13 states that the review of land use proposals should include
provisions for extensions, alignments and adequate nght of way acquisition for roads designated
Artenals according to the Artenal Road Plan or official adopted road maps Decision Guideline
21 1 7 indicates that proposed development may be required to dedicate needed nght of way, or
widen existing roads according to adopted design cntena and official road maps Commercial
uses along public transit routes are encouraged Decision Guideline 212 1
Decision Guideline 213 3 states that access roads should be designed to provide access to
abutting property and to deliver traffic to arterials Decision Guideline 21 1 10 encourages
alternative modes of travel other than the automobile Decision Guideline 215 11 recommends
that pedestnan facilities be established to enhance the safety and convenience of pedestnan travel
and to provide access to neighborhood facilities Decision Guideline 21 14 indicates that
sidewalks should be provided along all artenals and local access roads which lead to schools,
parks and shopping distncts Decision Guideline 215 10 states that "through" traffic should be
discouraged from using residential access streets and recommends techruques such as offset
intersections, curvilinear street design and cul-de-sacs be used to make residential neighborhoods
more attractive
Decision Guideiine 214 2 encourages the development of an ` adequate, efficient, safe,
economical and energy conserving artenal system which serves existing and future needs, which
provides convenient access to homes, employment, shopping personal business and recreation,
and which functions as a coordinated part of the metropolitan artenal system ' Decision
Guideline 214 3indicates that the artenal system should preserve the integnty of residential
neighborhoods, enhance the quality of life in neighborhoods and protect the physical
environment, through sensitive development of artenals Decision Guidelines 212 5 and 215 7
recommend that the function of existing and future artenals be preserved by controlling land
uses parking and duect access along the artenals Decision Guideline 215 3 encourages Iand
uses in areas that can take advantage of the available capacity of exlsting artenal streets
The Spokane County Standards for Road and Sewer Construction and the Spokane County
Code, adopted under Chapter 9 14 of the Spokane County Code, implement the Artenal Road
Plan and the transportation policies of the Comprehensive Plan
3 As conditioned, the nroi)osal eenerallv conforms with the Comprehensive Plan comnlles
with autilicable develonment reLyulations, and bears a substantial relationshin and would not be
detnmental to the iDublic health safetv and welfare
The applicant proposes to rezone the site to the Urban Residential-22 (LIR-22) zone
Business or professional offices are a permitted use in the UR-22 zone Zoning Gode
HE Findings, Conclusions and Decision ZE-2-98 Page 7
14 605 040 The purpose and intent of the UR-22 zone are set forth in Zoning Code 14 622 100
as follows
T17e DurDOSe of the UR-22 zone cs to set standards for the orderlv
develoDment of residentral proDertv in a manner that provcdes a desirable
livine, environment that is comvatihle wrth surroundcnQ land arses and
asstcres the Drotectzon of vroDertv values It is intended that tlirs zone be
irsecl to add to the variery of hoac.sing types and densities and as an
unnlemetrtatron tool for the ComDrehenscve Plan Urban Cateeorv General
characterrstics of these areas cnclude pavecl roads, publtc sewer and water,
accesscbilitv to schools and libraries, and a full lane ofDublic services
ijiclacding manned tire Drotectton arrd nzcbltc transct accessibilctv fices
are oermctted in the UR-22 zone in order to nrovide some of the servcce
needs generatecl bv hiah-tntensitv land uses The hc,ahest der:sitv resrdentral,
zone. UR-22 cs rntended vrrmarilv for multcple-famtlv dwellcnQs and rs
zisicallv located adtacent to maaor or secondarv artercals It cs used as a
transition between low or medium denstty multlple famlly uses and intensive
commercral or low intensity rndustrtal uses and to provide for hrgher density
hotcsing in locattons close to erriployment shopping and major
transportation where movements of people can be handled efficiently and
with least overall adverse cmpact
[Emphasis added]
The proposal is located at the intersection of a Pnncipal Artenal (major artenal) and a
Collector Artenal (minor artenal), and will be served by a high level of infrastructure and public
services including public sewer and water, and modern utilities The site is located in a
developed area that is located close to employment and shopping, and adjacent to major
transportation routes and public transit The proposed office use will provide services for the
commercial and residential uses in the vicinity and area The office use will provide transition
and serve as a buffer between the adjacent artenals and single-family areas to the northwest
south and southwest Commercial uses are found near or in the viciruty of the site to the north,
south and east, including the development of office uses in a large UR-22 zone lying south of the
site
The owner of a single-family home lying northwesterly of the northwest corner of the site
expressed concern that the northerly half of the site would be developed for multi-family
housing, and expressed concern over the difficulty of making turning movements onto Sullivan
Road in the vicinity from the west side of Sullivan Road, citing a number of accidents that have
occurred in this area of Sullivan Road Such owner indicated that neighbonng property owners
were not concerned about development of office uses on either parcel compnsing the site, but
were opposed to multi-family housing The Examiner has added a condition of approval, not
objected to by the applicant, that would prohibit the location of multi-family housing on the
northerly portion of the site Buildtng height should not be an issue for the project, since the
existing building to be used for an office is a smgle-story structure approximately 15 feet in
hei(yht See Environmental Checklist, p 8
HE Findincrs Conclusions and Decision ZE-2 98 Paae 8
1 {
Since required landscaping would exceed 15 % for each of the proposed parcels illustrated
on the site plan, causing as much as a third of each parcel to be landscaped, the Division of
Building and Planning is authonzed to grant administrative relief under the County Zoning Code
to reduce such landscaping to 15 taking into consideration the impacts of the project on
adjoining property owners Zoning Code 14 806 080 (1) The Division has decided to allow the
20 feet of Type III landscaping required along Sullivan Road and Fourth Avenue to be reduced to
a width of nine (9) feet and the 20 feet of Type I landscaping along the west border of the
southerly parcel illustrated on the site plan be reduced to a width of five (5) feet Tius would be
conditioned upon the applicant installing a s2x (6)-foot high sight-obscunng concrete, masonry or
decorative bnck wall along the west property line of the southerly parcel illustrated on the site
development plan, and along the borders of the northerly parcel with adjoirung land zoned UR-
3 5 Since the County Zoruna Code already requires such sight-obscunng screening, the
screening requested by the Division is not an additional requirement See Zoning Code
14 622 365 See Staff Report p 10 The landscaping and screening requirements for the
northerly parcel would not be enforced until a building permit is fled for such parcel
The applicant testified that the owner of property lying immediately west of the south parcel
of the site, as illustrated on the site plan preferred the installation of a chain link fence with slats
as a screen along the west property line of the southerty parcel, along with the required
landscaping Such request is consistent wlth Zoning Code 14 622 365
Office uses do not generate much traffic, and the Environmental Checklist (p 10) indicates
that the project would only generate 10-15 vehicle tnps per day Development of the south
parcel illustrated on the site plan of record will not access Newer Road County Engineenng
conditions of approval require the applicant to dedicate 2 5 feet of nght of way along Fourth
Avenue and the applicable radius along Fourth Avenue and Sullivan Road Such condltions also
require the project to set aside 20 feet of frontage along Sullivan Road (to equa150 feet from
centerline) and an additional 12 5 feet of frontage along Fourth Avenue (to equal 35 feet from
centerline) and Sullivan Road, for future nght of way purposes The applicant is also required to
widen Fourth Avenue and install curb and sidewalk along the frontage of the site County
Engineenng requested the preparation of a traffic study if any new improvements are constnicted
on the site There is no basis from a traffic engineenng standpoint to require additional traffic
mitigation for the project
The site development plan shows the required dedication of frontage for nght of way
purposes along the westerly 91 feet of the site along Fourth Avenue and the future acquisition
area requested along Sullivan Road The site development plan does not illustrate the additional
12 5 foot future acquisition area required along Fourth Avenue, nor illustrate the 25-foot setback
required by the Zorung Code from the future acquisition areas respectively requested by County
agencies along Fourth Avenue See Staff Report, p 9
Sullivan Road is currently a four (4)-lane Pnncipal Artenal with a nght of way wtdth of 60
feet, and coLild conceivably need to be widened to five (5) lanes in the future The exlsting
building on the southerly parcel cannot comply vrrith the future acquisition area setback for
improvements requested by the County along Sullivan Road It is conceivable that Sullivan
Road wlll be improved to a five (5)-lane Pnncipal Artenal Road section in the future Such
section requires 78 feet of road nght of way and an additional 22 feet for border easements for
sidewalk and utilities See County Road Standards for Road and Sewer Construction, p 15 and
HE Findings, Conclusions and Decision ZE 2-98 Page 9
Sheet A-1 of Standard Plans County Engineenng advised that future nght of way needed for the
widening of Sullivan Road to five (5) lanes would come from the east side of the road See
testimony of Scott Engelhard Under the circumstances, the Examiner finds that it would be
appropnate to measure the setback from the current nght of way line of Sulliva.n Road, and not
from the future acquisition area The conditions of approval have been amended accordrngly
Fourth Avenue is currently a two-lane Collector Artenal with a nght of way varying
between 55 feet and 45 feet along the frontage of the site, with the wider wldth being applicable
within 13 feet of Sullivan Road The half nght of way adjacent to the site is 30 feet and 20 feet
respectively A two (2)-lane Collector Artenal Roadway section requires 45 feet of nght of way
plus a 22 foot border easement Collector Artenals are usually not improved to a three (3)-lane
section, according to the Road Standards If such road was improved to a 3-lane section for a
Minor Artenal or Pnncipal Artenal, it would need 54-55 feet of nght of way and a border
easement of 22 feet This translates to a one-half nght of way width of 27-28 feet, plus 11 feet
for a border easement Under the circumstances, the Examiner finds that it would be appropnate
to measure the future acquisition area setback from the new nght of way line that will exist after
the required dedication of land
The proposal has been conditioned for compliance with the development standards af the
UR-22 zone and the Spokane County Zoning Code The procedural requirements of SEPA
(chapter 43 21 C RCW) and the County's Local Environmental Ordinance (chapter 11 10 of the
Spokane County Code) have been met No comments were received from public agencies
requesting wlthdrawal or alteration of the Determinahon of Nonsiguficance (DNS) issued for the
project by the Division of Building and Planning The record indicates that the proposal as
conditioned will not have more than a moderate effect on the quality of the environment
4 Conditions in the area in which the propertv i-, located have chanized substantiallv smce the
vronertv was last zoned
In applying the changed circumstances test, courts have looked at a vanety of factors,
including changed public opinlon, changes in land use patterns in the area of the rezone proposal,
and changes on the property itself The Zoning Code references changes in economic,
technological or land use conditions as factors that will support a rezone Spokane County
Zorung Code Section 14 402 020 (2) Washington courts have not required a strong showing
of change The rule is flexible, and each case is to be judged on its own facts Bassani v Cotcnty
Comtncssioners, 70 Wn App 389, 394 (1993) Recent cases have held that changed
circumstances are not required for a rezone if the proposed rezone implements policies of a
comprehensive plan Bjarnsort v Kitsap County, 78 Wn App 840, 846 (1995) Save Otsr Rural
Envtronmerit v Snohomish County, 99 Wn 2d 363, 370-371 (1983) As discussed above, the
project generally conforms to the Comprehensive Plan
A number of changes have occurred in the area since the site was zoned Agncultura] (A) in
1942 under the now expired County Zoning Ordinance This includes the rezoning of Iand south,
north and east of the site to allow the development of commercial uses, and the rezoning of land
lying east and northeast of the site for multifamily housing in the UR-22 zone See Staff Report
p 2-3 Chanues in the area include increased traffic along Sullivan Road, the extension of public
sewer to area, intensive commercial development along Sullivan Road and Sprague Avenue, and
increases in population in the Valley area Many of these changes took place after the zoning of
HE FindinQs Conclusions and Decision ZE-2-98 Page 10
„I
the site crossed over to the UR-3 5 zone in 1991, pursuant to the Program to Implement the
Spokane County Zoning Code
III DECISION
Based on the Findings of Fact and Conclusions above, the above application for a zone
reclassification is hereby approved, subject to the conditions of the vanous public agencies
specified below Conditions added or significantly altered by the Heanng Examiner are
ctalccuecl
Failure to comply with the conditions of this approval may result in revocation of this
approval by the Heanng Examiner This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with junsdlction over land development
SPOKANE COUNTY DIVISION OF BUILI)ING AIVD PI.ANNING
1 All conditions imposed by the Heanng Examiner shall be binding on the "Applicant"
which term shall include the developer and owner (s) of the property, and their heirs, assigns and
successors
2 The zone change applies to the following real property The South 104 feet of the East 110
feet of Tract 72 of VERA as per plat thereof recorded in Volume O of Plats, Page 30, together
with the South 208 72 feet of the East 287 44 feet of Tract 72 of VER.A as per plat thereof
recorded in Volume "O ' of Plats, Page 30, Except that portion conveyed to the Spokane County
as described in Statutory Warranty Deed recorded under Recording Nos 830530049 and
8305030050 AND EXCEPT the South 126 72 feet of the west 140 feet of the east 287 44 feet,
AND EXCEPT the South 104 feet of the east 110 feet AND EXCEPT road, Situated in the
County of Spokane, State of Washington
3 The proposal shall comply with the Urban Residential-22 (UR-22) zone and other
applicable provisions of the Spokane County Zoning Code as amended
4 The applicant shall secure the appropnate Certificate of Exemption approval(s) for the
parcels illzcstrated on the site plan of record pnor to the issuance of any Certificate of Occupancy
or building permit for the site in order to recognize such parcels as legal lots of record and
exempt from the formal platting process identlfied in RCW 58 17 and Chapter 12 400 of the
Spokane County Subdivision Ordmance as amended
5 A specific and detailed site development plan shall be submitted for Division of Building
and Planning review approval pnor to the issuance of any building permit, change of use permit
or certificate of occupancy
6 The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner and t~ie site plan of record submrtte~l on Jicne 26 1998
sicbject to complcarice with the condrtions of approval herein Vanations when approved by the
Director of the Division of Building and Planntng/designee may be permitted including but not
HE Findings, Conclusions and Decision ZE-2-98 Page 11
~
limited to building location, landscape plans and general allowable uses of the permitted zone
See Chapter 14 504 040 of the Spokane County Zoning Code All vanations must conform to
regulations set forth in the Spokane County Zoning Code, and the onginal intent of the
development plans shall be maintained The northerly portion of the site shall not be developed
for mtiltt famtly houscng
7 The Spokane County Division of Building and Planning shall prepare and record with the
County Auditor a Title Notice specifying a future land acquisition area for road nght of-way and
utilities The reserved future acquisition area shall be released, in full or in part, by the Division
of Building and Planning The notice should be recorded within the same time frame as an
appeal and shall provide the following
a At least 20 feet of reserved future acquisition area for road nght-of-way and utilities
in addition to the existing and/or newly dedicated nght-of-way along Sullivan Road
NOTE The Spokane County Engineer is not requinng new dedication along Sullivan
Road
b At least 12 5 feet of reserved future acquisition area for road right-of-way and
utilities, in addition to the existing and/or newly dedicated nght-of-way along 4`h Avenue
NOTE The Spokane County Engineer has required 2 5 feet of new dedication along the
west 91 feet of the south property line of the site
c Future buildincy, and other setbacks required by the Spokane County Code shall be
measured from the existing right of way Irne along Sulltvan Road and the right of way Icrte
along Fourth Avenue after the dedreation of right of way
d No required landscaping parking, 208' areas, drainfield or allowed signs should be
located withm the future acquisition area for road nght-of-way and utilities If any of the
above improvements are made within this area, they shall be relocated at the applicant's
expense when roadway improvements are made
e The future acquisition area, untll acqulred, shall be private property and may be used
as allowed in the zone, except that any improvements (such as landscaping parking,
surface drainage, drainfield, signs and others) shall be considered intenm uses
f The property owner shall be responsible for relocating such intenm' improvements
at the time Spokane County makes roadway improvements after acquinng said future
acquisition area
8 The Division of Buildino, and Planning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a vanety of special
conditions imposed as a result of approval of a land use action This Title Notice shall serve as
publlc notice of the conditions of approval affecting the property in question The Title Notice
should be recorded within the same time frame as allowed for an appeal and shall only be
released in full or in part, by the Division of Building and Plaruiing The Title Notice shall
generally provide as follows
The parcel of property legally described as is the subject of a land use action by a
HE Findings, Conclusions and Decision ZE-2-98 Pa~e 12
. . -r
Spokane County Heanng Examiner on November 13, 1998, imposing a vanety of special
development conditions File No ZE-2-98 is available for inspection and copying in the
Spokane County Division of Building and Planning
9 Approval is required from the Director of the Division of Building and Planning/designee
of a specific lighting and signing plar for the descnbed property pnor to the release of any
building permit
10 A specific landscape plan, planting schedule and provisions for the maintenance acceptable
to the Director of the Division of Building and Planning/designee shall be subrrutted with a
performance bond or other suitable guarantee for the project pnor to release of any building
permits Landscaping shall be installed and maintained so that sight distance at access points is
not obscured or impaired
11 As per Section 14 806 080 (1)(a) the following landscaping modifications are permitted for
the development of the southerly parcel rllustrated on the srte plan of record a nme (9)-foot-
wide stnp of Type III landscaping shall be provided along the east and south borders adjacent to
4"' Avenue and Sullivan Road and a five (5) foot wide stnp of Type I landscaping shall be
provided along the west property line
12 A six (6)-foot high concrete masonry or decorative block wall sight-obscunng fence shall
be constructed along all internal property lines where the adjacent zone is Urban Residential-3 5
zone, pursuant to Section 14 622 365 of the Zoning Code
13 Any division of the subject property for the purposes of creating additional lots/parcels
shall be reviewed by the Director of the Division of Building and Planning/ciesignee for
compliance with the Spokane County Subdivision Ordinance and all other applicabie local, state
and federal ordinances and development regulations, as amended
14 The Division of Building and Planning shall file with the Spokane County Auditor, within
the same time frame as allowed for an appeal from the final disposition, including lapsing of
appeal period, a Title Notice, whlch shall generally provide as follows
"Pnor to the issuance of any building permit for any building or any use on the property
descnbed herein, the applicant shall be responsible for complying with the provisions of the
Zoning Code for Spokane County, Section 14 706 (Aquifer Sensitive Area Overlay Zone) The
property which is the subject of this notice is more particularly descnbed as follows "
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to release of a building permit or use of the property as proposed
1 The applicant shall dedicate 2 5 feet on Fourth Avenue and the applicable radius on Fourth
Avenue and Sullivan Road
2 Access permits for approaches to the County Road System shall be obtained from the
County Engineer
HE Findings, Conclusions and Decisiori ZE-2-98 Pa~e 13
3 The applicant shall submit for approval by the Spokane County Engineer road, drainage
and access plans
4 The applicant shall submit for approval by the Spokane County Engineer and the Spokane
County Health Distnct a detailed combined on-site sewage system plan and surface water
disposal plan for the entire pro}ect or portion thereof if the development 1s phased
5 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parlcing stalls shall be in accordance
with standard engineenng practices Paving or surfacing as approved by the County Engineer
will be required for any portion of the project which is to be occupied or traveled by vehicles
6 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
7 The County Engineer has designated a Collector Artenal Roadway Section for the
improvement of Fourth Avenue which is adjacent to the proposed development This wlll require
the addition of approximately 9-11 feet of asphalt along the frontage of the development
Curbing and sidewalk must also be constructed
8 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bndge construction and other applicable county standards andlor
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
9 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane County Resolution No 95-0498 as amended and are applicable to this proposal ~
10 No construction work shall be performed within the existing or proposed nght of way until
a permit has been issued by the County Engineer All work within the public road nght of way is
subject to inspection and approval by the County Engineer
11 All required construction within the existing or proposed publlc nght of way shall be
completed pnor to the release of a building permit or a bond in an amount estimated by the
County Engineer to cover the cost of construction or improvements shall be filed with the
County Engineer
12 The County Artenal Road plan identifies Sullivan Road as a 100 foot wide Pnncipal
Artenal The existing 1/2 nght of way width of 30 feet is not consistent with that specified in the
Plan In order to implement the Artenal Road Plan a stnp of property 20 in width along the
Sullivan Road frontage shatl be set aside in reserve, as provided in Division of Buildtng and
Planncng cojidltcons This property may be acquired by Spokane County at the time when
Artenal Improvements are made to Sullivan Road
13 The County Artenal Road plan identifies Fourth Avenue as a 70 foot wide Collector
Artenal The existing 1/2 nght of way width of 20 feet is not consistent with that specified in the
Plan In order to implement the Arterial Road Plan, a stnp of property 12 5 in width along the
HE Findings Conclusions and Decision ZE-2-98 Page 14
~
Fourth Avenue frontage shall be set aside in reserve, as provcded in Drvrsion of Bucldcng artd
Planntng condrtcons in addition to the required right of way dedication This property may be
acquired by Spokane County at the time when Artenal Improvements are made to Fourth
Avenue
14 The applicant is advised that there may exist utilities either underground or overhead
affecting the applicant's property, including property to be dedicated or set aside for future
acquisition Spokane County will assume no financial obligation for adjustments or relocation
regarding these utilities The applicant should check with the applicable utilities and Spokane
County Engineer to determine whether the applicant or the utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
15 Any new construction on this site will require the preparation and acceptance of a traffic
study by the County Engineer pnor to any site plan approval or building permit
SPOKANE REGIONAL HEAL'I'H DISTRICT
1 The sewage disposal method shall be as authonzed by the Director of Utilities, Spokane
County
2 Water service shall be coordinated through the Director of Utilities, Spokane County
3 Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane), State Department of Health
4 A public sewer system shall be made available for the project and individual sernce
provided The use of individual on-site sewage disposal system will not be authonzed
5 The use of pnvate wells and water systems is prohibited
SPOKANE COUNTY DIVISION OF U'I'ILI'TIES
1 A tivet (live) sewer connection to the area-wide publtc sewer system shall be constructed A
sewer connection permit is required Applicants for commercial pernuts shall subnut histoncal
andlor estimated water usage pnor to the issuance of the connection permit in order to establish
sewer fees
2 The applicant shall submit expressly to the Spokane County Utilities Division "under
separate cover only those plan sheets showing sewer plans and specifications for public sewer
connections and facilities for review and approval Commercial developments shall submit
histoncal andlor estimated water usage as part of the sewer plan submittal
3 Sewer plans acceptable to the Division of Utilities shall be submitted pnor to the issuance
of the sewer construction permit
HE Findings Conclusions and Decision ZE-2-98 Page 15
4 Arrangements for payments of applicable sewer charges must be made for pnor to issuance
of sewer connection permit Sewer charges may include special connection charges and general
facilities charges Charges may be substantial depending upon the nature of the development
5 Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended
DATED this 13th day of November, 1998
SPOI{ANE COUNTY HEAItING EXAMINER
t r
Michael C Dempsey, WSBA #8235 ~
NO'g'ICE OF FINAL I)ECISION ANI)N0"I'ICE OF RYGH'T TO APPEAL,
Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, the decision of the
Hearing Examiner on an application for a zone reclassification and accompanying SEPA
determination is final and conclusive unless wlthin ten (10) calendar days from the Examiner s
written decision, a party of record aggneved by such decision files an appeal with the Board of
County Commissioners of Spokane County Washington However RCW 36 70B 110 (9)
indicates that administrative appeals of county land use decisions and SEPA appeals shall be
filed with the board of county commissioners within fourteen (14) calendar days of the date of
the decision
This decision was mailed by certified mail to the Applicant on November 13, 1998
I)EPENI)ING ON WHICH APPEAL PEI2dOD REFERENCEI) ABOVE LEGALLY
APPI..IES, THE A,PPEA]L. CLOSING DATE IS EITHER N0VEIVIBER 23, 1998 OR
NOVEIVIBER 25,1998
The complete record in this matter, including this decision, is on file dunng the appeal penod
with the Office of the Heai-ing Examiner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 324-3490 The file may be inspected
during normal working hours, listed as Monday - Friday of each week, except holidays, between the
hours of 8 00 a m and 4 30 p m Copies of the documents in the record will be made available at
the cost set by Spokane County Ordinance
HE Findings, Conclusions and Decision ZE-2-98 Page 16
e
Canceled File ENGINEER' S' REVIEW SHEET
Date Filed
Date As Built Ptans Received
Date Road Plaru Approved TR REZONE FILE #ZE-0002-98 -yg
New Road Standards 5-15-95 Niv1~3r
~ Companion File
Hearin Date l H Time: Related File
g 1,~~ H Number:
Technical Review Date: 02/12/1998 TR Time: 01:15 Building Dept ti:
Review Date: R Tinie: R Numter: 'IECII REVIEW
Date Received: Revic:w Type: Large Luc ~ Bldg. Syuare Feer.
No. Lot 1 No. Acre 0
Project Name: UR-3.5 TO UR-22 OFFICE Range-Township-Secrion: 44- ZS - 23
Site Address: N 4TH/W SULLIVAN/S 2ND PARCEL(s): (first 20)
Applicant Name• R& R PARTNERSHIP Phone 45231.2353 451-31.1359
Applicant Acidress: PO BOX 39 Phone 2#
NEWMAN LAKE, WA 99025
Date Conditians Mailed:
Flood Zone No Vl'ater Sewer Schoc+l 356 Fire 1 Phone
Billing Owner: FOR.D, FORD B Engineer
Address: Acldress 15501 E JACKSON RD Company
GREENACRES, WA 99016 Address:
Plione: Phone: (509) 924-2400 Phone:
I=ax:
Signed Name
Buildin~ 1/ 456-3675 ! Plannin~ # 456-2205 Contact: FRANCINE SHAW
nate Siihmitted QeS~ ri~iw Initials~
DATE TECHNICALLY COMPLETE
DATE NOT TECHNICALLY COMPLETE
DATE PAY FEES RECEIVCD
DATE PRIORITY FEES RECENED COPY "TO ACCOUNTING
FINAL PLAT FEES COMPLETED AND COPY TO ACCOUNTING
NOTICE TO PUBLIC / NOTICE TO PUBLIC 1 3 4 b COMPLETED - OR NEEDS TO QE SIGNED
In-Out //1 In-Out N2 In-0ut a3
DI:SIGN DI:VIATION DATES IN-OUr
In-Out M4 In-Out a5 ln-Out #fi
BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED
DATE BOND RECEIVED BOND AMOUNT RECEIVED
DATE BOND RELEASE - DATL BO1VD REDUCED BOND IIALANCE
Hearing Date Decisiun Appruvecl Denied Continuecl Appealed BCC Approved Denied
Appzaled to Court Approved Denied Continued Final Project Status
STAMPED MYLARS TO PERMIT TECHNICIAN (SYL)
/ / STAMPED 208 LOT PLANS TO SECRETARY (SANDY)
e
*
.1
1
~
SiTAFF REPORT TO THE HEA I~ ~~WR"ER
File ZE_~~ 2-98 d 3
5PO%E C+DUNTy►ENGINEE
R
II! ~ I~II III DIVIS€ON 4F BUIL[31NG Ahld PLANNING
SPOKAI',.T COUT-4-n
HEARIMG DATE. September 9, 1998 a# 1;30 p.rn. FILE ZE-2-98
PROJECT PLANNER: Francine Shaw, Senivr Planner
PROJECI' DESCFCIPTION; Zvne recfiassifcatian frvm Urban Resideratial-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) on approximately .93 acres for a professional affic+e.
SiTAFF RECUMMENDATIOM: Staff recvmmends approval, as canditroned.
Pro'rect Data
Project Address and Location: 15423 E. 4"' Avenue. Generally focated Qn the northwest
corner of the intersection of 4I'' Avenue and Sutlivan Road
En S 23, `f 25 N. R 44 E.1lV.M., Spokarte County,
Wash'rngton.
Parcef Nurnlaers: ~ 45231.1353 and 45231,1359
Owner: R & R Partnership
12518 E. Newman Lake Drive
hJewman Lake, WA 99025
Agent: NaPland Fvrd
15501 E. Jackson Raad
Greenacres, V1fA 99016
(5I39) 924--2400
Gomprehensive F'ian Designation: ~ Urban
Zoning: Urban Residential-3.5 (Uft-3.5) which was established in
1991 cvnsistent with the Pragram ta Implement the
Spakane Courtty ZQning Code. Prior to 1991, the subject
site was zoned Agricu[tural (A) pursuant to the now
expired Spokane County Zoning Qrdinance (ZE-60-42).
Exis'ting Land Use: The subject site is occupied by a singlE famify residence
located on the south half of the subject site. The residence
has recen#ly been remodeled for use as tne praposed law
affice. The narth nalf of the site is vacant and
undeveloped. The Diviston of Building and Planning
approved a nonrenewable Temporary Use Permit (file no.
TWE-3-98) and a buifding permit to allow a law offrce fa
occupy the exiting structure for six mvnths while this land
use action is being pracessed. The Temporary Use Permit
will be come nu{l and vvid on Januanyr 1, 1999, in event
the Hearing Examiner approves the zone reclassification
request prior to January 1, 1999, the Temparary Use
ZE-2-98
Staff Repart - September 9, 1998 P"uhfic Hearing
1 a# 10
. ~ .
Permi# will become null and void on the datre the appeal ,
t'rme frame expires for the proposal.
Surrounding Zoning and Land Uses:
. Narth: Land located immediately north vf the subject site is zoned
Urban Residential-3.5 (UR-3.5). A small partion of land
located approxima#ely 300 feet nvrth af the site is zoned
Urban Residential-22 (UR-22) with the Regional Business
(B-3) zone extending north therefrom, atang the Sprague
Avenue commercial corridor. The lJrban Residential-3.5
(UR-3.5) and Regional Business (B-3) zanes were
established on January 1, 1991 cansistent with #he
_ Program tv Implement the Spokane Cotanty Zoning Code.
Prior to 1991, the Iand zoned lJrban Residentiai-3.5 (UR-
3.5) and Regianal Business (B-3) was zoned Agricultura!
(A) and CQmmercial (C) pursuant tv the now expired
Spakane County Zaning rJrdinance, respecfively (ZE-60-
42 and ZE-31 1-53). Land use located irnmediately norkh
vf the site is medium densEty single family residenttal rrvhieh
transations north to Comrnercial land use afong the
Sprague Avenue commerciai corridor,
• South: Land located south of the subjeG# site is zoned Urban
Rescdential-22 (UR-22) along Sullivan Road and Urban
Residential-3.5 (UR-3.5) extending west, therefram. The
Urban Residential-3.5 (UR-3.5) and Urban Residentfal-22
(UR-22) zones were established an January 'i, 1991
cansRStent with the Pragram ta lmplement the Spvkane
County Zoning Code. Prior to 1991, the land was zoned
Residential Office (RO), MuEtipEe Famiiy Suhurban (MFS)
and Single Family Residential{R-1} respectively, pursuant
ta the now expired Spakane Couraty Zaning Cyrdinance
(ZE-1 96-78 and ZE-88-72). Land use located south of the
subject site incEudes a singfe famiEy residence ❑n the
svuthwest corner of 4hAvenue and SuifiWan Raad,
dupCexes, a dental office, insurance office and a veterinary
clinic extending south afang 5ullivan Rvad and single
fami}y residences extending southwest frvm the subject
site,
.
East; Land located east of the subjec# site, north vfi and adjacent
ta 41hAvenue, is zaned Neighborhvad Business (B-1) and
Urban Residen#iaf-22 (UR-22) which were es#ablished in
1985 consistent with the Program to Implement the
Spvkane Caunty Zoning Gode (fiie na ZE-107-$5). Land
located nor#heast of the site, south of and adjacent tv the
vacated raifroad tracks, is zoned Urban Residential-22
(UR-22) which was es#ablished on January 'S, 1991, also
cvnsistent with the Pragram to lmplement the Spokane
CQUnty Zaning Code. Prior to 1991, the {and located soufh
of the railroad tracks was zaned lVlultiple Family Sub'uraan
(MFS) which was established in 1978 pursuant ta the now
ex,pired Spokane Caunfiy Zaning ardinance (ZE-64-78).
Land located east of the subject site, south of and adjacent
to 41 Avenue, is zoned Neighborhood 8usiness (B-1) and
Urban Residential-22 (UR-22). The NeighborhoQd
Business (13-1) zone was estabiished on January 1, 1991
consistent witFt the Pragram tfl lmplement the Spakane
County Zaning Cade. Priar to 1991, the land was zaned
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
Z af 10
.
. ,
~
~ . .
• ~ Local 13usiness (LB) which was established in 1984
pursuant to the now expired Spokane County Zoning
Ordinance (ZE-83-84). The Urban Residential-22 zone
(UR-22) located south of and adjacent to 4hAvenue was
established in 1992 (ZE-14-92). Prior to 1992 the land
was zoned Urban Residential-3.5 (UR-3.5) consistent with
the Program to Implement the Spokane County Zoning
Code (ZE-62-42). Land located southeast of the subject
site, east of and adjacent to Sullivan Road is zoned Urban
Residential-22 (UR-22) which was established on January
1, 1991 consistent with the Program to Implement the
Spokane County Zoning Code. Prior to 1991, the land
was zoned Multiple Family Suburban (MFS) which was
established in 1984 pursuant to the now expired Spokane
County Zoning Ordinance. Various land uses exist east of
the subject site including multifamily residences, an
associated playground and a convenience store.
• West: Land located west of the subject site is primarily zoned
Urban Residential-3.5 (UR-3.5) which was established on
January 1, 1991 consistent with the Program to Implement
the Spokane County Zoning Code. Prior to 1991, the land
was zoned Agricultural (A) which was established in 1942
pursuant to the now expired Spokane County Zoning
Ordinance. Land use located west of the site is
predominately medium density single family residences.
Known Land Use Proposals and The most recent land use action that received approval in
Recent Project Approvals in the the immediate vicinity of the proposal was a zone
Area of this Project reclassification from Urban Residential-3.5 (UR-3.5) to
Urban Residential-7 (UR-7) (ZE-18-93) and related Short
Plat (SP-850-93) for the purpose of dividing 4.02 acres into
two (2) lots for single family residences.
Land Division Status: The subject property encompasses two (2) tax parcels
including 45231.1353 and 45231.1359. Each of the
parcels encompass a portion of Block 72 of Vera
Subdivision and have not received formal platting approval
pursuant to RCW 58.17 and Chapter 12.400, Subdivisions,
of the Spokane County Subdivision Ordinance. The
Division of Building and Pfanning is recommending as a
Condition of Approval for the proposal that the applicant
secure the appropriate Certificate of Exemption
approval(s) for the subject tax parcels pursuant to Section
12.100.110 of the Subdivision Ordinance prior to the
issuance of any Certificate of Occupancy or building
permit for the site. The Certificate of Exemption approvals
recognize the subject parcels as legal lots of record and
exempt from the formal platting process identified in RCW
58.17 and the Spokane County Subdivision Ordinance,
Chapter 12.400. The applicant is advised that if the
parcels are aggregated into one lot via a Certificate of
Exemption for a minor lot line adjustment (see Section
12.100.110(d) of the Subdivision Ordinance) the applicant
will be required to receive the approval of a final short plat
or final plat to divide the land back into to the existing tax
Mt rcels.
Shoreline Designation: applicable.
Water Purveyor: The proposal is located in Vera Irrigation District and is
served by a public water system. Any water service to the
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
3of10
1
i
. . .
. 3
~
site shall be coordinated through the Director of the
Spokane County Division of Utilities in accordance with the
Coordinated Water System Plan, as amended. The use of
private wells and water systems is prohibited.
Sewage Disposal: The subject site is located in Spokane County's Towner
Utility Limited Improvement District (ULID). A public sewer
system shall be made available for the project and
individual service shall be provided to each building. The
applicant shall submit sewer plans and specifications for
public sewer connections and facilities for review and
approval. A sewer connection permit is required. The use
of on-site sewage disposal systems (septic tank and
drainfield) shall not be authorized.
Fire District The proposal is located in Spokane County Fire Protection
District No.1. Fire District No.1 has indicated they have no
objection to the proposed zone reclassification.
School District and nearest K-12 The subject site is located in Central Valley School District
schools: No. 356. Adams Elementary, Evergreen Jr. High and
Central Valley Sr. High Schools are the public schools
located nearest to the proposal.
Nearest Arterial and Distance: The subject site is located north of and adjacent to 4`"
Avenue and west of and adjacent to Sullivan Road. The
Spokane County Arterial Road Plan identifies 41 Avenue
as a Collector Arterial with a planned right-of-way width of
70 feet and Sullivan Road as a Principal Arterial with a
planned right-of-way width of 100 feet. The existing right-
of-way of 40' Avenue adjacent to the site varies between
45 feet and 55 feet in width and the existing right-of-way
width for Sullivan Road is 60 feet. In order to implement
the Arterial Road Plan the Division of Engineering and
Roads is recommending that the applicant dedicate 2.5
feet of additional right-of-way along approximately the west
91 feet of the south property line, a strip of land 12.5 feet
in width as a Future Acquisition Area (FAA) adjacent to 4tn
Avenue, and the applicable radius on 40' Avenue and
Sullivan Road. In addition to the right-of-way dedication,
the Division of Engineering is requesting approximately 9-
11 feet of asphalt and the construction of curb and
sidewalk along 4' Avenue and a strip of land 20 feet in
width to be set aside as Future Acquisition Area (FAA) on
Sullivan Road. The Future Acquisition Area will remain in
the ownership of the property owner and will be acquired
by Spokane County at the time improvements are made to
41r' Avenue and Sullivan Road.
Nearest Parks and Distance: The Spokane County Parks and Recreation Plan identifies
Sullivan Park and Terrace View Park as the County park
facilities located nearest to the proposal. Sullivan Park is
located approximately 1'/z mile north and Terrace View
park is located approximately 1'/z mile southwest of the
subject site. The Division of Parks, Recreation and Fair
was contacted regarding this proposal and no comments
were received.
Neighborhood Association: Not applicable.
• This proposal is located inside the IUGA.
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
4of10
~ . .
~ • This proposai is located inside a public : ransportation Benefit Area (PTBA). A bus stop
exists on the southwest corner of the site and is served by Spokane Transit Authority
route 21 which runs northlsouth along Sullivan Road.
• This proposal is located outside the 1000' notification boundary of designated Natural
Resource Lands.
GMA/Critical Areas
Aquifer Recharge Area: The subject site is located inside the Priority
Sewer Service Area (PSSA) and the Aquifer
Sensitive Area (ASA) Overlay zone.
Fish & Wildlife Habitat Conservation Areas: Not applicable.
Floodplain: Not applicable.
Geologically Hazardous Areas: Not applicable.
Wetlands: Not applicable.
SEPA
0 DNS issued August 18, 1998.
❑ Comment period ended September 7, 1998
❑ Appeal period ends the same time as the appeal
time frame for the proposed land use action
expires. _
Noticinq _
Published: Spokesman Review on August 18, 1998
Mailed: Notice of Application and the Notice of Hearing was mailed to taxpayersJproperty owners
located within 400 feet of the boundaries of the subject site on July 20 and August 25, 1998,
respectively.
Site Posted: The deadline for posting the site was August 25, 1998.
1724 Compliance Dates
Application Accepted (Counter Complete): January 26, 1998
Technically CompletelDetermination of Completeness issued: July 6, 1998
Date Notice of Decision is Due: November 3, 1998
Reviewinq Aqencies
A total of 17 agencies were notified on January 29, June 9 and August 18, 1998. Final comments were due
August 28, 1998.
Agencies Notified Response Date Agencies Notified Response Date
Received Received Received Received
Spokane County Division Yes August Spokane County Fire Yes February
of Engineering 26, 1998 Protection District No. 1 10, 1998
Development Engineering Yes February Central Valley School No
Services 9, 1998 District
Spokane County Division Yes August Vera Water and Power No
of Utilities 24, 1998 Company
Spokane County Yes August Spokane Transit No
Stormwater Utility 28, 1998 Authority .
Spokane Regional Health Yes February WA State Boundary No
District 12, 1998 Review Board
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
5 of 10
. . ~
,
Spokane County Division No Spokane County Division No r
of Building and Planning; of Parks, Recreation and
Building Section Fair
Spokane County Air No WA State Department of No
Pollution Control Authority Transportation
Spokane County Division Yes August WA. State Department of No
of Long Range Planning 20, 1998 Ecology (Olympia)
Spokane Regional No
Transportation Council
Responses from the Public: No public comment has been received from the public regarding
the proposed zone reclassification.
Description of the Site: The subject site encompasses .93 acres, resembles an "L" in shape
and is relatively flat in topography. The south half of the subject site is developed and includes
an existing residence, garage, and associated landscaping. The residence has been recently
remodeled for use as the proposed law office and a parking lot has been constructed west of and
adjacent to the proposed law office. The north half of the site is occupied by a shop but is
primarily vacant and undeveloped, and is covered in native grasses. Storage of miscellaneous
items exists near the west property line of the north leg of the site which does not conform with
the storage standards for the existing Urban-Residential-3.5 (UR-3.5) nor the proposed Urban
Residential-22 (UR-22) zone identified in Sections 14.616.355 and 14.622.355 of the Spokane
County Zoning Code, respectively. A six (6) high fence runs along the internal property lines of
the site which is constructed of various materiais including cyclone fencing and cattle wire.
Sullivan Road is located east of and adjacent to the site and is a four-lane paved road which
includes curb and sidewalk on both the east and west sides. 4' Avenue is located south of and
adjacent to the subject site. 41hAvenue is a paved two-lane road which includes curb. Sidewalks
are provided on the south side of 4' Avenue. No street lighting is provided along Sullivan Road
or 4' Avenue.
Descrintion of Surroundinq Nei4hborhood: Land uses existing in the project vicinity vary from
medium density single family residences to high density multi-family residences (apartments) and
neighborhood commercial activity including a convenience store, dental office, insurance office and
veterinary clinic. Building heights of surrounding development does not exceed three stories.
6ackqround: The zone reclassification application was submitted to the Division of Building and
Planning on January 26, 1998. A site inspection on February 10, 1998 identified that
remodel/construction activity was occurring within the existing residence for which no building
permit had been requested or approved. The applicant and contractor for the construction
activity was contacted and the appropriate building permits were secured. The applicant also
submitted an application for a temporary use permit to allow the proposed professional/law office
to occupy the remodeled single family residence while the proposed zone reclassification is being
processed. The Division of Building and Planning approved the nonrenewable Temporary Use
Permit (file no. TUE-3-98) and a building permit to allow a law office to occupy the exiting
structure for six months while this land use action is being processed. The Temporary Use
Permit shall be come null and void on January 1, 1999 and the applicant must vacate the site. In
event the Hearing Examiner approves the zone reclassification request prior to January 1, 1999,
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
6 of 10
~ the Temporary Use Permit will become null'and vo'id on the date the appeal time frame expires
for the proposal.
Staff AnalVsis:
Comprehensive Land Use Plan: The subject property is located in the Urban category of the
Comprehensive Plan. The Urban category is intended to provide a city-like environment which
includes various land use, intensive residential development, public facilities and services. Urban
areas will be the most intensely developed of all categories and is primarily a residential category
of single family, finro-family, multifamily, and condominium buildings. The more intensive land
uses such as light industrial and neighborhood commercial will be located near heavily traveled
streets, while the least intensive uses will be isolated from the noise and heavy traffic. Multifamily
structures will usually be a transitional use between single family residences and the more
intensive developed areas.
Urban areas will have public water systems, sanitary sewer systems, storm sewer systems and
utility systems such as electrical, telephone, gas, and cable services. Streets will be curbed and
paved. Street lights and sidewalks will be common to residential, public and commercial areas.
Public facilities include elementary, jr. high and high schools. Parks will normally be associated
with schools but not exclusively. Public libraries, manned fire stations, medical facilities,
government offices and post offices may be dispersed throughout urban areas.
More specifically, Objective 1.1.a encourages fill-in within established development areas where
utilities, arterials, schools and community facilities are existing. The proposal is located in an
established neighborhood and on a site where an existing residence has been renovated for
commercial activity. All utilities are available including public water, public sewer, electricity,
telephone, gas, and cable services. The site is located on the northwest corner of the
intersection of two arterials and will create a buffer between the high traffic corridors and the
single family development that extends northwest, west and southwest, therefrom.
Objective 1.3.b of the Urban category states future development should be encouraged in a
manner to least disturb the natural elements in the environment. The subject site is located over
the Spokane/Rathdrum Aquifer and within the Aquifer Sensitive Area (ASA) Overlay zone. In
order to assure no impact occurs to the aquifer, Spokane County Stormwater Utility is
recommending the applicant demonstrate compliance with the Guidelines for Stormwater
Management and the Erosion and Sediment Control Ordinance both during and after
construction.
Decision Guideline 1.3.3 indicates all urban development proposals should require public sanitary
and storm systems or interim systems to protect water quality. The proposal is served by a public
water system and is required to be served by a public sewer system. The use of private wells,
water systems and on-site sewage disposal systems is prohibited.
Goal 1.5 encourages a healthful and pleasing environment in the County's residential areas.
Decision Guideline 1.5.1 emphasizes incorporating buffering and/or landscaping techniques to
mitigate differences between proposed developments and existing uses and Decision Guideline
1.5.2 indicates landscaping may be required to provide a healthful and pleasing residential
environment. Section 14.806.040(2a)of the Spokane County Zoning Code requires a five (5)-
foot-wide strip of Type III landscaping along street frontages, Section 14.622.365 and Section
14.806.040(1 d) requires a six (6) foot high-sight-obscuring fencing/wall and a twenty (20)-foot
wide strip of Type I landscaping along interior property lines where the adjacent zone is Urban
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
7of10
1 ' • f
Residential-3.(UR-3.5), respectively. These Zoning Code requirements are intended to
implement the Comprehensive Plan policy identified above.
Objective 1.5.b emphasizes the installation of underground utilities. All utilities are available to
the site and no extension are required to serve the site.
Objective 1.5.c encourages paved streets and sidewalks in existing and future development
where they are appropriate to the nature of the development. The site is located on the
northwest corner of the intersection of Sullivan Road and 4`h Avenue. Both Sullivan Road and 41
Avenue are paved. Sidewalks exist on the east and west side of Sullivan Road. Sidewalk exist
on the south side of 4"' Avenue, only. However, the Division of Engineering and Roads is
recommending sidewalks be constructed on the north side of 4' Avenue, south of and adjacent to
the subject site.
Objective 1.5.e indicates when a neighborhood experiences pressure for change in character,
such change shall be permitted upon appropriate review. Many zone reclassifications have been
approved within the vicinity of the proposal for land uses including major commercial activity
along the Sprague Avenue corridor, and multi-family development and neighborhood commercial
activity extending south along Sullivan Road beyond 4' Avenue. The proposed professional
office is consistent with existing land use/development along Sullivan Road.
The proposal is generally consistent with the applicable Goals, Objectives and Decision
Guidelines of the Urban category.
Zoning Analysis: The purpose of the proposed Urban Residential-22 (UR-22) zone is to set
standards for orderly development of residential property in a manner that provides a desirable
living environment that is compatible with surrounding land uses and assures the protection of
property values. It is the intent of this zone to be used to add to the variety of housing types and
densities, and as an implementation tool for the Urban category of the Comprehensive Plan.
General characteristics of these areas include paved roads, public sewer and water, accessibility
to schools and libraries, and a full line of public services including manned fire protection and
public transit accessibility. The highest density residential zone, UR-22, is intended primarily for
multifamily dwellings and is usually located adjacent to major or secondary arterials. However,
additional land uses are allowed as identified in Chapter 14.605, Residential Zones Matrix, of the
Spokane County Zoning Code and a professional office is identified as a use that is allowed
within the Urban Residential-22 (UR-22) zone. It is used as a transition befinreen low and medium
density multiple family uses and intensive commercial or low intensity industrial uses and to
provide for a higher density housing in locations close to employment, shopping and major
transportation routes where movements of people can be handled efficiently and with the least
overall adverse impacts.
The proposal is located adjacent to two arterials (principal and minor) and in an area where
paved roads, public water and sewer systems and other public services are available to serve the
site. The professional/law office provides a transition between the high traffic corridors and the
less intensive single family land use extending northwest, south and southwest from the subject
site. The proposed zone reclassification is generally consistent with the Purpose and Intent of the
Urban Residential-22 (UR-22) zone.
Design: The subject site includes two tax parcels (45231.1353 and 45231.1359) and
encompasses approximately .93 acres (:z- 40,510 square feet). The site plan illustrates an
existing 1,292 square foot single story structure and a 336 square foot detached garage on the
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
8of10
` .
southeast corner of the subject site that is intended for use as the proposed law office (tax parcel
45231.1353).
A 400 square foot existing shop is located on the northeast corner of the site (tax parcel
45231.1359). The north half of the site is planned for future development.
A nine (9) stall paved parking lot is illustrated west of and adjacent to the proposed law office for
which no parking stall dimensions have been provided. The parking stalls shall be not less than 8
'/z feet in width and 18 feet in depth.
The south property line and right-of-way width of 4~' Avenue jogs from a 55 foot width to a 45 foot
width approximately 13 feet from the intersection of 4' Avenue and Sullivan Road. A 20-foot-
wide Future Acquisition Area is provided along Sullivan Road. The site plan does not illustrate
the 12 '/z-foot-wide Future Acquisition Area along 4hAvenue although the 2'/z foot wide right-of-
way dedication requested by the Division of Engineering is illustrated adjacent to the west 91 feet
of the south property line. Buildings Footprint Area: Three buildings exist on the subject site which include a total of 2,028 of
building foot print area. No new structures are proposed at this time.
Site Coverage: 2,028 square feet (:z- 5% of the subject site)
Maximum Structure Height: Section 14.622.335 of the Spokane County Zoning Code limits building
height to a maximum of 50 feet.
Total FloorArea: The law office includes a basement for a total floor area of approximately 2,584
square feet.
Building Setbacks for tax parcel 45231.1353: Existinq ReQUired
Front yard (41' Avenue) 56 feet from center 25 feet from the Future
line of 4u' Avenue Acquisition Area
Flanking yard (Sullivan Road) 55 feet from center 25 feet from the Future
line of Sullivan Road Acquisition Area
Side yard (west) 71 feet ± 5 feetlstory
Rear yard (north) 26 feet ± 15 feet
Building Setbacks for tax parcel 45239. 1359: Existinq ReQUired
Front yard (Sullivan Road) 25 feet 25 feet from the Future
Acquisition Area
Side yard (north and south) 35 feet ± 5 feet/story
Rear yard (west) 210+ 15 feet
NOTE: Side yard setback for single family residence and duplex accessory structures shall be based
on structure height as identified in Section 14.622.325 of the Zoning Code.
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
9of10
Parking ' 9 off-street 8 off-street
parking stalis parking stalis
Proposed Buffering/Landscaping Techniques: Section 14.806.040(1 d & 2a) of the Spokane County
Zoning Code requires a twenty (20)-foot-wide strip of Type I landscaping along the internal property
lines where the adjacent zoning is Urban Residential-3.5 (UR-3.5) and a twenty (20)-foot-wide strip of
Type III landscaping along the south and east property lines adjacent to 4Ih Avenue and Sullivan
Road, respectively. Implementation of these landscaping requirements would result in approximately
42.3% of the overall site being dedicated to required landscaping. On an individual parcel review,
37.6% of tax parcel 45231.1353 and 34.1 % tax parcel 45231.1359 would be required to be
landscaped. Section 14.806.080(1 a) states that when application requirements of Chapter 14.806
would result in more than 15% of the site being landscaped the Division of Building and Planning
shall modify the requirements so that no more than 15% of the site must be landscaped, provided
that the landscaping and corresponding setbacks required are the most beneficial to the public.
Modifications for tax parcel 45231.1359/future development area shall take place at the time a
building permit is requested for the site and when the proposed land use and impacts to adjacent
properties can be determined. The Division of Building and Planning will allow landscaping
modifications for tax parcel 45231.1353 if the proposed zone reclassification is approved such that
the required twenty (20)-foot-wide strip of Type I I I landscaping located adjacent to Sullivan Road and
4th Avenue is reduced to a nine (9)-foot-width and the twenty (20)-foot-wide strip of Type I
landscaping required adjacent to the west property line to be reduced to five (5) feet in width.
However, the applicant must also construct a six (6)-foot high concrete, masonry or decorative block
wall or sight-obscuring fence along the west property line of tax parcel 45231.1353 and all internal
property lines of tax parcel 45231.1359 that are adjacent to the Urban Residential-3.5 zone as per
Section 14.622.365 of the Zoning Code in order to provide a sight and noise barrier as well as a
screen for vehicular lights from traffic that is entering and existing the site.
Other Site P/an Considerations: The site plan submitted for review by the Hearing Examiner is
general in nature. Detailed review to determine compliance with all Zoning Code regulations and
conditions of approval is recommended to be administrative and to occur at the Building Permit
stage.
Staff Recommendation: The proposed zone reclassification from the Urban Residential-3.5
(UR-3.5) zone to Urban Residential-22 (UR-22) is generally consistent with the Goals, Objectives
and Decision Guidelines of the Urban category of the Comprehensive Plan. The site plan of
record demonstrates conformance with the development standards for the Urban Residential-22
(UR-22) and landscaping modifications as approved by the Division of Building and Planning.
The Division of Building and Planning recommends approval of the proposal as conditioned.
Attachments
. A. Maps
• Vicinity Map
• Site Plan
• Comprehensive Plan
• Zoning
B. Conditions of Approval
C. Agency and Public Comments
ZE-2-98
Staff Report - September 9, 1998 Public Hearing
10 of 10
. . `
.
ATTACHMEN7 A
MAPS
VIcINIn MAP
SItE PLAhI
CC?MPREHENSIVE PLA►N MAP
ZaNf NG MAP
~
. .
~ zE.2=98
Vicinity Map
~ D 9a't'S~ k+°' ~ ~j t L7 1~717
h c~o l r
~ tt ; . . . • ~ . . _
lY 4,.v 5!t >
~ y• F ~ ~ ~ ~ ~ ~ .
~ ~ ~ . . . . . . . ~
,
~
~
~
2 .
~ . ~ ~.r • . r~ ~ , ~
R r r
~ I
r S~~'~ ~ s PuAGUE AN
s
- ~ - - - . ` . ~ `'~3- - . - ~ ~
i • " ~,r g
r
~ ,.r n T• ~
! y ~ V ,I
_ t" y. _ r ~ .
Tt+
' "
r ti ~ rr.
-~~trv~a 1 Ce Y- 1..~ ~i
~~~~AI+~'i ~ • }
f e~ 0
,~r/ ! ' r
M~ • ~ _ .
~ ~ ~1~F _ ~y`: ' ' • • ~
3 . r Z'4
w+ .n p - ~ { ~ • • : Y ~ , • -
}„F ~ I fic . 9 TH
~ • ~ AD 7's4 . • ~ ~i~" • - -~-~y,~,y~
'f S„~ - ~ ,
. a,.
f-
41 T!i~ AY LU ~
FYr{
Nvt to Scale 09102l98 N'" ViCINETY MAP
~
. . ~
. ~
ZE=2=98
Site Plan
~
v
~ 7.0~~
t T ~x ssn.r~ . ~
. zc!'
• ~ t ~
Srn.~ 5~ r ~
Va Ga n 1 4,0t'
~
_A ~S ~
rz, vcIzrW o~ ~ y- • ~ti~
F~asr714
i G ir+►ss
`t'' YRAC"* 1 ~ yFw
'l';~ .
C-a.+, s ~cr~' ~
Lr~ , ~~o f ,T '~t~,,•~~~ a b d
632
1^W'7L rs=' S3r ; ' ` .
7 -3' j t
~r 0
z ► ~ , _ ~ y,~
1. Ac.L 15YL1s77.,UG
7zfiMr1I,.J ~n! "~AC-e 1{ ..e-~~~ ~ y~~r`•~- - ~ ,
Ca,++s rz ~ ~'s"✓1 ,w : ~ ~ zc.;~r,f-,~„ ~ . - ~biw ~ ,r ! ~ j~ ~ I
f
G9 A I}~ ~ ~
A`~ u R c-s7r r-G5 R'- V lL
Jr ~ &/& LC
TyF~F_ 17I C~o:►.~~SCh{~ "~'.51C~~T_ . . ~
k r_xrssmq coneis) r rracposec.: iarl.(si i ~~crrzs a"q-,.~, .
D~`'GJ.IL'NG C'Is'Vr-/~ -t' Ldw+rr3` APs~ I 3-:sr I G9 Z Z.
1 `f2 2-53
GKf /YTWR! 4e L~'Y/ojS. rf"J Btmkfinq Irdarmation:
S ri,Z+(a !'i 7- S Ar-Ax CSCS " f' ert en t ad 9~idrx~ Govetag+e
(in s4. 1.)
j. IsL i. i7 e., r f Burding use[s) d r-r i c.r -15'4o P
4+~/+~iL2 GR?uWf,] l-vitscapedArcas q9/g (u+sct d.)
r! 1] r~ sc
G . L ~f.5, E~~ ''~A AtK. ~ ~,TUC.R'3`.r4. Type OT I C9 I~i.P SC .0~- ^r 2 '
RAD I L15 QAJ "rYr Z:f i sO'ud VJ711/ f NQ. O/ IPal1[f/v .SRaCAS RCQLIted ~ . .
C' --2 Of Qpeq $p34E {!]tcUd@ payCd afeiS] E~f~l 1.
7"'0 BC A`TlCa i rs'3 aq. M.)
r
sSj C.f} 1..JL / : 8widux] SC1LlaCk.s 2 r,
Not to Seale 09102198 N ` S17E PLAN
.
~
ZE=2=98
Comprehensive Land Use Plan
EUCLI D W t', ' s lafCllD EkLM
n
> o Austi
. . ~ E ~ Well o
Z ° ~ sp ~ 9
Liberty ~
MiSStON ti -
Gre nacr lax
: N
27
:._s.
, 4 .
ift
6TH _ j~j
- . ~ • sc . •HiII
21 .
o elr ~~bF::. .
: r. • t . ' ~ ~~~y • . ~y N
. ~ ~ L•'.s,f':,:..~ ~ _ ~
, . , .o,.. , . (P d~
G - ct+ .
` • - ~z:-:s~... _ N ~ .
~ ~ ~J . , . 'Z
w• Wef ~ e~'
~ 2 . .
31
6
° 11 ~ Sf ring
/
T H 4 4TN ~
-
; ~
. ~ ,
• Q• ~
, ..t ~ ~ ~ • ~ ~
i. • ~ •
~ 1'~ - . 5 -
•
~ 1 r • ~ •
2 ring
-
• ~ ~ - '
Spri CC
g ~ 10 • ? g ~
A S crs 1 9 0
C-►
. •
• ' ' • ; ~ 2 ` ~ ~
.
, . Gve1
~
.17 .a ~ .t
Not to Scaie 09102198 N' COMPREHENSIVE PLAN MAP
~
. . • l
ZE=2=98 -
Existing Zoning
. .
~ ~ • ~ ' v ~
46-
t::~-
- . . l~ ~ ~ ~ ►
. : . ~ I I G ► j-f ~ r ~
3t l433
. • ' . • . ~ , j '
• ' r~ ~ ~ 'f V
~ ' 1 ~4~ rt~ a
,zvt . . ' • • I ` Sro• COuwrY
p,., • 2 ~ n , Lr /J. • ~40Q ~p
r ~ . A KE . ~ ue-zz ~
n
~ rc - 2 t. o ~
. ,
W '
• . - .
~ b ~ .
. jv oN
3 +7D .J..•~~ ~ ~ • (IO - 0
i
o
~ A
L2j
r U R-22
, . 1
.
* O J
~!t•~ + .7/' _ , 1 r ~
~ : ~ / ' • ~ , 0 ~ ~ ~
~t ~ ~ • Q
, ~ • Q Q,~ .
r ~z
' ~ i•~, ~ ~Q I
14
L(3~5 2 ~ . ~
Zs '
URn ; .AZ.~ y ULXZZ. ~
I ~
-
Not to Scale 09/02198
N~
ZONING MAP
ATTACHMENT B
~ f> l I rl9T"r-, T! t`
RECOMMENDED CONDITIONS OF
APPROVAL FOR ZE-2-98
,
III DIVISION OF BUILDING AND PLANNING
SPOK:ANE COUIsITY
~
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which
term shall include the owner or owners of the property, heirs, assigns and successors.
2. The zone change applies to the following real property:
The South 104 feet of the East 110 feet of Tract 72 of VERA as per plat thereof recorded
in Volume "0° of Plats, Page 30;
together with _
the South 208.72 feet of the East 287.44 feet of Tract 72 of of VERA as per plat thereof
recorded in Volume °O" of Plats, Page 30;
Except that portion conveyed to the Spokane County as described in Statutory Warranty
Deed recorded under Recording No.s 830530049 and 8305030050; AND EXCEPT the
South 126.72 feet of the west 140 feet of the east 287.44 feet; AND EXCEPT the South
104 feet of the east 110 feet; AND EXCEPT road,
Situated in the County of Spokane, State of Washington
3. The proposal shall comply with the Spokane County Zoning Code, specifica(ly the Urban
Residential-22 (UR-22) zone, as amended.
4. The applicant shall secure the appropriate Certificate of Exemption approval(s) for the
subject tax parcels prior to the issuance of any Certificate of Occupancy or building permit
for the site in order to recognize the parcels as legal lots of record and exempt from the
formal platting process identified in RCW 58.17 and the Spokane County Subdivision
Ordinance, Chapter 12.400, as amended.
5. A specific and detailed site improvement plan will be submitted for the Division of Building
and Planning review approval prior to the issuance of any building permit, change of use
permit or certificate of occupancy.
6. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Director of the
Division of Building and Planning/designee, may be permitted, including but not limited to
ZE-2-98
Division of Quilding and Planning Recommended Conditions of ApProval
Page 1 of 3
building location, landscape plans and general allowable uses of the permitted zone. All
variations must conform to regulations set forth in the Spokane County Zoning Code, and
the original intent of the development plans shall be maintained.
7. The Spokane County Division of Building and Planning shall prepare and record with the
County Auditor a Title Notice shall be released, in full or in part, the Division of Building
and Planning. The notice should be recorded within the same time frame as an appeal
and shall provide the following:
a. At least 20 feet of reserved future acquisition area for road right-of-way and utilities,
in addition to the existing and/or newly dedicated right-of-way along Sullivan Road.
NOTE: The Spokane County Engineer is not requiring new dedication along Sullivan
Road.
b. At least 12.5 feet of reserved future acquisition area for road right-of-way and
utilities, in addition to the existing and/or newly dedicated right-of-way along
49'Avenue. NOTE: The Spokane County Engineer has required 2.5 feet of new
dedication along the west 91 feet of the south property line of tax parcel 45231.1353.
c. Future building and other setbacks required by the Spokane County Code shall be
measured from the reserved future acquisition area.
d. No required landscaping, parking, '208' areas, drainfield or allowed signs should be
located within the future acquisition area for road right-of-way and utilities. If any of
the above improvements are made within this area, they shall be relocated at the
applicant's expense when roadway improvements are made.
e. The future acquisition area, until acquired, shall be private property and may be used
as allowed in the zone, except that any improvements (such as landscping, parking,
surface drainage, drainfield, signs and others) shall be considered interim uses.
f. The property owner shall be responsible for relocating such uinterim" improvements
at the time Spokane County makes roadway improvements after acquiring said
future acquisition area.
8. The Division of Building and Pianning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of special
conditions imposed as a result of approval of a land use action. This Title Notice shall
serve as public notice of the conditions of approval affecting the property in question. The
Title Notice should be recorded within the same time frame as allowed for an appeal and
shall only be released, in full or in part, by the Division of Building and Planning. The Title
Notice shall generally provide as follows:
The parcel of property legally described as is the subject of a land use
action by a Spokane County Hearing Examiner on September 9, 1998, imposing a
variety of special development conditions. File No. ZE-2-98 is available for
inspection and copying in the Spokane County Division of Building and Planning.
9. Approval is required from the Director of the Division of Building and Planning/designee of
a specific lighting and signing plan for the described property prior to the release of any
building permit.
ZE-Z-98
Division of Auilding and Planning Recommendcd Conditions of Approval
Page 2 of 3
. ~
10. A specifc landscape plan, planting schedule and provisions for the maintenance
acceptable to the Director of the Division of Building and Planning/designee shall be
submitted with a performance bond or other suitable guarantee for the project prior to
release of any building permits. Landscaping shall be installed and maintained so that
sight distance at access points is not obscured or impaired.
11. As per Section 14.806.080(1 a) the following landscaping modifications are permitted for
the development of tax parcel 45231.1353: a nine (9)-foot-wide strip of Type III
landscaping shall be provided along the east and west, adjacent to 40' Avenue and
Sullivan Road, and a five (5) foot wide strip of Type I landscaping shall be provided along
the west property line.
12. A six (6)-foot high concrete, masonry or decorative block wall sight-obscuring fence shall
be constructed along all internal property lines where the adjacent zone is Urban
Residential-3.5 zone as per Section 14.622.365 of the Zoning Code.
13. Any division of the subject property for the purposes of creating additional lots/parcels
shall be reviewed by the Director of the Division of Building and Planning/designee for
compliance with the Spokane County Subdivision Ordinance and all other applicable local,
state and federal ordinances and development regulations, as amended
14. The Division of Building and Planning shall file with the Spokane County Auditor, within
" the same time frame as allowed for an appeal from the final disposition, including lapsing
of appeal period, a Title Notice, which shall generally provide as follows:
"Prior to the issuance of any building permit for any building or any use on the property
described herein, the applicant shall be responsible for complying with the provisions of
the Zoning Code for Spokane County, Section 14.706 (Aquifer Sensitive Area Overlay
Zone). The property which is the subject of this notice is more particularly described as
follows: . . . "
ZE-2-98
Division of Building and Planning Recommended Conditions of Approval
Page 3 of 3
ATTACHMENT C
AGENCY AND PUBLIC COMMENTS
1
• . ,
. SPOKANE REGIONAL HEALTH DISTRlCT
ENVIRONMENTAL HEALTH DIVISION
INTEROFFICE MEMO
DATE: August 27, 1998
TO: Francine Shaw, Senior Planner, Spokane County Building and Planning
Division
FR4M: Donald T. LYnch, EHS II - EHD, SRHD ~
SUBJECT: Proposed Zone Change ZD-2-98 (Ford)
The interoffice communication to Frar~cine Shaw dated June 19, 1998 presents the Spokane Regional Health District conditions of approval. We offer no additional
comment. _
Memos\ZE-2-9S(Furd)/1 h
r
. . ~M E M O R A N D U M DATE: August 28, 1998
TO: Francine Shaw, Division of Zdind Planning
FROM: Br€ims an~therine er~ tor-Tri"vater Utility
RE: ZE-2-98
CC: FII,E
This proposal is within the aquifer sensitive area (ASA). The Guidelines for Stormwater
Management (GSM) requires that impervious area within the ASA must drain to grassed
infiltration area (GPA) swales. The GSM also require that erosion and sedimentation controf
be addressed both during and after construction.
K\S,ormK,1TNP,R1E10ES;G~ 11ze298 dac
m
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W BroadwGy Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 32a-3478
"ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokanz County Planning DepartmenV
FROM Divzsion of En lneering & Roads /JLZ;7(, 9
DATE August 26, 1998
PROJECT UR-3 5 TO UR-22 OFFICE
FILE # ZE-0002-98 /
I-earing 09/09/1998 @ 1 30 #
Review Date @ #
Sponsor/Appllcant HOLLAND FORD (R & R PARTNERSHIP)
Section Township Range 23-25-44
Planner FRANCINE SHAW
Technical Review Date (02/12/1998 @ 1 15)
The Spokane Countv_Engineering Department h"as revlewed the above referenced
application Therfollowing "Conditions oz Approval" are submitted to the
Spokane County Planning Department for inclu.s.lon in the "Findings of Facc,
Conclusions and OYcier/Decislon" should the request be approvea
Prior to release of a building pezmit or use of property as proposed
1 Applicant shGll dedicate 2 5 feet on Fourth Avenue and the appllcGbl-e
radius on Fourth Avenue and Sullivan Road
2 Fccess perm?zs ior approaches to the County Road Svszem shGll he
obtained from the Cc-nty Engineer
3 Applicant shall submit for approval by t~ie Spokane CoLnLy EngineeY
road, drainagz and access plans
4 The appl1canr shall submit for approval by the Spokane CcLnL-y Eng?neef
and the Spo'{ane County Health District a detailed corr-Olned on-site
sewage system plan and surface water disposal plan ?=oY -cnE entire
pro3ect or po=tion thereor if the development is ohasza
5 A pGrklrig pl-an zr-ia t_rdiilC circulation plan shall_ ce sL~~q G-~-
aoorovca r~y zne SDOkGne County Engineer The desicn, !ocGtion Grc:
arrGnge--j=-j~ 0~ pGr'ting stalls snall be in accordanc= ,_E-- szanzGrc
engznee_ 1ncr crzctices Paving or sur-cacinq
J as zoprevee C1, zne Co~-~ 1:•
Enqineer wi11 be required for any portion of the pro3ecz „-lc- , s ta .c~E
occuDiec or t_aveled by vehicles
CC ADO11ca^L 2_LA1ID POFcD & P PARTPltRSKIP)
Enginee-/Su:-- e or
P1a^-1e- " i ICI i:: $c?
A'
~
Page 2
09/09/1998 02/12/1998
ZE 0002 98
6 The construction oi the roadwGy imUrovements stated herein shzll be
accomplished as approved by the Spokzne County Engineer
,
7 The County Engineer has dzsignated a Collector Arterial Roadway Section
for the improvement of Fourth Avenue vihich is adjacent to the proposea
development This will require the addition or approximately 9-11 _`eez
oi asphalt along the frontage of the development Curbing and sidedal'~
must also be constructed
8 Al1 required lmprovemenLS shall conform to the current Stzte o=
Washington Standard Specificct- lons for Road and Bridge constructzon and
other applicable county standards and/or adopted resolutions perzairirg
to Road Standards Gnd Stormwater Management zn effect at the date o=
construction, unless otherwise approved by the County Engineer
9 Roadway standards, typical roadway sections and drainage p1Gn
requirements are iound in Spokane Board of County Commissioners
resolution 95-0d-)8 as amended and are applicable to this proposal
10 No construction wQrk is to be periormed within the existing or proposed
rzght of way until Q permit has been issued by the County Eng?neer All
work wlthin the public road rlght oz way is subject to inspection and
approval by the County Engineer
11 All recruired construction withzn the existing or proposed public rignt
of way is to be comoleted prior to the releasc or a bullding pe?'-nit or
a bond in an amount estimated by the County Engzneer to co\/er the cosz
of construction or improvzments shall be filed wItn Lne Countr
Engineer
12 The County ArtErial Road plan identifies Sullivan Road as z 100 foo-C
Principal Arterial The existzng 1/2 rlght of way wldth of 30 faet is
not consistent witr that specified in The Plan In oraer to ?mplemznz
the Arterial Road P!an it is recommended that G strip o-Lc property 20 in
width along the Sul!ivan Road rrontage be se-L aslde in r~s~rae `!nis
propert_y may be accuired by Spokane County at 'cne tim=- c.,ncn PYz2Z'ld!
Improvemte-nts zre made to Sull,van Poad
m
Page 3
09/09f1998 02j12/1998
ZE 0002 98
13 The County Arterial Road plan idenLifies Fourth Avenue as a 70 foot.
Collector Arterial The existzng 1/2 right of way wldth of 20 feet is
not consistent with that speciiied in The Plan In order to implement
the Arterial Road Plan it is recommended that in additlon to the
required right of way dedication, a strlp of property 12 5 in wldcn
along the Fourth Avenue frontage be set aslde in reserve This
property may be acquired by Spokan2 County at the time when ArteriGl
Improvements are made to Fourth Avenue
14 The applicant should be adJlsed that there may exist utiliLies e?ther
underground or overhead azfecting the applicants proper-Ly, including
property to be dedicated or set aside future acquisition Spokare
County will assume no financial obligation for ad3ustments or
relocation regarding these utilities The applicant should check with
the applicable utilities and Spokane County Engineer to determine
whether the applicant or utility ls responsible for ad3ustment or
relocation costs and to make arrangements for any necessary work
15 The applicant is advised that any new construction on this site shall
require acceptance of a traffic study by the County Engineer prior to
~ any site plan approval or building permiL
m
To FRANCIfVE SHAW (Building & Planning)
CC
From JINi RED (Utilities)
Date 8/24/98
Subject ZE 0002-98 Stage Hearing Examiner Phase
Ford UR 3 5 to UR-22
SS09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed Sewer
connection permit is required Commercial developments shall submit histoncal and or estimated
water usage pnor to the issuance of the connecUon permit in order to estabiish sewer fees
SS12A Appiicant shall submit expressly to Spokane County Division of Utilities under separate cover ,
only those pian sheets showing sewer plans and specifications for the public sewer connections
and facilities for review and approval Commercial developments shall submit historical and or
estimated water usage as part of the sewer plan submittal
SS12F Sewer pians acceptable to the Division of Utilities shall be submitted prior to the issuance of the
sewer construction permit
SS15A Arrangements for payment of applicable sewer charges must be made prior to issuance of sewer
connection permit Sewer charges may include special connection charges and general facifities
charges Charges may be substantial depending upon the nature of the development
UVSO1 Any water seroice for this project shall be provided in accordance with the Coordinated VVater
System Plan for Spokane County as amended
,
~
Spokane County Public Works Department
Division of Long Range P lanning
~
interoffice memo
I)ate 02/02/98 RECEIVED
SPOKANE COUNTY
To Francine Shaw, Senior Planner
cC John Mercer, AICP AUG 2 0 1998
From Allan N deLaubenfels, Planner avIsioN OF euiLDiNG Av0 PIAANtpiG
9Y
RE ZE-2-98
On February 2, 1998, we wrote
Thank you for the opportunity to respond to the above proposal The Division of Long Range
Planning finds the followmg
The proposal is located in the Urban category of the Spokane Counry Comprehensive Plan and is
generally consistent with the policies of the Urban category Further the proposal is located inside the
- Interim Urban Growth Area (IUGA) boundary
The proposal appears to be consistent with the Comprehensive Plan
Nothing has changed that response
~
r
f ~
SPOKAIVE COUIVTY NEALTH DISTRICT
COMDlTIOJVS
a Sewage disposal method shall be as authonzed by the Director of Utilities Spokane County
b Water service shall be coordinated through the Director of UtiLties, Spokane County
c Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane) State Department of Health
d A pubhc sewer system will be made available for the project and indlvidual service will be
provided to each building
e Use of private wells and water systems is prohibited
.
.y `'p ""^-4i~~ • ~'•ya~~~F~ '1~ '..~~r^~'~' {sl~ "~Lww-~"_ i..~-~ 4 :~r ~5~ ~ . Yr~ .~+.~'~r"' x~ ~ •1.+.`.~...~"'F ei
S liav~r„ F~.rancin'QU~i,5.~" r
e ~_.-~~y.~
-,Y-- - "
; From Hemmings Bdl
; Sent Friday February 06 1998 10 10 AM
' To Shaw Francine
; Cc Engelhard Scott Pederson John Harper Pat Kimball Sandy Franz Dean
' Subject ZE-2 98 - R & R Partnership
2 6-98
I received the above referenced application on Jan 30 1998
This project lies in an area of approved soils so a concept drainage plan is not required
I have no knowledge of any critical areas on this site
I consider this appiication to be technically complete
9W
~
,fEB = 19°8
n1vcSloN oF SULC ~ c
A14%
02/10/98 TUE 15 39 FA3 509 892 S?OK.kNE VaLI.EY FIRE DEPT FO 002
ip SPOKANE VALLEY FBRE DEPAR~'i1AE~UT
Spokane County Fire Drstrrct 1
103 ] 9 EAS( SPRAGUE AVE SPOKANE WA 99206-3676 o (509) 928 1700 B FAX (509) 892 4125
R Pc4 Humphdes
G'Net
February 10, 1998
Franc3he Shaw
DePartaent of Building & Planning
1026 W Broac3way
Spokane, &1A 99260
R7-' 2one Reclassificatl.on
2E-2-98 _
The S,pokana valley Fire Department has no obJectlon to this
ProPoszd Zone ILeclassification.
S inc ly P
evin K"iIlex
Fire Inspector
KM/md
~ RECE VED
, AUG 18 1998
,
- = SPOKANE COUNIY ENGINEER
.
S P O K A N E O U N T Y
BUILDING AND PLANNING • A UIVISION OF TNE PUBUC WORKS DEPARTMENT
JAIv1ES L. MANSON, C.B.O., DIRECTOR DENNIS M. SC07T, P.E., DIRrCTOR
MEMORANDUM
TO: Spokane County Division of Engineering; Pat Harper, c/o Sandy Kimball
Development Engineering Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building and Planning; Jeff Forry
Spokane County Air Pollution Control Authority
Spokane Cotinty Division of Long Range Planning; John Mercer
Spokane County Division of Parks, Recreation and Fair; Steve Horobiowski
Spokane Regional Transportation Council; Gien Miles
Spokane County Fire Protection District No. 1
Central Valley Scliool District No. 356
Vera Water & Power Company
Spokane Transit Autliority; Cliristine Fueston
WA State Bouridary Review Board; Susan Wincliell
WA State Department of Transportation; Mark Rowlier
WA State Department of Ecology (Olympia)
FROM: Francine Sha«!, Senior Planner
DATE: August 18, 1998 .
SUBJECT: Review and comments for the heariilg of September 9, 1998 at 1:30 p.m.
ZE-2-98
Description: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) on approximately .93 acres for a professional/law office.
23-25-44
Sponsor: R& R Partnersliip c/o Holland Ford
Note t)iat the application, maps and Environmental'cliecklist were r,reviously circulated to your
agency.
f'lease review and return any comments tc; me by August 28, 1998.
kc .
Attachments: Notice of Public Hearing; SEPA Determination & SEPA Checklist
~
1026 W rsr Br.On uti,,%y AvE.Nur: • SPoxANE, WASHINGTON 99260
I'[ iONi:: (509) 456-3675 • Fnx: (509) 4564703
TDD: (509) 324-3166
. i
4
r~
►
OFFICE OF THE SPOKANE CDUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-4170 (509)456-3600 Fax 324-3478
••ENGINEER' S CONDITIQNOOF APPR4VAL" ZO
TO: Spakane County Planning Departmen ~
FROM: Division of Engineering & Ra~.ds
DATE: August 26, 1998 J~•
PRC7JECT; UR-3.5 TO UR-22 flFFICE
FILE ZE-0442-98 /
Hearing: 09/09/1998 @ 1:3(] #
Review Date: @ #
SponsQr/Applicant: HoLLAND FORD (R & R PARTNERSHIP)
Section Township Range: 23-25-44
Plariner : FP-AN'CINE SHAW
Technical Review Date: (02/12/1998 @ 1.15)
The Spokane County Engineering Department has reviewed the above referenced
application. The follQwing "ConditiQns af Approval" are submitted to the
Spokane County Planning Department for inclusion in the "Findzngs of Fact,
Conclusions and arcier/Decision" should the xequest be approved.
Privr tv release of a building permit or use of prvperty as progosed:
1. Applicant shall dedicate 2.5 feet on Fourth Avenue and the applicable
radius Qn Fourth Avenue and Sullivan Rflad.
2. Access permits for approaches ta the County Road System shall be
obtained f rorn the Cc'-:nty Engineer.
3. ,Applicant shall submit fQr approval by the 5pakane County Engineer
road, drainage and access plans.
4. The applicant shall submit for approval by the Spokane County Engineer
and the Spakane County Health District a detailed combined on-site
sewage system plan and surface water disposal plan for the entire
proj ect or pcrtion thereof if the developrnent is phased.
5. A parking plan and traffic circulatian plan shall be submitted and
approved by the Spokane County Engineer. The design, locati.on and
arrangement af parking stalls shall be in accordance with standard
engineering practices. Paving or surfaciny as approved by th€ County
Engineer will be required for any portion af th.e project which is to be
occugied or traveled by vehicles.
CC: Applicant HOLLAND FaRD (R &R PARTNERSHIP)
Engsneer/Surveyor -
Planner FRANCINE SIi"_•.•
Page 2 ~
09/0911998 02/12/1998
ZE-0002-98
.
6. The construction of the roadway improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
7. The County Engineer has designated a Collector Arterial Roadway Section
for the improvement of Fourth Avenue which is adjacent to the proposed
development. This will require the addition of approximately 9-11 feet
of asphalt along the frontage of the development. Curbing and sidewalk
must also be constructed.
8. All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge construction and
other applicable county standards and/or adopted resolutions pertaining
to Road Standards and Stormwater Management in effect at the date of
construction, unless otherwise approved by the County Engineer.
9. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners
resolution 95-0498 as amended and are applicable to this proposal.
10. No construction work is to be performed within the existing or proposed
right of way until a permit has been issued by the County Engineer. All
work within the public road right of way is subject to inspection and
approval by the County Engineer.
11. All required construction within the existing or proposed public right
of way is to be completed prior to the release of a building permit or
a bond in an amount estimated by the County Engineer to cover the cost
of construction or improvements shall be filed with the County
Engineer.
12. The County Arterial Road plan identifies Sullivan Road as a 100 foot
Principal Arterial. The existing 1/2 right of way width of 30 feet is
not consistent with that specified in The Plan. In order to implement
the Arterial Road Plan it is recommended that a strip of property 20 in
width along the Sullivan Road frontage be set aside in reserve. This
property may be acquired by Spokane County at the time when Arterial
Improvements are made to Sullivan Road.
I
Page 3 '
09/0~,4/1998 02/12/1998
ZE-0002-98
,13. The County Arterial Road plan identifies Fourth Avenue as a 70 foot
Collector Arterial. The existing 1/2 right of way width of 20 feet is
not consistent with that specified in The Plan. In order to implement
the Arterial Road Plan it is recommended that in addition to the
required right of way dedication, a strip of property 12.5 in width
along the Fourth Avenue frontage be set aside in reserve. This
property may be acquired by Spokane County at the time when Arterial
Improvements are made to Fourth Avenue.
14. The applicant should be advised that there may exist utilities either
underground or overhead affecting the applicants property, including
property to be dedicated or set aside future acquisition. Spokane
County will assume no financial obligation for adjustments or
relocation regarding these utilities. The applicant should check with
the applicable utilities and Spokane County Engineer to determine
whether the applicant or utility is responsible for adjustment or
relocation ccsts and to make arrangements for any necessary work.
15. The applicant is advised that any new construction on this site shall
require acceptance of a traffic study by the County Engineer prior to
any site plan approval or building permit.
r
e ~
N(]TICE [)F PUBLIC HEARING
SFt7KANE +C[]UNTY HEARING EXAlVIINER
TCI: All interested persons, and vwnersltaxpayers within 400 feet
YCIU ARE HLREBY NQTIFIED THAT A PUBLIC HEARING WILL BE HELD UN THE
L,AND USE APPLICATION LZSTED BEL()W, AS FC)LLU'WS:
Application: File NQ. ZE-2-98; Zone Reciassifrcation frorn Urban Residentiai-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) on approximately ,93 acres for a prvfessionalllaw office.
Hearing Date and Time: September 9, 1998 1.30 p.m.
P1ace: Commissivners Assembly Ravm, Lower Level, Spvkane County Public Works Building, 1026
West Brvadway, Spokane, Washington.
Applicant/Owner: R. & R. Partnership, 12518 E. Newman Lake Drive, Newman Lake, WA. 99025
Qwncr's Designated Contact: Holland Fard, ISSOI E. Jackson Road, Spokane, WA. 99016, (549)
924-2400.
Aadress and Locntion: 15423 E. 4"' Avenue. Generally loeated on the narthwest comer of the
intersectian of 4`t' Avenue and Sullivan R.aad in the NE % Qf S. 23, T. 25 N., R. 44 EWM, Spokane
County, Washingtan.
Comprehensive Plan: Urban.
Zoning Designation: Urban Residentia1-3.5 (CJR-3.5).
Environmental Determinativn: A TJetermination of Nonsignificance was issued by the County Division
of Building and Planning, as the lea.d agency. The official comment period ends 9-7-98.
Related Permits: None
DiVision of I3uilding & Planning Staff: Francine Shaw, (509) 456-3675
HEA.RING EXAMINER PR+DCEDiIRES
Iicuring Pracess nnd Appenls: The hearing will be conciucted under the rules of procedure adopted icl
Spokane County Ftesolutivn No. 96-0294. Ali interested persons may testify at the public hearing, and
may submit wxitten camments and documents before ar at the hearing, The Hearing Examiner may lirnit
the time given to speakers. A speaker representing each side of the issue is enGouraged. Any appeal of
the Hearing Examiner's decision will be based on the record established before the Hearing Examiner,
pursuant to County Resolution Nas. 96-017 1. Enwironmental appeals wil1 follow the same procedural
route as the underlying actian. All hearing vwill be conducted in facilities which are physically accessible
ta persans with disabilities. InsPectipn of File, Capies of Documents. A 5taff Repvrt will generally be available for inspection
seven days before the hearing. The Staff Report and appiicatian file may be inspected at the Spakane
County Division of Builtiing and Planning, V Fioar Permit Genter West, Public Works IIuilding, 1026
West Broadway, Spokane, WA, 99260, between 8 a.m. and 4 p.m., weekdays, M-F, exceFt halidays.
Copies of dacuments will be made available far the cost of repraduction. If you have any questions or
special needs, please call the Divisian at (509) 456-3675. Send written camments to the Spokane +Cvunty
Division of Building and Planning, 1426 W. Broaciway, Spokane, WA, 99264, Attn: Francine Shaw, ZE-
2-98. Motions must be made in writing and submitted to the Spvkane County Hearing Examiner, 3"
Floor, Public Works Building, 1026 W. Broadway, Spokane, WA, 99260-0245.
~
t ,
. DETERMINATION OF
NONSIGNIFICANCE - "DNS"
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
RESPONSIBLE OFFICIAL, JAMES L. MANSON, DIRECTOR
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
I+ ILE NUMBER(S): ZE-2-98
DESCRIPTION OF PROPOSAL: Reclassification from Urban Residential-3.5 (UR-3.5) to
Urban Residential-22 (UR-22) on approximately .93 acres for a professional/Iaw office.
APPLICANT/OWNER: R. & R. Partnership
12518 E. Newman Lake Drive
Newillan Lake, WA. 99025
OWNER'S llFSIGNA't'ED CON1'ACT: 1Iollarici Forci
15501 E. Jackson Road
Spokane, WA. 99016
(509) 924-2400
LUCATION OF PROPOSAL: Generally located on the northwest corner of the intersectiol~ ~
4" Avenue and Sullivan Road in the NE '/4 of S. 23, T. 25 N., R. 44 EWM, Spokane Coun~
Washington.
LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
DETERMINATION: The lead agency for this proposal has determined that it does not have a
probable significant adverse impact on the environment. An Environmental Impact Statement
(EIS) is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a
completed environmental checklist and other information on file with tlie lead agency. This
nformation is available to the public on request.
~ i'his DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for
lt least 15 days from the date issued (below). Comme ts rega'rding this DNS must be
submitted no later than 4:00 P.m., September 7> 199~> if theY are intcnded to alter the DNS.
A11 comments should be sent to the contact Person listed below.
I3y: Francine Sllaw Title: Senior Planner
Pllone: (509) 456-3675
Address: Spokane County Division of Building and Planning
West 1026 Broadway
Spokane, WA 99260-0050
DATE ISSUED: ~-'ZY , 1998 SIGNATURE:~ awj/lo
, COMMIIVIS REGARDING ENMRONMQNTAL CONCFItNS ARE WELOOME AT THE HEARING.
APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the
SPOKANE COLTNTY DIVISION OF BUILDING AND PLANNING, 1 st Floor, West 1026
Broadway, Spokane, WA 99260. The appeal deadline is ten (10) calendar days after the signing
of the decision to approve or disapprove the project. This appeai must be written and the
appellant should be prepared to make specific factual objections. Contact the Division of
Building and Planning to assist you with the specifics for a SEPA appeal.
This DNS was mailed to:
1. WA State Department of Ecology (Qlympia)
Z Spokane County Division of Engineering; Pat Harper
3. Spokane County Division of Utilities; Jim Red
4. Spokane Regional Healtli District; Steve Holderby
5. Spokane County Air Pollution Control Authority
6. Spokane County Division of Parks, Recreation and Faii-; Steve I-Iorobiowski
7. Spokane County Stormwater Utility; Brenda Sims
8. WA State Boundary Review Board; Susan Winchell
9. Spokane Regional Transportation Council; Glenn Miles
10. Spokane Transit Authority; Christine Fueston
11. WA State Department of Transportation; Mark Rowher
12. Long Range Planning Division; John Mercer
13. Fire Protection District No. 1
14. Central Valley School District No. 356
15. Vera VVater Powet- Compa11y
~•r ~r ~j► r_~ II
SPOKANE ENVIRONMENTAL ORDINANCE
SECTION- 11,10,230 T1-
.
Hi :GEI'VED
SPOKANE COUNTY
'JAN 2 6 1998
DIVISION OFbUiLD1NGAND PLANNING
''Y:
SPOfUNE E!(ViROKKEM11lL OkOINANC£
(YAC 197-11-960) Section 11.10.230(1)
Envtronmental Checkllst
File Na.~ f7{ C~o
Purpose of Chetkliit:
t
The Statt Enviro nsental poltty Act f$EPA1 thaoter 47,21C RLU, reQUires &11 qovernn~+tal aqtnCles [o consider the envirorxnental i~aoacts of & proDOSa1
before rotinq riecisions. An Environaental Imoact Statemrnt IEIS1 must be preoared ~or a11 pracasals vltn prooablr signtficant •dverse tmpacts on
the Quality of Che envirOmenC. The DurDOSe of this ChlCkllSt 1S to Drovide infOrn►at10n to hl10 you and tht agenCy identlfy impaCtS fron your
Drooossl (anE to rcduce or avoid inpacts froa the proposal, if 1t can pe done) and to help tne aqency oeciae rnetner an EIS is recuired.
Instructions for Applicints:
This environ.entai thedclist asks yau to deSCrlEe Sooe basic lntoneation •bout your DropaSil. Governoencal agencies uit this cneckiist to determine
vheLheT the enviranaencal impicts of your proposal are slgniflcant. redulring preparation af in E:S. Ansrer the questions briefly, rith the most
preCise fnfornation knorn, or gtve tne Deit destription you Csn•
You nust ansvtr each pvestton aCCUritaly •nd Csrelvlly. to the best o/ your kn w ledge. le+ nwst cases. rau ihould be 1C1t to ansrer the questions
frOS y0ur 0wn ObServltlonS or prO,jeC[ plani rlth0ut Cht n!!d t0 hirt exDlrti. If y0u rlaily d0 n0t knOr th! •niver, Or 1/ a putStiOn COes nGC a001y
to your proposal, vrfte 'do not Icna+' or 'does not aODly•~ Comolete ansrers to the qw stlons nw aay avo/d unnecessary delays later.
Sone puestions ask aDout governnental regulattons. Suth is tonlny. shorellne. and lindnark designationi. Ans►rer thtst yueSttons if you can. If you
have Droblems, the goverrr.ental agenCles can assiit you.
Thf ChoGtllst Oueitions aDD1y t0 s11 Oarts Of your DropOfa1. tven 1f You D1an CO CO CAera ovef a perlod 0f t1me Or on d1/ferent OarCe1s Of 1and.
Attath any additional lniorsatton that rlll CeSCriDe your proDasa1 0r itf envlronetntal effeCtS. Titt agenty to r M ct+ you Subm/t thit Chetkllsc may
ask rat to t:alatn pour insrerS ar provide adCltlonal 1nfonsatinn reasonably related to deter*3ining 1/ Chert nu y bt slgnffltant adverse imoat*_.
l'sc of cAectlfst for nonoroject prooosais:
COmOlett LAiT CheCkllit for nonprOjlCt pr0001&1t, lvtn th0u9h OUlSLiOnS Aar 0e anSrered 'd0lS not 10Dly'•
iN 1►OOZTIO14. c ajvlete the SUPffLEMENTAL SHE£T FOR NOMOROJECT ACTIONS(Part Q).
For non0roject aCtioni. the references in the CAeckllst to the w►Cs 'Droject.* *ao011cant,' and 'DroDe.ty or site' Should De read as 'Aro0osal,'
'proposer,' and 'affected 9eoqrao►+1c arei.' resDCCtlvely.
A. BACXGROU!'ID ~
1. 'ISme of DroOOSed project. if &ODl{caDle:
~
~ .
2. '1ase of ApQlicant- ~~[i~i .
3. Addr.ss and Rhone m-m0er tf aoD1lcant or ontact person. v u+f
~
4. Datt CNectlist prepared: / <1 - '
S. Aqenty reQuesting CAecklist:
6. Prooosed tlsinq or s0eCule fincludlnq oRaslny, if +oollcaelel: J -
7. a. Oo P h ave any plans for future addltions, e=panslon. or further actlvity reiated to or ConnecYed rith thls DropOSal.' If yes, exDiain•
a
b. Do you ovn or have optlons on land n a roy or ,ej,ceni.co cnt; proposal? !f yes. explaln.
~~j
8. List •ny environmrntal infonmtton you tnov about that has been Dre9sred. or ti111 be prepared, d1reR lr n lated to this proposal.
~
~ Rer.2/1/88 ~
i
. . ,ro,c„r,L r-vv 16M.r.u. oYStruaa
(VAC 197-11-960) Seetion 11.10.270(1)
D11L'xC20Q1tD (coa[lcuad)
9. Do Tw 1mw vhethuc appllestiooa •re peodln= for go.ernsencal •p9ro+e1• c( ocher Propoaals dSreecly •ftecclns the propatty covered by rour
pcoposal'• Lf 7es, explala. ~
~
10. List ac7 governaent aqyrovali oc pernlcs that v111 De needed tor your proyosal, t: Imown.
CC
rYi ~~-rt~~S r
,
r ' -P n
~ wf ~rt' 1oP
11. Gtve a briit, tarDlate dencripclun of rw r praDo u 1, l~tludlns the proposed uses •nd t!w sise oi the proJect •nd tlce. "':tiete are several
Queetioaa L cer in this cAecYllst thac asti y ou tc desettDe carcaln sspect• o[ r wc propoG&l. Y w do no[ netd to repeat thooo ansvers on thL+
~ r
s l .
~J t
i
1:. L.ocacioa of the proposal. Glvq sutticlenC Sntotsaclon {oT a pacoon co undecscand the precis• location [ your pro o~ed pro}ecc, tncludln~ a
acceat address, i( any, '#.nd sention. tovnshl0 •od sangs, L! 1Lnw►. Tt i pcopoaal vould 4.ccur over •rang• o! •rea, provtde the ran;e or
boundaries of the slte(e)• Prc+v1A• + leRal descriptton, sStt pl&n. rlclni[r saD~ and taPairaP~c mAD. 1f reasoerDly avatlable. Jhlle you ~
•hould subslc any plao• requlred py the agencr, yau •re not requlcad to duqlttac• sap• oc decalled plans su0attted vith •ny permt; spOllca[ton
celiced co chl• c►+actllsc.
~~7 J
.~c~cu
/
lS. Does the proposed ae[ton 11s v1t11o the Aqui!or Sonaic:ve krsi (ASA1~ 71he GnaTal Sever Servlee Arta' 71►e Prtortty Sewer Servtce A:ea' 'hc
'lty oI Spo e'. (See: Spo{cane C?unty's ASA Ovecl.ay Lon• JkC:as for `souadartes)-
1,~' fu
-a sc corQtr_±a nT ArrLiu.r.
S. crvtsomw:*-.u. a.~^srrs
Evslwtlon For ~
~l4ol Aseatr Use Only
1. E.~P.-1
a. Censral descrtpclon oi the •ite (ciTCl• oee) !Lc tollittg. 1►illr. steep slopes, souotainws,
oChsT:
b. 'n+at ta the stoepeat slops on the slc• (sppro:iaace percent slope)'
c. 'fhat 560mral tTpas of solls ace (ound oa the slte (for ssasple, clay, saad, Scavel, poat, sutit)'.
If ;rou Vunov ct+~ c s~~lficacidb o asriculcural sotL, speci!y th+s •od aoc• •ny prive lanl+ad./ ~-t1
L
oe
d. Are chor• surface indicatloos ot hlscon ot unscabl• soils in the Lscdiats vicini[y' If so,
de.c-tb..
1~ ' `j ~'f t-71.~, ►~c~ ~C`~
rl /►t-'~ /C'~
i
i r
5POliAHE EMVTRQT+MEl1T71L ORDIMANCE
(wAC 147-I1-960) Seetion 11.10.t30m
B. ENV1Rt1fMElITll1. £LE}1ETITS{coniinurd} Evaluatlan For
xgency Use anly
C. ne:« ibe the purpose, type, and A Proxienate quantlties Of anY ft111ng ar grading proposed.
indicate sourte of
f. Cauid fros'an accur as 8 rrsult of tlearing, Can3tru+Ctlvn, er use? 1f so, ganerally deatribe,
~
' ~r~~►~ ~ ~~c~~
- ~ ► ~s ~~~fzwcokon
~51 ~►r~'i ~ 6t
g. About .rnxt perceni af tne slte r11 ~ iae tnvered rtth impt+wious surfscaS after pFD~CC'C tnn3truc{ 1,)„ ' C)
L,an (fer exar,Vla, asR~+a1t or tsui1d1ng31? ~y~!
-je~
h, PropaSed meaturei to rtduce ar Control ero n, or athcr impat:s to the earth, if any: ~y,0~
z. aru
A. What type af enissipns ta tne sir rauld result frcrr the prropos+a [i,e., dust. +usamnhitit, odors
induscri;l, ,saod 3rnoxt) durinq conetruetion and xne,s the 9ro]eCti Is cincleted? If +rry.
gpnr~-a1 f y desc'1br and give loarax imate 0uint ltts +I tnorn, cou I r~
~f
~ Ul) ft-w.a6 I-e
~~"ja.
p, Are Lhere any off-site Sourtes af ~iss1nns v* odor L~+at nuy Aftec: Ya+r DraRCS~►1? 1f su, {>(l1~~++
genrrzT]y Cestribl.
/Lo
a~
C. PrOposed measur t reCuce ar Cantral e~efssions or ather inqscts to :ir, if any:
, ~ ~A c7/qV
~
~ ~rC - It~rce
. CO d. A
3. uATER ~J, ~ Y')~ ~ -
A. SurfaCe: ~
11) Zs there any surfjce rater k~ady an ar in the f~aed4tte viclnlt+~ af tne stte lnciu4ing yrar- ~
rvund arta se:sanal streams, saltw ter, ltkrs, oonds, r+ctlands1' If yes, desCrfpe type anC
prorfile namts. 1 sPpraprlite, State rhi[ streaA ar r~iver It I'lars intm•
~ll . t?-
~ ,
,
~,~1/~ 1., A r~~
d2f V?11 the projec: reaufre anr +~srx arer, €n, ar adjacent to (++1t!sin 200 fret) the described
ateri' If yeS, lease descriEe and at:un ,trai}able plrns. ,/''1~
~1~~ Ca)-~i c vn
~
Al
3
~
srowa nrvtRo'tWL4TaL owteMCz
(aAC 197-11-960) Sect1oa 11.10.230(1) ~
D. LTlVIROtAQYi11. L1,MM" (COnclnued)
Evaluacion For
Ag
.~~y u.. o~r
(7) Escl~te the asount o[ Il11 and dred{e ~terial Cluc wuld ~ pLeed tn or removed (ro• the
•urtac• water or w tlands •nd todicate the aru ot the •ite citit ww ld Oe •(tecced. Indtcace
the sourc• o( tlll materlal. 11
Ir
(4) vtll the proposal ritduire surfaee v cer vlthdrsvals o[ d1veCslorv' Clw a =oodral descrlp-
tlon, purpose, and approxtaate qu~nticles, i! lcnovn.
/
(5) Does the propoeal 1S~ ithln • l0o-yur llood plaio' I( so, noce loutioa on tM sLte pla
~
~S aa 1 h 2&)eC
(1) Dw s the propos~l tnvolv ~n~ Iisclu r=es o/ vu t• aacerial• co surlat• vaters' I! 00, CkA'- e l/Dl-.l
~
descrlD• eh• crpe of veac• an anciclpaced volum of diselu ne.
~ ~
1
e. cro„na:
(1) 'J111 ;roundvater be vtch ravn, or vtll v■cer Dw d:schar{ed to ;roundvatrr' Clve teneral
decc'.iption, • ~ '
purpos~, and •ppr lnac• Quuntitier, if lmovn. ~
IV49
~t_
m ~
~ o
Descrtbe wasce aacerial tluc vill bo discharged loco cAr Srouod [rom sepcic cank• or ocltir
sanitary vaate cruomoc facillt7. Descr1De the jentral alse o( the srsts, the eumbor ol
houses co Oe seneE (1f appLlcab1e) or the numb+c ol pertoos the sysceo(s) •[e •:pec[ed to
setve. J r 1 / /y
~-~J - ~ . ~ - ~e~r, w►. ~l
(3) Desecibe •ny •rscess. ecMr chao thos• deslgoed for the disposal of sreltary vucs, c
lascalled tor ch• purpose of disclurglo= t1uLde belov tAo =rouod surtae• (lotluds• ~stsa• sueh
chos• tor [ M dlmpou 1 0[ dcors vscer ot dra1oag• lram lloot draloa). Domeribe el+e tyye ol
a Ye«s, tho • wuac of oaterial to ba disposod ot through the •rscn and the cyyes ot aaterial• t
llkelr eo be dlapossd ot (lneludins aaterials vhieh may eocer the r7scem toadh rtaatly thr wgh
eDt:1s or •s s resui/ firefighclng •cilvitlt.O.. •
(4) Will sar eheleal• (espeelally orgaaic •olveots oi petroleum !uals) 9e stored !o above-
arouad or undetground scorage canlu ' If •o, vfue tTpe• aod "oclcies o( macer1a1• vill De
stored?
Y •
~
. . Sror.An r-4VrFr13xMv-Ar. osnayx.YCZ
{VAC 197-11-460} Seecion 13.10.330(1) r
B. LFV7 kQNMET1TAI- LI-E?2.r"5 { e ont i nued )
=Y;]tiaCZ.OS7 For
Agenc7 UNe On,ly
(5) Whuc pra[eetive oearurer Vtll be s4k+n [u lasure stuc la ks or sqLlls of anr che+alcals
scared or uscd an otte vilt not 6e ■Lloved tu percolace to graundvatrr (this tnelud:i narrures
ta kerp e1eaLlcals w c f sporal systrr■ described in 7b(2) atbl 3h(7)!
(b7, ( c-)h C?a fl)
x,
~
e. Vsstr RursoE: (tncluding 4tarea vseet):
(1) LkscrLbe [hs •ource oi runol: (lncludLn; szara vacer) sad aatfod af cab2ecciae And dirpossl
L~ any (includ• qwncteies, known). uhere vi1l this +s[ar fkav. W113 Lhia ~CRC Clov lnca
actaer vrcera' Tf ■o, der rlba. ~
• ~ u~ ~
~c r~. ~ rj(~I/
L
. . - ~ ~ ~ ~
...tf~l sny ches1eals De aeorted, handied or wad an th+ aice [r a 1autlan wfeert a spiil ar l`
lcak vfl2 drafn to lUffa[E or gravndvater or [o a ■tora vatrr dlspaarl rrsCS hcschar;tng Co
rurfacr or grovnttvs[er' r]
~
/,~~I~ ~
_ r 10h)
~~tG~'►~ J C , ~
f71 Cauld waste satrr:al encar ground or sVr[aee ~acata.' il ao, genKrally dEscribe.
~eiltr1nq
S ~ - ut v-e_ol
9. Yropnsed :seceures ta seduce or cantrol aurtace, gswund, and rvnof!' water Lmpa[ts, tF an7r (if
: the praqo~ed acLic+n j e~ vtthin tha ~.nuif+r S.n.itive Arma be eip+eirll~+ claa~r oa earyvlawcioas ~U~~k~ 4F1
r relating ta Cscili[1 concersi~ Seectons 3b(4), }b(5), aad k(:) at t5+.■ ehneklie[}; /„I '
C,),`~~ (~j~C-~ C.~ i-~~) 4i\D
~
. PLAN;S
s. rhetk or eircie type of retrtacSon fauad on tha gitf: ~
Pd"lC1dUAW! CTlf: R.],tjlf, asple, A4pef1, othfr. ~ ;Ytcllqg~
everQrcen xreec f!r. cedaY, PLne, ocn-mr. ~
Y . rv n. .
■
Zrara.
p4eCure.
crap or $ra4a.
vet soSl p1.ants, ca[tail, buttEreup, b+cllrurh, skualc,ca6ha;e, attier.
wcer planta: %rter 1111y, •ol;rass, ailloLl, ot!er. ~
o[Aet t7pes of re;e[a[lon,
~ ~ N I
b. tfi4c k7,nd afld &arsunt aC xe;esatian vi11 be reroved or alter+rd'
C. Llst cRreaceaed or eadaag/'.~r d■pec:es 'rnbwn tv ba an or nsar ttu a1.te. 4A
~~~•x~ -
y~~~ ifu~o Cr t-~~~
t
d. Proporsd laadreaping, ua• of oa[lve ptaasa, ar aclXer areuures [o prrserrrt or anfunee vegecation
an rhr slce, if any: f~~
l„~.~~ L
~o!
v,
~~~a~
(uac 197-11-960) section 11.10.230c,
B. ENYjROtdMENT11L ElQ1Ei(TS (continue :
:5'..
5. A111t1ALS .
A. Circle any pirds and aninuls rhiCh have been ODServed on 31 near ±h._ 51te or are kna.n to be on
or near the 51te:
Dirdi: hark, herOn. eagle, SongOirds. Other: ~rmmnals: deer, Dear, eik, Eearer, otner: !
fisn: bass. salnan, trou[. herring, shellfish, ather:
otner: ~
D. list any threatened or endangered sp ies n o be on or near the s1te. ,
~
r
' If so. esal+ln. ~~G, /
c. !s tne stte part of a aigratlon routk)14
~
d. DropoSed raNiurlS to 0►'eilrve Or ennaany:
5. EyEAGr ayo vxTURAL R:50UaCES olor
a. W►+ac tiinds of energy (electric, r,atural gas, rood stove, so1ar) M111 pe used to meet the
tne Camoleted Droject's enerqy needs' Oescribe rnc4ner tt rill be used for heating. aanufac-
turinq. etc. ;fN`Y ~ V1,rL1/ U,~
CJ~~ ~ \ ► 1 ~>7~.i
✓ ~ s~d s~r~
Would your prOjec: affeCt the ;otent1a1 uSe Of Solar enerqy by •djatent pro0erttes? If so,
generaily desCribe. ~
~
C. whai tinds Of enerq,r COnserviti0n features are tntluded 1n the plins Of [hts OropoTal' L1SL
otner proooseC measures to redute or tontrol energy tnoacts. 1f anY:
7. EyYtROMME'+'al HE,ILTH
a. are Chere any envlromental neellh hi;lr^.S, 1nc1udfng ex~oosure !o !ox!c cnemlc3ls. rtst of f!re
ana exclosion. soill, or haz~.-: . . . . - , . . - . - .
describe.
r SIOIU.R LYPI14!'Q2Nl11. 0g'JI`IAl1CL
(YAC 197-11-960) Section 11.10.230(1)
D. CiVI1tOHlQ:T'JL LL.4Q.Yf5 (coatioued)
Craluatlan FoC
1enc7 U~e Onlr
E::VLAONM:^1U. HLAL-A (cencinwd)
P[oposed aeaeure• to duce o~ntrol •avlcomwnc►1 dsaltfi hasatds, if ao):
~1 ,
D. Vots~: , lX 1 ~C
(1) Vhac crpas ol oolse •sist ln the •rea vhich tiy aftgct yout P[ojacc (tor •iasple: ttaftlc, ~Ic ~/1i1~ ~ Q
~ ~~~lJ (
eQulpeMnc, opecatlon, ocMr'
~ n Su jVCV-) ~,)a)~ ~
A/emLD,
vhat type• and levels o( aoiae vould W ereaced try or a uociaced vith cFu Project oo a /
shorc-ceca or • lons-ters basls (tor esaaple : creIfic, conscrucsion, operacioo. ott+ar)' Indicac• I
vhat houss nois• vould co« from t slie. ~~/y~~-{~ ^}~rr ~I ~S ~,Cji
V/ 1
> 0, P~n4 4
ClerOk~ j/
Proposed warurt co reduce or e ~crol nolc• iepacts. Lf •e7: . ~
~ll~/
. ► ,
r on~ ~
cc,5~-rucp,r) ) n Y161'r
8. 1A.:D AND SHORE:.:':L USE r~~f~lJ~!
A. LTac t• the curtent we ot ha sLCC and adjscen[ ropsrt t§' / I.~
r
L lX
cffa CGoS!
0. Ila$ the sice Deen used !or a4T culcuro' 1f oo, dowtr1Do.
►~.a
'~liu
,~uSi h _ S ul~ « U~.~
.
c. Descrtbi any •irucsurn•*oo ih• •lis.
duf
. ~x~
d. vt11 •ny scruccures 0o desollsned' I( •o, vhlcl~' ' . ~
v1.at !a cro curraot soal~ e2 sificacioe of thw •ice, • hlh
. ~
f. WNac io the currecc emprel+snsiv pLn designacioa--b[ [ •ice.' / • -A I~
j
/ J
g. Lf appllca6le, vhat tfi* cur csfwrelln• master ptoftam doeisoacloc ot the aict'
• ,
' ~ • I ^
h. Has aoy parc of cht slc• DNn classitied •s •n 'enn'lsciwntall) N"![S..- .t... tf .a. 0 ~
CCn l 1r ~Yl 1-S
spee l iy . J^~(^7 .1 I
C~v~
~
L. Approslsately how aan7 poopi• ould caslde oc vaclc ln the eomplecod project'
1
7 ~
STOF.A.YL L'T7:30!L''"TTJL C!DI`(AYC~
(4AC 197-11-960) Sectloc 11.10.:300?
S. QIVIRONlQ1rTJ1. II.M¢:~ZS (contlound)
.:•+alwclon For
' Aqency Ute On1v
J. Approxlsatel7 hov sao7 people vould the coaplated projecc dlsplac*'
k. Proposed seaiures co aroid or reduce dlsp Leisssot lapacts. if any:
1. Proposed aeasure• co ensure tlre pTOpasal i• eom9ac1D1e viCh ssie[Sns •od projected Lnd uae• aod
plans, 1( any:
am- ~a~ c~ l 11~ ~ll
~
pp
9. HOUSlYG
a. flo 1 hov ~ny units vould De provlded, 1t any! Iodicat• vhetMr 1►i=It-, alddlr, or
r lntor hous eti.
b. Approsioately hov mny ualts, !f any, would b+ •lininaced' Indiuc• vhrcAer hish-, middle-, or
lov-tntoat housles.
G- ,
c. Proposed aaawre• co reduee or concrol 7ou.inS :■p.c:s, ar.i:
10. ALS:ti£:IC1
WA.c ts che call..c h•1`hc ol •ny proPosed scruccure(e). ooc laludiat •uceaus' Yfuc le cM , an~~ ~ If/~ /i1•!
princlpal e:tertor Ouildlng astecl&l(s) proposed' CGM
ds.
~
_C~~`-1('
D. tJAat vtev• in che lmedivtcloSCr vould .g altered or obsccuctedt ~ [ )O~ OvI
( b
i
c. Proposed wuure• to re e or coo[rol aestlticic Lapecss, tf .ap: ~
J~11'lLlai ~ , ~
LLiti Ne
11. I.ZCH' A.YD G1L►RL
'fia< <ype ot 11=ht or jLre v111 ttse propoaal pce4ues' .71+at cLw of da7, vould tt aalnly oeeur! t(~./
IOC SL~~ JV~
b. Could light or ;Lr• from c1u [iaished yro}ect be • iLa(ocr h&sard os incerfac• vlch •iavs'
• !~r~~~ ~ C .
~
c. Vtut •:locinlg o(f-rlt4 swrce• oi liIght or gLr• wy altect )w[ pcoposal!
~ ~/c o c
-~►2~~ ~ 1
d. Proposed saasuru to ceduc• or cocttol ilght •od gLr• ts9acco, !i anys
► Q-~ ~ ,S~ h ~ ,
~ ~Fnec tYc'~' ~ I'i
1~~~ .'r~I ~ , k ~
~~~~)I 1r~t~P►~tC.~r c?~ '~lr~_P ~ S~aUp
• r-. , n n•• ' 'Y ~ ~ 1 1 J~Y~C
srown nMWe+¢xcu. osnixN+a
(VAC 141-11-460) Seetion L1.10.230(1)
S. avTaoPOCOuL a.aExrs (C09CiDUfd) Evaluaclon •or
Agency Use Onir
12. RLC7tLA:I08
S. tthac dasl;naced and intoeval cecreaciooal oqpor[uoitic• ace in the lmedisce K cinity!
ll ,~t~~~ ~
~ J
c=
c~~~° tQC~ ~ ~P~!
D. Yould the proposed projeet d1spLee ao7 esistlnt tecrascioaal w44' If so, descri0e.
c. Proposed woures co roduce or eoacrol lspacco oo eecru tioo. locluding [ecru tio w 1 opportual-
clem to bs provided by cAd project or •ppliuat, !t ♦oy:
19. HTS"ORIC 1►ND C4L:VML P1tLSL1tVA:TON
A. Ace ci►ere an7 ptaea• oc abjects llaced oa oc proposod lor oacioaal. scat• or local preseeva- CO
tion regiscers knovn to be oa or oa:t to tM ■it@? 1! •o. Ssnesally doscribe.
e. c.r•:,tly deseriDo any landmarYs or •vldene• ot hiscocic areRaeological. sc L ocillc or eulcural ~
1rpoctaaee lmove to bo oo ot nest co the mite.
c. Proposed aoseures to r4duce or control ispatcs, if aay:
14. 7•7-03FbR7A7LON
A. Idencily puslic scr« ce and highvay• socrtng the •ice Aod descr10+ pfopossd •ceeM to cl►a
exlsciog acr c eyacs. STwron •lcd pLna, lf aay.
y 11~.
~
6. Io •ice eurTentlr •sered Dr 4ub11c tcaaeit! 2t aot, vlut t• c!r •p9ro:isac• diecaec• to tl+e~ ~ .
o u reat craasit •to►1
c. 11ov ouny parlcint spates vould thie tompleted Pro}ett 1+av+1 8ov uvy vould tMu Ptoyeet a1lsleate! ~r
~ ~ ~ ~ `'J1~ • c~c1 w
- ~ ~J ~rK l r t,01 .
d. V111 the ProPoaal n9uts• aa7 aov rords or @cr Mcs, or improv+moots co osiscioa rord• or scr wt• 61167w
`Y
aoc locludlnj driw/v~~ 1 Il •o, $anora117 deacriDe (lodi uco vhocfw r public or prlvace). ^
e Km ~ N %V~ ~ , ~I V' v 1 ✓-P~
a X~1-
~
Vill tha projeec usa (or oceur /a t1a l~drdisca vicinlcl ot) rtot. call. ot alc traoaoortattos?
I[ so. gooarally descriDe. ~
I t
~
9
sroiwn ~loe~axui. oanix~wcc
(WAC 197-11-960) Sdetioe 11.10.230(1) ~
b. L9VI1lONCIMlL LLL'IMi5 (ton[lawd) ~
L+aluatioa tor
AgencT Use Onlr
Aov aanr vehicular tr:p• per dar vould De genetaced hy sl+e caa0lecad projeec! It lmovc,
ladicate vAen peak vould oecur.
S. froposed seasure• to roduc• o eontrol~ns yortatlon lapaecs, lf sojs
15. PlJLLLC SLRYLCLS
a. Jould the project revnl[ le an lacrused nw d tor publle mantcas ([or esruyle, flie Procactioo,
police protection, health cars, sehools; othec)t II go, jonerally ~ K T1M .
~a
b. lcoposed susure • to r uc• ot coociol diTecc Lapaec• on yuDlic senices. V ae7:
lb. L:11.:'TLS
a. Clrcls utll • turrentlr •val L D1• •t e ts: •tciitl ~f►tu=il ~~Ce . (u~•
•ervtce., alfphon• saoitary sawt, c1c ~7r~c ot
b. Describ• [h• uc111tLer CMuc •re proposed (ot the pcojec[. the uclllty providlng t1r stcric• •nd
cho ;eneral consctuctlon •ccivltiao oe t1» sice or ln cf» iuaedisto Kcinit? vRieh sltht D-a
aeeded.
C. SIGNA:UII[
I, tA• undersigs+ed, wvaor ucdor the poealty of perjury cfut the •Dvvo' resVode• •T• rAo [tuthtullr aud to the Eest ot ay Yawi*djs. I slso
uodecstaod tRac, atiou.ld tl+era De aoy wlilful d sreyr%soucacion or vllllul LcY ol tull dlselosure on ey part, the • en may vichdrav •ny
deceralnacion of nonnignilics x• ChaC lt dght lssu+ la rsllaoce upoe Lhl• checkllst.
~ o0oeoet
Dacs: 9 h
(T1su• WTIOC[ 27Pe
PTOpOMtlt: ' AddTeM: ,
(Slsnac re)
. ~ - • ~~z5,
rnon.: _
Parsoa eoapleCiag tocs: Date: ~
~
PhoOa :
TOR S?ATI OSC OR1.T ~
Sca[t smebar(s) rovievins eAsckliscs ~ U
Bas i74( •~att ravlev ot tlrr seairooarotal choctlist a~ ochsr portl ac lntenacfas. t!r Kalf:
A. Conelude• chat there are oo prob+Dle •ignifiunt advers• ispacto and recosessnds a deterainatioa o( aoomi6nitieanee.
S. Conclude• thac preDapla signitleant •d wri• oovironmotal lspacts do es.tsc (or cfti current propo ul aod reeommrod• a sitigscod dacer-
aination ol ooaaIenlflcaoe• vich coodltloos.
C. Coaeludes thac CMcs ac• prodabl• sltttilluot •dv.rm• snwiroomontal isoaets aod nccaaods a determloatlon of s!`nifluoee.
T11.I7MG Tfi - S75.00
10
' A
RECEVED
~ JU
N 0 9
S P O K ~998
c o u rgP¢~~~~ ~t1
1111Y ENGINEE
BUILDING AND PLANNING • A DIViSlON OF THE PUBLIC WORKS DEPAR7MEtiT ~
JAMES L. MANSON, C.B.O., DIRECTOK DEMVIS M. SCOTT, P.E., DIREC'TOE:
MEMORANDUM
DATE: June 9, 199$
)ivision of Engineering and Roads - Transportation Engineering; Pat Harper
7ivision of Engineering and Roads- Development Services; Bil! Hemmings
)ivision of Utilities - Information Management; Jim Red ~
1;)ivision of Utiiities - Stormwater Uti[ity; Brenda Sims
Long Range Planning Division; John Mercer
Spokane Regional Health District, Steve Holderbv
Spokane County Parks, Recreation Fair; Steve Horobiowski
Spokane County Fire District No. I
Vera Water and Power Company
Central Valley School District No. 356
Spokane Regional Transportation Council
Spokane Transit Authority, Christine Fueston
ti~'ashington State Department of Transportation, Nlark Rolzwer-
\k'ashington State Boundary Review Board, Siisan )t'inciiell
FRONI: Francine Shaw, Senior Planner~
RE: Revised Site Development Plan for ZE-2-98, Zone Reclassification from Urban
Residential-3.5 (UR-3.5) to Urban Residential-22 (tIR-??) for a professional offce
Please revie~v the attachc,~d revised site development plan. Note the follo«ing revisions: location ot
parcel lines as they wiil be adjusted if the proposal is approved, a more comprehensive vicinity map, a»d
notes regarding required screening, landscaping, and utility hardware. The site developmeni plan does
not illustrate the Future Acquisition Area and Right of Way dedication requested by the Division of
Engineering and Roads. This site development plan is to replace the site deveiopment plan circulated tu
your office on January 29, 1998.
NO CC)J1iJlic'I11S are being requested as these revisions should iiot irnpact }•c>ur prcvioiis comrnents.
If N'OU (11Ve 1llti' qUeStiO(1S, vou mav call me at 456-3675, Ext. ? 18.
Enclosures
copy NVithout enclosures to: R& R Partnership
Holland B Ford/Steven 11. Forci
Ntichael C. Phil(ips, Surve,,or
102i; ~~'::,T I3EZ~ ~:,,[_,lv:~, ~:~~u~: • 5[~>~::~.,:[ . ~1'.~~~;t~:~ ;
PEioNF:: (509) 456-3675 • FAX
TDD: (509) 324-
Kimball, Sandy
From Hemmings Bill
Sent Wednesday April 08 1998 3 06 PM
To Shaw Francine
Cc Engelhard Scott Pederson John Harper Pat Kimball Sandy Busko Doug Miller Katherine
Subject ZE 2 98 R& R Partnership Landscape Pian
4898
i received the above referenced site plan on April 8 1998
I see no problem with the proposed plan
i~ ~
O
~
Page 1
!
OFFICE OF THE SPOK:ANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEER'S CONDITIONS OF APPItOVAL." TR-ZONES
TO Spokane County Building and Plann- g Department 1
FROM Divrsion of Engineenng & Roads ~
DATE February 12, 1998
PROJECT UR-3 5 TO UR-22 OFFICE
FILE # ZE-0002-98 / )
Heanng Date @ #
Review Date
Sponsor/Applicant FRANCINE SHAW
Section Townslup Range 23-25-44
Planner FRANCINE SHAW
TechnlcaUReview Date (02/12/1998 @ 1 15)
The Spokane County Engineenn~ Department has reviewed the above referenced application The follo~ving
"Conditions of Approval" are submitted to the Spokane County Pla,nrung Department for inclusion in the
"Findings of Fact, Conclusions and Order/Decision" should the request be approved
Prior to release of a building permit or use of property as proposed
1 Applicant shall dedicate 2 5 feet on Fourth Avenue and the applicable
radius on Fourth Avenue and Sullivan Road
2 Access permits for approaches to the County Road System shall be
obtained from the County Engineer
3 Applicant shall submit for approval by the Spokane County Engineer
road, drainage and access plans
4 The applicant shall submit for approval by the Spokane County Engineer
and the Spokane County Health District a detailed combined on-site
sewage system plan and surface water disposal plan for the entire
project or portion thereof if the development is phased
5 A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer The design, location and
arrangement of parking stalls shall be in accordance with standard
engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be
occupied or traveled by vehicles
CC Applicant R& R PARTNERSHIP
Engineer/Surveyor
Planner FRANCINE SHAW
~ Fage 2 of 2
02/12/1998
ZE 0002 98
6 The construction of the roadway improvements stated herein shall be
aecomplished as approved by the Spokane County Engineer
7 The County Engineer has designated a Collectar Arterlal Roadway Section
for the improvement of Fourth Avenue which is adjacent to the proposed
development This will require the addition of approximately 9-11 feet
of asphalt along the frontage of the development Curbing and sidewalk
must also be canstructed
8 All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Brldge construction and
other applicable county standards and/or adopted resolutions pertaining
to Raad Standards and Stormwater Management in effect at the date of
construction, unless otherwlse approved by the County Engineer
9 Roadway standards, typical roadway sections and drainage plan
requlrements are found in Spokane Board of County Commissloners
resolution 95-0498 as amended and are applicable to this proposal
10 No constructzon work ls to be performed within the existing or proposed
right of way until a permit has been issued by the County Engineer All
work within the publlc road right of way is subject to inspection and
approval by the County Engineer
11 All required constructlon wlthln the exlsting or proposed public right
of way ls to be completed prior to the release of a building permlt or
a bond in an amount estimated by the Caunty Engineer to cover the cost
of construction or improvements shall be flled with the Ceunty
Engineer
12 The County Arterlal Road plan identifles Sullivan Road as a 100 foot
Principal Arterial The existing 1/2 rlght of way width of 30 feet is
not consistent with that specified in The Plan In order to implement
the Arterial Road Plan it is recommended that a strlp of property 20 in
width along the Sullivan Road frontage be set aside in reserve Thls
property may be acquired by Spokane County at the tlme when Arterlal
Improvements are made to Sullivan Raad
1
Page 3 of 3
02/12/1998
ZE 0002 98
13 The County Arterial Road plan identifies Fourth Avenue as a 70 foot
Collector Arterial The existing 1/2 right of way width of 20 feet is
not consistent with that specified in The Plan In order to implement
the Arterial Road Plan it is recommended that in addition to the
required right of way dedication, a strip of property 12 S in width
along the Fourth Avenue frontage be set aside in reserve This
property may be acquired by Spokane County at the time when Arterial
Improvements are made to Fourth Avenue
14 The applicant should be advised that there may exist utilities either
underground or overhead affecting the applicants property, including
property to be dedicated or set aside future acquisition Spokane
County will assume no financial obllgation for adjustments or
relocation regarding these utilities The applicant should check with
the applicable utilities and Spokane County Engineer to determine
whether the applicant or utility ls responslble for adjustment or
relocation costs and to make arrangements for any necessary work
15 The applicant is advised that any new construction on this site shall
require acceptance of a traffic study by the County Engineer prior to
any site plan approval or building permit
Kimball, Sandy
From Hemmmgs Bili
Sent Friday February 06 1998 12 09 PM
To Shaw Francine
Cc Engeihard Scott Pederson John Harper Pat Kimball Sandy Franz Dean
Subject ZE 2 98 R& R Partnership
2698
I received the above referenced application on Jan 30 1998
This project lies in an area of approved soils so a concept drainage plan is not required
I have no knowledge of any critical areas on this site
I consider this application to be technically complete
VC& ~
Page 1
Traf f ic Cbuilts
Road Name Location Leg Count
SULLIVAN at 16TH AVE (END) N 14055
SULLIVAN at 16TH AVE (END) S 13415
SULLIVAN RD at BELLE TERRE AV (END) N 841
SULLIVAN RD at BELLE TERRE AV (END) S 1996
SULLIVAN RD at 32ND AV (END) N 6517
SULLIVAN RD at 32ND AV (END) S 3032
SULLIVAN RD at 24TH AV N 9235
SULLIVAN RD at 24TH AV S 10719
SULLIVAN RD at 8TH AV (END) N 16379
SULLIVAN RD at 8TH AV (END) S 15295
SULLIVAN RD at 4TH AV S 16145
SULLIVAN RD at SPR.AGUE AV N 29738
SULLIVAN RD at SPRAGUE AV S 20648
SULLIVAN RD at BROADWAY AV N 32909
SULLIVAN RD at BROADWAY AV S 28939
SULLIVAN RD at MISSION AV (END) N 37532
SULLIVAN RD at MISSION AV (END) S 26427
SULLIVAN RD at INDIANA AV (END) N 27939
SULLIVAN RD at MARIETTA AV (START) S 29524
SULLIVAN RD at EUCLID AV (END) N 17756
SULLIVAN RD at EUCLID AV (END) S 20788
SULLIVAN RD at SR 290 (TRENT) N 6720
SULLIVAN RD at SR 290 (TRENT) S 20948
SULLIVAN RD at WELLESLEY AVE N 1962
SULLIVAN RD at WELLESLEY AVE S 12169
PAGE 1 09 48 02 03 FEB 1998
Road# Road Names MPost Reference Descriptio Road Log Info
05832 4TH AV (START) 00 000 HAVANA ST & SPOKANE U 16 PAVED 36
4TH AV 00 120 DEARBORN RD (END) U 16 PAVED 36
00 240 CUSTER RD (END) U 16 PAVED 14
00 370 CHRONICLE RD (END) U 16 LIGHT BITUM 24
00 470 WARSINSKE AV (END) U 16 LIGHT BITUM 24
00 500 CARNAHAN RD (END) U 16 LIGHT BITUM 24
00 670 MCKINNON RD (END) U 16 LIGHT BITUM 24
00 790 KOREN RD (END) U 16 LIGHT BITUM 24
00 880 HOWE ST (END) U 16 LIGHT BITUM 22
01 000 FANCHER RD (END) U 16 LIGHT BITUM 22
Ol 260 EASTERN RD U 16 LIGHT BITUM 24
01 450 DAVID ST (START) U 16 LIGHT BITUM 20
Ol 520 THIERMAN ST U 17 PAVED 20
01 580 ELIZABETH RD (START) U 17 PAVED 20
01 640 BRADLEY RD U 17 PAVED 20
01 780 COLEMAN RD U 17 PAVED 20
01 890 GIR.ARD RD U 17 PAVED 20
4TH AV (END) 02 030 PARK RD
05834 4TH AV (START) 00 000 STEEN RD U 19 GRAVEL 26
4TH AV 00 120 FLORA RD U 19 GRAVEL 26
00 190 COACH ST (END) U 19 PAVED 40
00 270 ARC ST (START) U 19 PAVED 40
4TH AV (END) 00 370 TSCHIRLEY RD U 19 PAVED 40
05835 4TH AV (START) 00 000 LONG RD U 19 PAVED 27
4TH AV 00 150 MOEN ST (START) U 19 PAVED 16
00 240 GREENACRES RD (START U 19 PAVED 16
00 490 BAR.KER RD U 19 PAVED 16
4TH AV (END) 01 000 HODGES RD U 19 LIGHT BITUM 16
06045 4TH AV (START) 00 000 FARR RD U 17 PAVED 20
4TH AV 00 230 HER.ALD RD (END) U 17 PAVED 20
00 380 FELTS RD (END) U 17 PAVED 20
00 630 UNIVERSITY RD U 17 PAVED 20
00 700 VAN MARTER RD (END) U 17 PAVED 20
00 880 PIERCE RD U 17 PAVED 20
4TH AVE 00 980 SKIPWORTH RD (START) U 17 PAVED 20
4TH AV 01 140 BOWDISH RD U 17 PAVED 20
01 230 WILBUR RD (END) U 17 PAVED 20
01 290 FOX RD (END) U 17 PAVED 20
01 360 UNION RD (END) U 17 PAVED 20
01 380 UNION RD (START) U 17 PAVED 20
01 540 WHIPPLE RD (START) U 17 PAVED 20
01 630 SR 27 (PINES) U 17 PAVED 20
01 740 HOUK RD (END) U 17 PAVED 20
01 860 VERCLER RD (END) U 17 PAVED 20
01 920 LETA RD (END) U 17 PAVED 20
02 150 MCDONALD RD U 17 PAVED 20
02 400 BLAKE RD U 17 PAVED 40
02 470 LEATHA LN (START) U 17 PAVED 40
02 650 EVERGREEN RD U 17 PAVED 20
02 780 BOLIVAR RD (END) U 17 PAVED 20
02 870 BEST RD (START) U 17 PAVED 20
02 940 REES CT (START) U 17 PAVED 20
03 090 WARREN RD (END) U 17 PAVED 20
03 150 ADAMS RD U 17 PAVED 20
03 320 BURNS RD ( STAR.T ) U 17 PAVED 20
03 360 LUCILLE LN (PRIVATE U 17 PAVED 20
PAGE 2 09 48 04 03 FEB 1998
Road# Road Names MPost Reference Descriptio Road Log Info
03 400 PROGRESS RD U 17 PAVED 20
03 460 ST CHARLES RD (START U 17 PAVED 20
03 580 NEWER ST (END) U 17 PAVED 20
03 660 SULLIVAN RD U 19 LIGHT BITUM 20
04 030 CANNERY RD (START) U 19 LIGHT BITUM 20
4 TH AV ( END ) 04 160 CONKL I N RD ( S TART )
05833 4TH AV (START) 00 000 DISHMAN-MICA RD U 17 LIGHT BITUM 22
4 TH AV ( END ) 00 240 FARR RD ( S TART FA U 17 L I GHT B I TUM 22
05836 4TH AV EXT (FOUR LAK 00 000 4TH AV (FOUR LAKES) R 09 GR.AVEL 14
4TH AV (FOUR LAKES) 00 100 ELECTRIC AVE
00 170 ELENORE RD
4TH AVE EXT 00 380 ORCHARD HEIGHTS RD (
4TH AVE EXT (END) 00 440 ENDS AT PRIVATE DRIV
05837 4TH AV (FOUR LAKES) 00 000 SPOKANE ST (FOUR LAK R 09 GRAVEL 14
00 070 CHENEY ST (FOUR LAKE R 09 GRAVEL 12
00 310 4TH AV EXT (FOUR LAK R 09 GRAVEL 10
00 630 ENDS AT PRIVATE DRIV R 09 GR.AVEL 10
05838 4TH AVE (START) 00 000 HENRY RD U 19 PAVED 36
4TH AVE 00 060 BILLY JACK CT (START U 19 PAVED 36
4TH AVE (END) 00 200 ASHTON ST (START) U 19 PAVED 36
05839 4TH AVE (MEAD) (STAR 00 000 FREYA ST (MEAD) R 09 LIGHT BITUM 20
4TH AVE (MEAD) 00 070 MAIN ST (MEAD) R 09 LIGHT BITUM 20
00 130 MARKET ST R 09 LIGHT BITUM 16
00 250 MYRTLE S T ( MEAD ) R 09 GR.AVEL 30
4 TH AVE ( MEAD ) ( END ) 00 380 RAI LROAD AVE ( END ) R 09 GRAVEL 30
06266 4TH CT (START) 00 000 WILSON ST U 19 PAVED 36
4TH CT (END) 00 040 EAST END OF ROAD U 19 PAVED 36
06267 4TH CT (START) 00 000 WEST END OF ROAD U 19 PAVED 36
4TH CT (END) 00 040 SHERIDAN ST (MEAD) U 19 PAVED 36
11 Records Processed
PAGE 1 09 48 20 03 FEB 1998
Road# Road Names MPost Reference Descriptio Road Log Info
04597 SULLIVAN RD (START) 00 000 SOUTH END TO BALL DR U 19 GR.AVEL 20
SULLIVAN RD 00 150 BALL DR (END) U 19 GRAVEL 32
00 430 BELLE TERRE AV (END) U 17 LIGHT BITUM 24
00 750 36TH AV (END) U 17 PAVED 20
01 000 32ND AV (END) U 14 PAVED 20
01 240 SALTESE RD (START) U 14 PAVED 20
01 340 27TH AV (START) U 14 PAVED 20
01 390 26TH CT U 14 PAVED 20
01 500 24TH AV U 14 PAVED 38
01 590 23RD AVE U 14 PAVED 38
01 650 22ND AVE & CT U 14 PAVED 38
Ol 740 20TH AVE U 14 PAVED 38
SULLIVAN 02 000 16TH AVE (END) U 14 PAVED 50
SULLIVAN RD 02 100 14TH AVE (END) U 14 PAVED 50
02 130 14 TH AV ( S TAR.T ) U 14 PAVED 50
02 160 13TH AVE (END) U 14 PAVED 50
02 260 12TH AV (END) U 14 PAVED 50
02 310 11TH AVE (START) U 14 PAVED 50
02 410 9TH AV (END) U 14 PAVED 50
02 510 STH AV (END) U 14 PAVED 62
02 580 CENTURY COURT (END) U 14 PAVED 62
02 760 4TH AV U 14 PAVED 62
02 840 2ND AV (END) U 14 PAVED 62
03 010 SPRAGUE AV U 14 PAVED 93
03 140 MAIN AV (START) U 14 PAVED 93
03 260 VALLEYWAY AV U 14 PAVED 93
03 450 SPRINGFIELD AV (END) U 14 PAVED 93
03 520 BROADWAY AV U 14 PAVED 93
03 680 MISSION AV (END) U 14 PAVED 84
03 880 I 90 OVERPASS U 14 PAVED 64
03 930 INDIANA AV (END) U 14 PAVED 64
03 970 BR 4511 (N BOUND)OV U 14 PAVED 64
04 000 FLORA PIT RD (START) U 14 PAVED 64
04 070 SIGNAL @ CENTRAL PRE U 14 PAVED 80
04 440 BR 4510 (N BOUND) O U 14 PAVED 80
04 720 MARIETTA AV (START) U 14 PAVED 80
05 050 EUCLID AV (END) U 14 PAVED 80
05 390 KIERNAN AV (END) U 14 PAVED 80
OS 500 BR 4502 OVER BNRR TR U 14 PAVED 58
05 610 SR 290 ( TRENT ) U 14 PAVED 5 8
05 910 UPLAND DR (END) U 14 PAVED 44
06 020 WELLESLEY AVE U 14 PAVED 44
SULLIVAN RD (END) 06 120 NORTH END OF ROAD R 09 LIGHT BITUM 20
1 Records Processed
.
. ~
. ~ , RECE
FEB 0 2 19,48
S P O K A N E 1 h C O Y
BUILDING AND PLANNING • A DMSION OF THE PUBUC WORKS DEPAR'1IVtENT
JAMES L. MANSON, C.B.O., DIRECTOR DcNNIs M. SCOTT, P.E., DIftI:CTOR
MEMORANDUM
TO: Spokane County Division of Engineering; Pat Harper
Spokane County Division of Utilities; Jim Red
Spokane Regional Health District; Steve Holderby
Spokane County Parks, Recreation & Fair; Steve Horobiowski
Stormwater Utility; Steve Worley
Development Engineering Services; Bill Hemmings
Department of Transportation, Mark Rohwer
Spokane Regional Transportation Council; Glen Miles
Spokane Transit Authority; Christine Fueston
Boundary Review Board; Susan Winchell
Long Range Planning Division; John Mercer
Central Valley School District No. 356
Fire District No. 1
Vera Water & Power
.
FROM: Francine Shaw, Senior Planner ~
DATE: January 29, 1998
RE: ZE-2-98; Zone Reclassification from Urban Residential-3.5 (UR-3.5) to
Urban Residential-22 (UR-22)
TECHNICAL REVIEW MEETING,
FEBRUARY 12. 1998 AT 1:15 P.M.
DIVISION OF BUILDING AND PLANNING 15t FLOOR CONFERENCE ROOM
Please review the above application and use the attached TECHNICAL REVIEW MEETING
FORM for your comments. The Division of Building and Planning encourages you to
attend this meeting. The sponsor and representative have also been invited to attend this
meeting. If you cannot attend, please forward three (3) copies of your review comments
on the attached form to me for the meeting. The attached TECHNICAL REVIEW FORMS
will be given to the sponsor at the meeting and included in the Division of Building and
Planning file. Thanks for your cooperation. If you have any questions about the
application, please contact me at 456-3675.
NOTE: The Division of Building & Planning will now be circulating comments for SEPA
Checklist at the time of technical review. This will be the only time you will be
able to comment regarding the SEPA Checklist for this project.
c: R& R Partnership, 12518 E. Newman Lake Drive, Newman Lake, WA. 99025
Holland B. Ford/Steven H. Ford, 15501 E. Jackson Road, Greenacres, WA. 99016
Attachments: Technical Review Form, Project Application, Site Plan, SEPA Checklist
1026 WEST BROADWAY AVENU6 •$POKANE, WASHINGTON 99260
PHOtvF: (509) 456-3675 • FAx: (509) 4564703
TDD: (509) 324-3166
J
Spokane County
Division of Building & Planning
Technical Review Meeting
Meetmg Date and Time February 12, 1998 @ 1 15 p m
Project File No ZE-2-98
Project Location Generally located on the Northwest corner of Sullivan and
Fourth Avenue in the NE '/4 of Section 23, Township 25 N, Range 44 EWM,
Spokane County, Washington
Comprehensive Plan Urban
Project Descnption Zone Reclassification on approximately 62 acres from
Urban Residential-3 5(UR-3 5) to Urban Residential-22 (UR-22) for a
professional office and those uses allowed wlthin the Urban Residential-22 (UR-
22) zone
Parcel No(s) 45231 1353, 1359
Owner(s) R& R Partnerslup, 12518 E Newman Lake Drive, Newman Lake,
WA 99025
Owner's Designated Contact Holland B Ford/Steven H Ford, 15501 E Jackson
Road, Greenacres, WA 99016, (509) 924-9203
Project Planner Francine Shaw
• ( r
SPOKANE COIJNTY DIVISION OF BUILDIIVG AND PLANNING
~
ZONE RECLASSIFICATION APPLICATION
~
A GENERAL INFORIIAATION PART I
Legal Owner J? + r,'r bi p- R SN i ~
Mailing Address c5a x 39
City ~9QMAIJ LAKc State VJA Zip Code 47
Phone (Work) (Home) Fax
Applicant/Agent ~:Lo 1... l.. ku_D
Mailmg Address 15Y61 ~ YAet,<6-DN KD
I Zip Code
City State L12d
Phone 9dq- a0U (Work) ~Jil- / t;?Z) 3 (Home) Fax JJ 7 1 3 b 1
IF APPLICANT IS NOT OWNER INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO
SERVE AS REPRESENTATIVE
Project/proposal site area (acres or sq ft)
Adjacent area owned or controlled (acres or sq ft)
Assessor s parcel numbers of project/proposal 45J 3 1 13-51
Assessor s parcel numbers of adjacent area owned or controlled
Street address of proposal L4 -T-4AU(-
Existing zone classification(s) and date established UR" 3~
Existing use of property ~ GAJD "P' R6.5 l f3 e tA G~
Proposed zoning L( K 4 z; .g-
Comprehensive plan category School district Cq-'Fl3~9
Water purveyor Vi5&A Fire district ,V > t
Proposed use of property
Single family dwellings Duplexes Multifamily dwellings
Manufactured homes Business (o< Industrial Mixed use
Other ( ) Describe
List previous planning division actions involving this property
B LEGAL/ZONE RECLASSIFICATION INFORMATION
Location of proposal -Nri!' Co&JE&--eF,.~U l. L t tl Ads 4" 4`rt't A\iE
~
Section Q ~J Township Range 'r
Name of public road(s) providing access ' L
i
Width of property fronting on public road ooeS Q_W S lJl Ltr i~ ~LiD t aw 4 `r 4
~
~
RECEIPT SUMMARY
r
• .1 s
TRANSACTION NUMBER T9800106 DATE 01/23/98
APPLICANT HOLLAND FORD PHONE=
ADDRESS 15501 E JACKSON RD
GREENACRES WA 99016
CONTACT NAME HOLLAND FORD PHONE= 509 924 9203
TRANSACTION ZONE CHANGE (ENGINEERS & UTILITIES)
DOCUMENT ID 1) 2) 3)
4) 5) 6)
FEE & PAYMENT SUNIMARY
ITEM DESCRIPTION QUANTITY FEE AMOUNT
ZONING PERMIT 1 200 00
LAND USE ACTION REVW 1 100 00
TOTAL DUE = 300 00
TOTAL PAID= 300 00
BALANCE OWING= 00
PAYMENT DATE RECEIPT# CHECK# PAYMENT AMOUNT
01/23/98 00000590 4427 300 00
PROCESSED BY WENDEL, GLORIA
PRINTED BY WENDEL, GLORIA
***~************************,r*,r* THANK YOU
~
e
~
~
rERMIT C]ENTER EA~ST PASSPOR'T
Date Number ~
-TT
Name Phone
Address
Comments
CUSTOMElt ROiJTI1VG
~ ` Division of Building & Planning Y ~-~!r Drvision of Engineerin~ I
E-1 Addressing Permit Review Approach Permit
Q Building Permit Shorelines Info Flood Plain Permit
a Code InformaUOn Short Plat Info PubhcJPnvate Roads
I
Q Commercial Review Subdmsion Info ~ Res Bldg Pennit Rev
a Conference Temp Use Permit Site Dramage Info
F--j Fire Safety Review Vanance Appl ~ Subdmsion Review
F--j Manufactured Home Zone Checl. ~ Utility Permit
1
F--j Mechanical Permits Zone Info Zone Change Review
a Plumbing Permits
0 Pnvate Road Info NO FEE REQUIRED
, Revie~ Time Out
Residential Revie~v ~
I
~ ~ -
F-I Sewer Permits Dtvision of Uhlities ~
Q Information Subdivision Review
a Admin Exception UL1D/Sewer info
Binding Site Plan Info ; Zone Ctange Renew
Q Cert Of Exemphon
a Comprehensive Plan ;Lj NO FEEREQUIRED
Reviewer Time Out
Cond Use Permit . I ~
F~ Cntical Areas Info Health District ~
F-1 Nonconformmg Use Li
NO FEE REQUIRED " NO F£E REQUIRED
Reviewer Time Out Reviewer Time Out Reviewer Time Out
I
RECEVED
JUL 0 1 1998
SPOKANE COUMY ENGINEER
-S P O K A N E O U N T Y
BUILDING AND PtANNING • A DIVISION OF THE PUBLIC WORKS DEPARTMENT
JAMES L. MANSON, C.B.O., DIRECTOR DErvtvts M. Sco'rr, P.E., DIREC?OR
MEMORANDUM
DATE: July 1, 1998
TO: Division of Engineering and Roads - Transportation Engineering; Pat Harper
Division of Engineering and Roads- Development Services; Bill Hemmings
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Long Range Planning Division; John Mercer
Spokane Regional Health District, Steve Holderby
Spokane County Parks, Recreation & Fair; Steve Horobiowski
Spokane County Fire District No. 1
Vera Water and Power Company
Central Valley School District No. 356
Spokane Regional Transportation Council
Spokane Transit Authority, Christine Fueston
Washington State Department of Transportation, Mark Rohwer
Washington State Boundary Review Board, Susan Winchell
FROM: Francine Shaw, Senior Planner
<jk ; 5C
RE: Revised Site Development Plan f E-2-98, Zon eclassifcation from Urban
Residential-3.5 (UR-3.5) to Urba Resident' (UR-22) for a professional office
Please review the attached revised site devetopment plan. This site development plan is to replace the
site development plan circulated to your office on June 9, 1998. Note the following revisions: revised
configuration of south property line (jog), right-of-way dedication, Future Acquisition Area and
elimination of building set back lines.
No comments are being requested as the site development plan revisions should not impact your
previous comments.
If you have any questions, you may call me at 456-3675, Ext. 218.
Enclosures
copy without enclosures to: R& R Partnership
Holland B Ford/Steven H. Ford
Michael C. Phillips, Surveyor
wc
1026 WEST BKOADWAY AVENUE • SPOKANF., WASHINGTON 99260
PHONE: (509) 456-3675 • FAx: (509) 4564703
TDD: (509) 324-3166 - _ ;
.
ZEm2=98
'c' ~nity Map
V~ Station
o9rc. SS~ kpal
r1oo 1 ~ .
~:~Ct ~ a .
s ~ ~
cu
~ ~ ~
.
,
~
cr r
w . m r.._J r - ~ •
Rt
~ U
' S PRAWE
~ ~ , r - - ~ • . J.cy,f~ ~ ~ ' ~
,
~ • ` ' .
VE " ALF
' _ . ' ~ - . r • " '
~ 3~+0
.
~ ~ ' " ~
. . ~
- 'I 6"t » r~ E z F
,
fA~6AM
- f+-, • . . ~ , ' .f~1.~~t~ • ~
cr
. ' C' c 1 G ~ N AV E ~ : • ' • i: 7 Z~
a~ , ~ ~ t • . G:
~ z p 9 TM ~
P07b,I • ►G
i I '
i!1 Av 4' ~
i ~ g O
T F T H ~ ~ ~ ~ '
J"
~
N
N & VICINITY MAP
ot to Scale
-
. . . , Search : ~1~1~1=~: I~
=o Help JJJ
Section Map Search Resul#s section ~23 Township 25 . Range 44
. 4 ~
~
A ' ~,~„~r
Cis r
~ i°~ lflk\jls 1
~ , ~ 20m" I . ~
~
~r .
•`IL[Q
t t t .y t
c . o ~ u
C's~►'~ + 44 N
*t~~ I
~ SJ~ [~f' I~ wrrwD r ` ~ ' . ~ ~ ~ ~ ~ ~ ~ ~ ~d 4^ 'f
l ~'~t4
t' I P!~ G3Cl.S ~A f1 + q
c ~x(A'4rtrth
Rh N 04 1
. [~~y ~i b r~Lc
y r
T'~ ~"~7 ~ ,j ~ ~ ~ . I"'~ aa~.11' ~1 0 i'A { , ~ lPI,I • ,
_ JJ~
. ~ ~
, .r~ #~_r,.,~, r.~ • ..~"'iA•----~-~ ~ ,r
A
~W . . ~~.'.~..a~l'. ' ~ ~^1 ~_.....,-.-=4_,~,~'~ -
. -
, ~
V LJ Nf T J~
~R * 1 7
. t
~
P,~
~ , ~ ~ ~ i ~ ~
:i'.:~►• i? I'~' lr~w r~r "°'r.r.!Mt ~ti ,u~ ~ ~ ~ ~ i
~ ~ 1~1~ ICa►'. ~i''1~$ 1r j jia~ ~ ~ ?4 .1~ ~ G
0
i
~
~~i
`r` y ~ ,.~.~7'": . ~ r. . 'i~i~'r-.a. 'r,°'°r-f~+~i.~e _ ~q~--~~,• ~
~
~ , f
F 4 f. i ~ ~ ~ I ~ I ~ r 1 ~
~ r P k3~ ~ ~k~ f~ t~. .•,y~ , ~
3 ~;r irr! A
~ ~Y
,
r ~ - ~ , ~ • ~ M
r , .D~
f L
s
j
w
t t~ ~,e YR
~
, +~4►4 r x~~ ~
I ~
~ 64 -
, kt ~ ~
- ~ r ~ ~ , ~ . • # ~ +'~1-r b~ ~ ~ ~ ~i f i~
~
sd_
%
~ 1 -44
~ ; 12' 7.411
,
4L ~ _ _ ►
~
;
N~e~► Search Er~ail ~x~t
1
~
, Farn•i View
.
C4F`S 'NUM
~
~ ;
Parcel: 45231.1353
Owner: R & R PARTNERSHIP
Coowner: i ~S 104 ~ ' S 3 1.Oc} ~ 3 4'~~
owner Address 45~i31.0 .0912
I' 4 y
12518 E NEWMAN LAKE DR NEWMAN LAKE WA 99025 _ - 06 4~231 . 45242.0530
- 9 '
~ - - --,1. 90~ 1~
Site Address ~ 4J123 1. ~
1~azs E aTH AvE vER ~ 5 45231.3306 451231.1039 I _ _ _ _
i ~
Legal Description
~ - - ~ - - - - - -
i~ 45231.1100~
VERA S104FT OF E110FT OF 672 Z 4~i 1. 1a, I ' 1 ~ i
45231.3_ Ob ~
45 231.11-10- - - _ _
J5~31.10 3 r 45t31.1108 _ - - .~.80~-i- - -
3
45- ~ 1 1QC--t
45231.33,0t
4'5242.1043
45~i31.1~GO ~ - -
45231.1359 , i
45231.11U7 ~ 2.1042 ' 45231.120845 ~31.1~5 •
45~31.08~45 45 31.1~G1 ' 4 3
~
i . 3 S
I~ ~---I _452~31._~
_ I - - - I i I
i4~231.2301 45231.35 1 ,
,
45231.2441',
~
, - - 45242.9 122
! ~
4~231.350
45231.1517 45231.2402~ ~5242.~055'~
45231.1404 4,5231.2302
~ i - - _ ~ ~
-
4~231.2363 4 231.350 I
~ 45231.241113 , ~ ~ ~
Notice: This is not a legal document. Data depicted on this map is general & subject to constant revision. It is intended for reference
use only. Legal documents should be obtained from the appropriate agency.
~ 1~ o ,~o ~ d C,~./+Z A/O
~ ~z - ~ ~ 72q-~~'~
, Zt: iz. J crn
:^w...-..`l fZ ~ {J 4++:-J
_ ~ ~r
K ANNI~ ~T Y
f "};~l ~ j G~"t ~~~.i~4 _ +1 ~i , N _ ~ ~ I ei , iL t
/ ~ ~d ~
~ . +-1 e~rw ' - •.r
. ~ -~~117~~~~~~~~~,;1 ~i~~U~l "~--w„° - , i ~il'~~iAV:7 FR}-?'3iNI{C
. ~
. ~.1
, r
' + ~ ~ U c.~.i ~Ia n~ ~ ~ ~ ►
~ ~ . ~ ~
Z • ~ ~i
~x►s~s~ ~ 1n LS
ZG`~ a _ 5~ r ~
f o1~ 5 ~
- ~ E Sr~+C~[~ Y ° - ~
1 . l, t~ ~ ~ ~ G s ~ ~ . ~~n ~ ~ -
~ _ ~ ~Rr~f~~~ Qds~~ ~ ~ ~ . _ ~ w tr M fk1 oI Pri `T'A c-~ i .
7~, ~r12r~ ~r-- : r ~ ~ ~ ~ I W { c- +L rlE
. _ n.~~' ~~+r r R { _ . _ . _ . - - - _ f,d~JSr,Q~ c~
` r x i s Crc,a~ ` CTW yU rT1sl
n~G G,~ a~,~'- q c ~ ' G 1~r~ , ~~t n
. . _ ~ 3. A~.c~ 3u~~ , - , . - - - . ~ ,.i- ~ ~ -c_
1.,rl• _ s.. ~ y le.X 3~ r-~~ ~ , //.~~~~j~+/ ,r~.. .JL'~.'1!' " " ~ •f ~~R ii 1 ~ ~}'~IJ"~y.► ~ ~ ~ r ~ j r ~ ~ r ~ :~s; ~:~~d~ 2y
~ 4 i t ~ r I i I 5~~ F~ rrc~ ~ ~ ~ E - _ : ~ z , ~ = R , B k f. ~ ~ ~ a ~ ri i , ~ . ~ , , T pF ~I1` C ~ a , , Y ~ ~ pF ~'ll 4 Ah.J D:S(:Af S1G1 i
. ~ i ~ ~!6 7 ~ ~ 3 I ~ ~ P i i-y ~ 3.~"', i ~ ~ I I ,I. M ~ _ . 1 I . G ~ f i x Tr~r ~ 6 ~ ~ 1 ~ 5 ~ ~ ' ~ d~ ~U~~N~ SC~u~~NG ~~,~NC~ -t L~4Nt3s~Ap'~
~ a ' i r ~ r ~ V' A ,w F ' ~r . ~ ~V ~ 5 ~ ti, ~ (7 ~ l ~ I 1 h J phl I ~~a' p' t I I ~o ~ 1°~ ~~C ~ ~ i ~ ~ ❑ I~; ~ 1 ~~R' /~.T , f +V
I~ h. E ~ ~ f y ~ t~'t ~ 1 f~ , ~ ~d . 1 ~ • , . t.;, ~ i r ~ I I Q ~ f , ~ ~ d~• ~ bt c ~ ~ Lr,c~~ o!
r ~ ~ - 42 . . Y►~- ~ `1 ~ ~ '_i-I-'-r I ~ la ' j . ! . r r ~ , f ~ u, _ _ J~~~ ~ ~ 3J ~~~i~~a I~'~ ~@, i a 1 r r ~ I`~ b ,,r.~ ~ , ~.Iz7- ~3 A►'C-1~'S
r aA ~ t I: ~ ~ N A ~ I~ L L u~ l.~ 7'~/ I ry ~I ~ . , ` ~/f ~ ~ i 1 w I + 1 h/ , .~,C • ~ . • e I L ~N ~ Q ~r E ~ f . ~ s~.~ ti~ r C. 1 r r ~ ~ ~ r ~ ( u 1-1 7-V 1-~Dkkt P4+4 CSI~ ~ 04 !2 G•iz p uorr) ~I
. h V~~~~~~J~' ~i~~~ ' "y; . ~ - i SrA, Cewrv •ernr ~ / - ~ ~F • r« , ~ fr~ / r I i i 1 r ~ r ,J ~ ~ r Y . F / ~ ,(f ~ r • ~ _ ~ ~ pA) ~ 1:25AJ*C IV'
_ ~'t i Gr ~fY . f fl ~1 . I ~ 3 ~ 4 ~ 'r~~ ~ ' , ~ al ; (~i ~fl ~ ~ ! , ° F< / / u:5 72~ ,
i ~ ~ , 1 a. 4 t ~ xr r' . Al~ U d~' ii .~7 ~,r, r I, U ~Z~ ~"'~i ~J ~ s ~ 3- tj Z rr . , ~ , .~c s ~ ~/];!/]f~ 2 / ~ I rx~ 2 ~ . ir SU C1.W U.A Al
~ - +^J ` a ~CJ ~ ~ I _ - i I r `j^ r . I tSF , N~• AV ~ 24-77' L2 , ~r1.n~ 4 r ~ " '~Ilf~ .i~ y~ ~ ~R~ I ~ " ~ , ~ , , , t ~ I ~ ' 7 ;fj: ~n~ r s i ~ , t - c~~a ~ ~A 7-a-D
, ~ , ~ .r 3 d . 9 ~ ~'~,~..o ~ + l,f ~ L'4` J~d ~ t J ~ ~ ~~~yf~1 . ~ti ~ h ~ F,a,a ` ? ~CA'~ l _ ! r. I :I~ 1 R !f~ ~ ~y J~ Y W M V = -3 o r
-R- - _ ti 3. q ~ T r ~ , „ ~a ~~~,4 , ,4 h . p O ~J ~ Exis ing ane s ra ase o~ , l ~ i, I. , 2 ~ c3 ' ~ 4~ f~ ~ ~ ~ ~1 1~N'T?~ a. , r ~1 3 Q~ , ' ~ ~ I r ~ e r* I` D r~-~. ~ ~ F y - ropose one(s~ cres o-r q- .
g " , ~°'.o v ~ ~ JSL `i. ~ , ~ A ~ 3' ~ G Z p !n ~ ~ , ~ ~ I ~l~ ' ,Mn D f ~ M ❑ ~ ~ , U : ~ ~ , „ , ~ • ~ @ ~ ~ ~'A~ wA~ , !2 z 153 1
' ~ , a - l~ ' ! * Buildin Infar ~ ,5~, ~ ~ , „ g mahan: ~ ~ ~ ~ ~ e} ~ ~ ~ ~
~ ~ ~ • r 4 ~ ~,►~?',4~A£ ~ , 1 : ~ ~ '~j ~ ~ ~ ~ ~ T~A . _ - r ~~rcen# af 8uiidin Cover ! . ~e., -1--, ~r.-T-r l}1GMf' _ ~ ~ ~ge . r ~ A~~ ZrrB ~a p _ ~ e r ~ {in sq. ft.}
ii f ~ l I I i ~ ~ - ~ 1 ~ r`'- ~ „ . , , - Buiidin Use s QT r C ° ~ i . r ` k:t ~~t~ , L o L Q ~ I, l. r . . ~ ) .
~ ' r~~r~:?~~3{ t~l ff , ,~i,n , ~ ~ , ~ ~ ~ ~ ~ ~ . I~ , ~ 6 ' tiy~ ~ ~ ti ~ 1 . . Landsca ed Areas / ~ n ~ . - , _ F- p 9 N-- 1~ I hJs ~ r.i i~~~ ~ ~ ~ ~ I w[-~ ~ a ~j Q r {ira sq. ft)
a ~ I ti d u• ~ . ` . I ~ oi Lands ca in ~ ~ , ~ i ~ I YP G a i ~ ~ ~ l ~ - ~9 ~ r~~ i ~ ~4 ~ ~ „ ~ . ~ I , ___~r._ _ Aasc~
i ~,t. , Q, ( I I ~ , ; No. af Parkinr~ Spaces Re uired a ~ ~ x zs '~e r ~1~} 7 ~ ~ . . R~ 1 R/ q e. I ,.Ilal . i rJ~, ~ I~I ~ ~ ~ ' ' ired ~ ' I
„ , . ~ 0 Percent af : s , ~ ~ J~. I Q' . 1`~ 4 p e n S p a c e ( e x c i u d e a v e d a r~ a f J P I I r r o ~ I r ~ , ~ l~ i~n f ~ r 3~ , ( s q. t.) lude paved areas) .~q/''7 ~
r I ~ ~ i 9 e= ~ p I ~ 1~ ~j r ~ ~ I i "~rry,~t J'~ ~J ~ w1 + ~ ~ 1~ I r~VM ` ~ I ~ , ; r r~. ~ r', ~ I ~ I 7~ i g u i l d i n g S e i b a c k s $ ~ u ~ ~ ~ v~
'i': i : , : e, r, ~ ~ ~ Ill - i~ r ~ < i ~ ~ i ~ ~ ~yi rl , Y?Ie~ h . ~1 7 ~ I ' - ~~~I ~ I ' ~ ~ ' ~ ~ I..Y ~
y
~ i~. -IV~D ,
~r~ r ~ :'OKANE COUNTY
, , JAN 2 6 1998
- - ~1a
~ ~IViSIG~i GF L~'l~ll.~i~l~C
` ~~~r: ~ ~~ILUNG AND PMNNING ~
r ~ ~
~ - ~ ~ ~
.r- - _ .,4_ ~ 1 + f. 1 (c L~ o v ~ ~ 'r'~,
1 0/ ; r~ V,
~ r '
~ ~ ~ ~ ~ ~ ~ ~~IL2~1c~►~'N I~
~ , R r~R G~C. p ~ ZO
~ . ~ _ ~ -I ~f.~
r ~ ~ p~ , + z {
r {y rx~sr~., e , hi ~ L~ r`
Z~ c ~ S t+ ~ . 5 - ~ ~
( ~~RG~~. . ~ #
, ~ 5rNC~(~i $1~iQ , ~ ~J p~ _ ` ~f . ! . ~ 1 '7 U~ J~ f r L?~ i ~ ~
N . „~i
~ C A ~ L G'"~ _ ~C T~ c`~ M f~ ~~v' , ,A r~~ ! • li~
. ~ ~a~ ~ I~ n~°, . _ , , r _ _ ~ ~ ~
. _ ~jD ~ Cd ~'ST,~ti+ r.~t .S 'T~ tii G~F~..f.~ r~ l~;~ ~{,~►,1',~r~~
r ~ L 1'[{~ ~ p + ~ 1 x~ s,u G If ~1 A C.C1645S7
n ~ . F • G ~r'~' rx n
~o87Z /~~L 3u~c I ~ . , . ~
, , W~v~ ~ S~+vG(..~ . _ ~ ,.,i: _ 1 ii-1G L,157 S7742?-~ ~'Pv.' t..4S.
. . . - - - . _ c.F 2y, a - , ~ N . , ~ : ~ 1', • r . 1 ~t t t: ~ ~ $ ~ , ~ . y x $ ' Y I 41`k C/ 6,r--7WL3
_ ~ ~ 8 ~ } !Z~ ~y,~~r,N~, . . , ~ ~ ~ ~ ° ~kor~ , ~ . z.~J ~ i~ ~i1 ~ I~,~, RA 5S ~x ~S?ir,~b ~r 3 I 1- 63, rr . (~i~ i-~-- I T' ~
- z. a 1~ ~ita ~ t~~L aN 4 ~7 ~IC~ E. ~7 , ~ ~ ~ , • ~ I', t~'fL 0 AJ.r LA N P-~C.
i ,i ~ t ~ :I ~u i e, _ `:a I ~ I ~iPl: ~ • ~ ~ ~ ~ ~ - ~ , ~ 's "I~ I~? , ~ ~ ~ ~ ~ ~
, ~.~~,~,li , ~ ~ ~ r' • , c~~ f I" ~ ~ t.~, ~ G r• l, ~ r r. ~ A•,• ' ~4 I o y ~
M z . t ~ta 1~ ~ , l~ A , ~0~~~3 ~ ~ ~ ~ , ti.;~. ~~,TRA ~ 6!6 G ~ ~ ~ ~ t" ^ r. l~ Fo ► i~) '
~ ~ ~ . 2 / ; , L. f t ' r ' ~ n'•.r..,~ ~ s ( i ~ ; a ; ~ ~ i ~ / ~ ~ ~ 'ti ~ A' ~ ~ ~ . 1~' ~ / ( r'' ~ ' y I ,q ~ ~ ' ~7~ G~I~s~;~•~1'~ ~ ~ ~ - . ~-Z,3 Ir1a
~ ~ - . , . ~ , , y~,~ ~ , ~ „ I ~ A~']D+~a,J. "~~T'Ti ~ ~ .y~e ~ . ,
+"^r, , . . rr r ! a w ~ ~ ~ " ~t' , ~ ~'F' i s i I ~ 1,~ . ~ 2 , 3 , ~ r,~~' ,r~~ • 'cfi e' ~ ~ ~ ~ ~ ~
~ . ~ ~ i lr ~ . ~ r ~ ~r ~j . N~ ~ ~ ~ 1` ~ ~ ~ ~ lKA~'W ~ ~r i ' , ' ;r'~ ''e' . 5 ry L. V ' 1'~ '~iG. ~ ~ ~G 1 ~ , ~ Y ~ r~:x. Sr~~ ~►Ry -J r f , ~ .+.r i '~j ~ ~ 30°
~ c~E nu ~ ,I ! ~ ~.r i. S`:~. 24 - 77 ~ , ~r °t ~ - T~~h1~ j H~ ~ f(~ + ~ ~ y 4! 'l- ~ ~5 . ~ ! ! ~ ! I 7.'~'L~~ a I no rr ~ !
3~, .I t~z w 7 6 9 ~ ~ r 1 } ~ ~ ~'=r~ ' - ~ ~ tx~stin ~ane s NrQ n~ed Zor Nropvsed Cone(s) I Acres ar bq. r[, ~
' `~i;. ,I, i ~ ' Y ~j ~ l ! ~ r r ~ ~ N r Ltl A i .7] ti Ca~ H ~K . ~1 ~ ~ ~a ~~;~~4 ~ r _ ~ . .4 ~j ~ ~ _ /l ~ ar ~5 ~ ~ ~ a ~ . ~ ~ ~ i , ~ ~ . ~ ~4 ~ ~
~ a~y ~ /y 9 ~ ~ ~ ~ , , ~~o j~~ ,f~ ~ 7 g I~ ~ ° Na 3....r' lY? I ~i!`~~~ ! ,7 vS I J C~ y~ ~ f ~ J~'" i~i. . ..,.r ~ ,'s~ 1 4 r ` , ! ~ ~ Buridin Infarmatign. ~ ~&L2
- e 's , f~ ~ i Gi± , . o, ~ ~j' . e I 9 . • o 0~.~ + ; ~so I z ! n f ' ~3~- ; ._..1 ~ m" . (in sq. f!.)
~ .~a ~ r nt of Bui~tlin CQVera e , . 5 ~ 3 Pe ce ~ ~ ~i - ~ i ; 9 ~ , . 5 9 9 ~ ~ ~ ~ a~ 9 . a~ ~ _ ~ ~
~ A~.~ _ . a~~ GFLn~S 4 ~ Building fJse(sy 41=~" M c rr ~ 1~1~{' ~S , ,.~:II I~dl ~ ~ , , ~ • ` kfi+~~4 ~o ~ .rl ~ ' ~r t~ ~F,~~ rt-.,-E~ ~ ~ ~,f Landsca edAteas ~'~j qqle (iro sq. ff.)
P ~ . ~yiC~.+ t~ r ~ 5~ '~'''ZY, k ~ Q + ' ff= ~ - ~+o P~, ~ ~ ~ _ - - + 1 1. - _ " i .s ~.ia.,r.~ y, T e a~ Landsca in C ~ZA A V ~ L.
r~;~~ ~ ~:cti~-- ~ G. o~ l~c~'PD~ 5~ F~ t,.C ' ~Ip 'A 9 ET ..d 1 , , r~ f ~ T> LJ a 4-- -a~ k i ~ ; ra ~ ~ No. af Parking Spaces Requ~red 'red 5
~ ~ L~ P{~„a I~~,; i{) i Q, ' re ,D~CA~n! ~ _ r i l i ~ ' ~ ~i ~ ~ , . , ~ Percenk of Open Spaee 4exciude paued are ude paved areas) - 1 I-7
. ~ ~~0 ~ ` ` l.3~ r.,.,. ~ • I t i ~ r r + ~ (nn sq. ft ~ r I ~ ~ ~~;~r 4''~ ~ . ~ ~
:r ~ I a : ' iae~ ~0 ~a~ ii in Setbacks ~ ~ ~ . ~ ~ i ~ ,~~W ti ~ Bu d g , ~ ; ~ , Z5 a RFCORD {
. i t ~ ~ : , ~ ~/"+~Z JI ~f ~ ~ . ~ ~ ~ a ~ ~ C, ~ ; ~.I ~ I ~,~~i.i~„{~~ ~r~i1s ~ . ~ , i
cr - ~ i ~ I ~ ,
~
J, p
; a
~I J
i
!
' ~ t~ L ! i... ~ i
~ 1~~
+ . ~ ~ :
j i 1f fl~ ~ ~ ~
~ ~ ~J i J ~ ~ ~
. "1 . . ~ j . ' . . ~ ~ . . , ~ i i r, ~ ~ k
~ ~ 1 V I
~ ~ ~ 1 jV s ~ , , ; r ~ 1 S°~~~~~ ~~OUINMY
~ ~ ; ~ , , ~ ~ ~ ,
i . ~ ~f c. rv ~t-~V ~ I~ 1 ~ JUN 4 1998
. 7~ ~ ~ , r ; - ' ► i
, ~ , ~ ' ~ q , . DE~'tSEOi~ Or , flI V iSi0 N 0F 8 UIL~; IN G AN D PL~ NN'N! r
~ rK .5~~1 ° Yy ; ~Y: RY:
, ~ 1 ~ LS , Z~ St~ ~r' ~ ! ! ~ ~
r , ~ r _ ~ , ; 1 ~ S
. . S rru ~ ~ GG~ Y ,
, ; ~ ~ ~ ~'y ~ ~ ' ~ ' ~ .s~Ve (i'~! r. 1 v . ~ ~ r ,r ~ 1.' - .
' . ~ s ~`~`7 ~ . /V/~ „ ~ ~~'tlS~ ~ ~ . , J'+4. F~ ~ I.'~.1~ . _ U, . ~i H f:~` t.. I ~L~ C f~~ ~.GS'j"~ aC. ; ~ ,
~ ` 1~ ; i ~ ~ r ~ `14 , I d !
, _ , ;,i.. ~ : { ti _ r'1<d~~~- ~ ~.C.. ~ ~ ~
- - ' ' ~fi ~.S 4+ ' ~f ~ S ~ ~ %r f.j~. sc:,~ _
~ 1U`~ r x J s;~7,u~ ~ ~ ~ F , ~L - ~Gf`~::. ~ , . , .r i F ~L ~
~ ~ r G 1"i+.~5' , ~ ~ n,v~ ; ~ , ~ ~ '~~w 1 , ~ µ~C.. ~jU.c L-- 13 u ' L-:7y!"`' C's ,C A-2 :s
, - ~ ~ , ~ haGc~'} , , , y , f ~,ti s~ N L ~ : ~Y~ ~ _ ' _ I I ~ i S ~ ~ + _ :L' ' _ ' ~ . ~ _ ' ~71 .~y . ' Ajr- C.~ S t t.72 r t..~..,~ .
. _ •r.^ r . ~ ' . 1J ~ y ! ~ • 1 J ~ 1 r+ : ~ ~ . . ~ 'v~ ~ _r~ ~:4~ '~t~ ' - Ilfl~ I 1 * 1 1 ' `ttN K , J ` ,F,i, ~ , ~ ~„i.,. , ~h Sotr~ r ; ~ ~'YP~ v~,~ L AAj P-3c^?e
t.~ z~IFJ.I~A ~ I ~ ~ I ~ I . _ .a~ a'~. ;'f I k 4: a I~ . , • ~ ~ d 7 ~ 9,.~~ ••I 1 ~ I I I . ~ r' ~~U"~~ l~` ~ n ~ ~ ~.y = ~ ~3 911~53. . `~,~„~~~J ~ _ i~.~• ~ C ~ $ Ih 8 ~ ~ ~ ! r X+ TiN ~~-.r"~5~~/ ' ~ i Gr y~• ,~.'7~v ~.v i C~ ~t~ i4` C~.
. ~ ~ ~ ~ ~ I ~ ~ 1 ~ ~ :e ~ l ~ - S . .y.. i~~t ia ~J~c.~ ~ _ _ ~ : , n . r •i ~ ~ '0 C~ C~ ~ , ~ ~ z . - F ~ _ , ~ , ~ ~ , r ~ ~ ~ , rc1 ,~~,A~{~~ ~.7i t~S~ j ,
- - ~a, . ~ , ~ ~ ;_,.!1 a ~ ~ ~ ~ ~ 3~ r . ~ i ~ i ~ ~ ~ ~ ~ ~ , ~ . ~ ~ ~ 'i L7 ~ ~,r~~ f i ` ;3' C) A," i' ►
" ,rt, : ! , , I(]~I h `V , : ~ ,~3~ E U~6t4i~.`~ , , . 6d I. ~I vD ( i 4 i , .;,i ' Iy ~ ~ ~ ~ e r ' 1 ~ { .E ~ ~ , r ' . 'G4-42 , ~ I G ~'i 1 ~ I ~ ~ r ~ . . „ ~ t fl~/ } r ~ ' ' [ 1 p f ~ j
- . - ~3 I o , ~ . \ _ , - ~ , ~ ' ~ ~ j ~ 1 I '1' ~T 1~ / . ~ ~J . t ~r r _ 3I1 63 ~~..1 ~ ~ ~ ^ I 1 , j ~ ~t~ I I i ~ ~ , .T ~ ~ r~ . G. V ~1`~ RA T: `6~6 . I' I Q ia 11C. V
. ~ ~ ~ ! ~ . ~ ~ d° ~ f ~ ~ f ; ~ • , , . I ~ L w , 4 , ♦ ! , ~ ~ ~ ~ ~ 1 E . . ;a. ~ ~ ~ . , ~~~;ti~~ , : ~ . ' s`~?ri~E~S'~ :~r.,`~~• " ~ I ~ J ~ r ~ ~
. i1 ~ I 4 . l! ii~ ~rl. ~ t . ~ ,,.r ~r~ rea ( f..~_~lZi + ~ _ ~ ~ ~ . . ~ ~ (Sro. 4ouwrv •~two~lTbr~ ~ ~ ~ ~ . ~ ~4
~ _ . . ~ ~u.w/ r~ r . , . . ~ . ~ • ► ~ .'i _1~,. .y .1 ^.~r~^~~ j ~ . . ,A, ~ 2.. , x a r 'v + ~ i
• , • ' .I', d4 ~ ^ I lr1,Si ~ ~ J fJ C ~y V` n~ rZqL rr , o, ~ - r,:~~ _ ' Jg~'~; fV e ~ , + i~ ~ i , L : 1 • ~M ~ ~ ~ f ~ . ~i'~, IVL ( e~ t r ~ ! ~ ~3 , - L r~~ - ~g [ I _ y ~ r, 1
, _ i. ~ti t~'! ' G2 ri. f i { ~ . '~'WL~. + Sj N LJ'~'~- ~F . j , 1 , ~ . ! „ __._.u • 24-77 • .n' ~u ~ i ~ ~ . ~ ~ 4 ! , , y ; , n ~ 1 ~ ~ 'ti :I 'r' ~`ia ` 1 0 $ ~ # ` ~
~ ' i~ f'L' ~i ..~~r ! ~ ~ I ! ' fy ~ ~ V S ~ e. C~ ^nl ~ 4 r' ~ . _ q O ~ J ~ . „ 3 ~ 7 , ~ ~ , ; ,,f , ,c . , ~ T . . , ~ , . ~ -
~ .3:~ - . , : , ..~7 E ~~.~ll~ q ' . ~ 1 I _ . • ~ ~xistin Lan~;sp ~ ~raaosea ~or . _ ,~,~4 ~ ;,~y . a ~ i ~ ~ . , . ~ , ~ s ,~,v ~rz v _ ~ ~ ^ _v ~ , r 6 ~ r , Q ~ . . , !-raoosea z-Qne(s) w :;Ores ar 6c] rt
. ~ ~ ~ ~ I _ ~ ~ ~ re ~ ~ ~ v ~7 J~ , ,a ~ 9 0 i ~ . 9 <j ; -~5 ~ ° 3 ' ~ p ~ • vi '1 ~ ~ ~ 'U ~ ~ ~ , ~ ~-T ..r'r I k ~3 ~ r f~ ~ 0 ` 9`~+ i • , i i F k~'.S! ~ m L', Q ~ T ~ ♦N~ W ~ ~ /y.-% -
~a ~ i. P r A , ~ Fl.~ A=~ ; ~ ~ ~ •y~ ~ x , ' ~ + ° ~ ~ ~ ! ~ ; ~uildi~a Informalion: ~ i
e `f , . x~ ~A « 0 ~ ~ i ~ ~ , I I ~ , ~ «d~ , ~ ~ Q , ..x ...1. r ~~7 ~ a, I.. i ~ r r ' P r f nl in ovar~aae . h-• ~ ~ a ~ „ ~,v~~.. ax . _ _ ^ ~ e cenS o B~ ~ ~ C . ~ k:2 lin sq f!
~ 1 _ ~ ~ - r~ ~tl l _ ~ . , , r 2 t''r~N~ I ~ _ . ~ ~~..t,~ rs ~ ~ ~ ' Buiidina Use ~ ~ r ~ . C r, - . ~ . r -:k , ' , T" T Ti ~ i ~ _ ( 1 ? ~
. ,i r, ,•f l,~i~~, ~~1 1 I E i ~ ~ , r . nv ti'` i ^ L r p~ll\ r : r ~ ! ~ r ` ° Q . . Lands:~tp?d : t. Q2s `1 ~ ~ _ . , ;yl ~ ~ i.f ' . r:~ 4. ~ Itl I 1 ~~I + ~ ~ . r~ ~ (iR S'~ f:
~ ~ 1r • ~ Q ~ ~ ~ '4' ~ ~T`' ~I'-' ~ ~ : ~ I I d~} i } ~ Uf ~:71t~~`.;W:3r;(la : +r p ~ , o I , ~ I~~Pas~ r n ~ ~ _ ~ . _ _ _ ; ~ I ~ ~ ~ ~ f ~ ~J I~ 1~ A
~ a ~ ~ ~ , o. , ~ ~ _4 _ s ~,r,; ~ ~ ~ ~ l I I No. of Park~n SpacQs R~qu~red ~ . • , ~ 2 ' ' zs ~}e ~ ~ 9 ~ 1~ I ~ _ ~ _,~i;,.~,. ~ ~ I i D~ 'ed ~
~ i.~s-• r~~~•• . f , i Perc~nt of Q en S ace ezcl~de aved are „r ~ ~ , U~ f ~ ~~I ~ 1'~~ P P f P i, ~ e i .0 ~ ~ ~ f sde paved areas)
~ ~w ~ , {in sq. i.~ I 1 . ~ ~ I ~ r ~X I , 196 ~ Q ~ l : I y P ~ . j~ p t,J 1 ~ ~ i ~ ~ • I , Buildin Setbaeks ~ l g
. ~ 4 ~ 4 I i T'J-~ ~ 9 . t>~ : , ~ ~ i ; ,u " p ' ~ I I ~ I ~ _ i i ~ . i ~ - l ,
, ' f , .
------~_--_1_~ . . .
~
. i s ~ ~ *!c u~.. s ~ I ~ 1 - -±to w.--T u'Wi't w I
- ~ ~ ~ ~ ~ Y # I I ~ 4 1~ 1 1, ; I + ~ ~ i ~ V 10 T OA#M IwY M. 4R3SdA I u A a m. a-losaL4o1
J ~ ~ I I I II 0 , ~ a a ~ ~I ~ ~ I ~ ~ I "
1 ~ I I I I ~ I ~ I f ~ I M i h ~ ~I •.u. ~ I I ~ I
'3'Tcl I.~ LT h i, I I ~ I ~ ~ e~~►~ cc~,,e-~aucT~cx, rx ~ ~ 3 D 4 ~ i ~ I i I
TYPE 6 GCM~'l..ff CCJr-iC ~ n r I I~ ~ I 7~1'6 "~«.~D LT CU2~ ~1 I ~ I ~
Q j~l , ~ ~ I i I ~ ~ i p~X'ati1.J CC'HJbTQ~.aGTID►.1 ~ i ~ ~ n I ~ ~ Of CGM~,.fr C~~1.1G ~ I ~ I 61p~W~6L.K 5CAL
, ' I I I Q a ~ ~ 6L. ; I '~TA 4.'f2 l.T ~ f2T ~ ~ i i Q~ ` i $~A d.49 LT ~ tYT ~ • ~fl~+~Ok: 3' vERT
Sf'4 t.W RA~vC ~ktbC~l.1Ca I CUIJJ~Tql1L~ ~Q'L'C.cxST DR'+'~= ` ~ ~ I I ~ C(71,IbTQIlC'T P'RECG~"T CX2`fWCU.. ~ CJ~ivewdrt l~v~OaCN TYV~ p W17L1 M~Tt1~. fIIbNYC I t I ~ , ~ 'T~sP~ b WfT~I MCTAL F~ftGMC ~TA 5«5U x~~+~ aenno~ or ca~~eru~ I I ~ I C i~j 7p II,1w ~.~►,sc ~ C~A~Q [R,nTC TYPe ~ I i I ~ tu.1D C,fLS~C TYPC 2 C►.10 C~JSTLiu~c.~'+C~►J
~sv ~ur ~ , i z , ~ '..~:i11J C.tk,Y~TQuCT~1.J ~ ~ j FLNGC TO k~~ 4~MUVC'D ~j ~ a r.
~.c w ~r~,+veN ~unracc ~ 4~ csw~,cQ ,j ~+r ~ ~ ~ ` . ~ ~ r r ~ 1~ 3 n~ ~ ~ ~ f I ,l ~ "t , ~ ~ . ~ 3~ as' v~ 1 . , ' i ' ` ~ ~ ~ os5 - i ~ I
~ ~ r , . ~ i ~ 1 ~ ~ - t - ~ L . - ~ ~ ~ r ~ 1. _ ! ~ • y . \ I
~~d C ~ - ~ J !1 Q ~ 4 _ ~ r~r~► ~'r~~rr~ ~ - _ _ ~ / ~ - ~ WALL. - . _ ~ _Y~ r____ N~ s c- 0 _ ---__....o.._._.._ ~
N pQj W ~i~ ~ _ ,N 2 ~ ' IG ~ `
~ aJ i y I IQ r C►0 ~ ~ ~K iMl~. 1 ' ~ N.a~• ~u' ~r~r. ~ - ~ ~t'nuG t~uc.rx~rr = W ~ -~p~r+~ ~z~ru~ I~r+~+euT' ~ _ u erti a t. _ `.I 'a ~'i, z Z ~ a~ i ~ I
-------o~-- - -~t,- _ ~ - - - - - - ~ . ~ ~ - - - ~ ~ Y ~ l =
~T ' T Y ~ U 7 Y ~ ~ ~ ~ , ` ~ --iT e _ a ~ - aT ~
b"" + ' . ~ ~ ~ .M ~,:1--~ ~ • . r. ? Y ~ . ~ w+ , ~ ~ - ~ ~..1 4i89~' ~ . ~ ~ r l / ~3Q~5" ~
" ~ d ~ ~ ~ ~ ~ f ~ ~ ~ ~ ~ ' O ~ 1 ~ ~
~Qaoe a.t~ ~anv~a. J ~ ~ ° + i ' ~ ~ ry~ ~ octav~war ~o s' ` ~ ~a 4.~ ~T rrr GerCK + 1 ~ M ~ # t
C~r a+~ewai►t ~ ~ , ~,e , euo aor.r~~m~Cric~ cx } i ; ~ ~ 4 ~ ~ ~ cenc~►.rr ca~c a~cew,o~c ~rr~ ~.~u ar ; i ~ ; f i , - ~ auo ~°~rve e cer~c~ i
cr~+u orr~+,,~muer~c~u t I~~ i i ~~x cuax+ C~UN7Y RflAI ' or cGM~~,rr cr~ucrzerz S~ i ~ i ~ I )UNTY ROAD PR4JECT No. 1679
ocw c►.ia rr e , I ~ i ' ~ ~ ~ au~ o► ve , r 1 4 , S U L L I ~ c~e►.tr c~x~eTe a~rza ~ ' ~ r ~ e..~. ~ i 1 ~ SULLIVAN ROAD
, ~ ~ . ~ EA.~I No.4103(2 I ~ i , Q r ~ ~ ~ ^.A.M. Na.4t0.'r(2)lU.A.B. No.9-3t}52i4a1 oFF,cE c;F
N ~ ~ 2 ~ I ~ ~ " t ~ ' ~ ~ ' ~ 4°~~'"Y CDUNT' _ _ , ~ ~ ~ ~ i ~ ,4 ~ CQUNTY ENGINEER
i ~ ~ ii i ,x + r ~ ~ a~ z ,r t~ S~t~fi w~,E I WQxwrvE t.OuNr r, waswr
~ d, ~ ~ ~ ~1 . . . i I I ~ A.'~ ~ ~~f aa~w .iw Y..7 IS Y
, I ~ ~ ~ ~~alll~~ ~ ' ~ rdS7p ~ +FI~ 5EC 23T.25N R.44EW.M. ~ ~ , 5EC.24T.25N,R.44EWM. . . ~rri. a/s! -Tiwwrrr kMir•wtla
, . _ . . . . - - - - - ~ . . , _ _ ~ ~ . . _ . . - - - , - , . ~ ; I ~ , ' ~ ' ~ , ' ~ 1 ~ : ' ~ ~ ! ~ I•
, , , ~ ~ I ~ ~ , ~ ~ , ~ i I ~ . ; : : ' ~ ~ . : ~ . ~ . . : ~ ' ~ : z . ~ ~ ~ . : . ~ . ! . , , . . . I ' . i 1 ,
, , . E ! ; ~ , . , . . ~ ~ , . , . ' _ . ' _;r__ - 1 . , ~ . . d. . _ - . ~ . .._s~__ _ _ ' . ' _ " . ' . . . . . ' . : . ~ • , ~ ~ '
, , . , , , ~ t i ~ 'I ~ ~ ' . . ~ ~ . . . . . ~ ~ . ~ Y ~ , . . ~ ~ , . ~ 1 . ~ ~ , fi ~
. , , ~ , . , ; ~ r c ~ ` j ; , , . ( ~ ~ . . . . , i I i . , ; ; ~ ~ . . ~ 1 ~ t r ~ ~ I ~ i I . . ~ ~ • r
i ~ ' ' k ' i ~ j i i ~ ~ ~ -0~,+~0~ ~ " ~ ~ . ~ _ ~ _ ~ - - } . ...-e - . ! V.~'~ . . . . p . ~ . - ' ~ - ~ . - . . ~ . . ~ . . . . . - . . , . , . ~ r ~ ~---f - ~ -i - f. ~ ~ ~
. ~ , ~ , ~ ~ F , ~ ~ ~ I ~ ~ , ~ . . I . 4 ' " ~ ~ ~ ~ t . . . . ~ Q ~ . p . . ' . i , ` . . . .
~T : , ; ~ . . ' V' A ■ ~ 4 ` ' I 1 ~ ~ ! h ~ ~ , , ~ I ~ , ~ ~ ~ ~ . , ~ . . , ~ ~ ` ~ I i ~ , i . . . ~ ~ • ~ ~ ~ ~ ~ ~ ~ Cucm L7
1~i-.. - . t ~ ' i ~ _ . - h - ' . . . p , . . . . . . t ' , , . . . ~ i ~ J ~ ~ ~ . , . t ~ . . . . I . , ~ ~ , a tJ N, . , . .
; . ; . : ~ ~1 ~ : ! . ; ~ ; ; , i : . . . . , ~ . . . . . ; ~ . . . ~ ~ . . , # . •
; , , . , . i ~ ~ ; ; ; ~ , . Q i , ~ . • • ~ , . iI ~ . . . ~i ~G'TC."~ ' ' ~ ~ _ ~ ~ _ - ~ ' ~ ' . . . . . ' - . k I ' : _ ~ . --r r- ~ . } - _ i . k~ i
, . , t---~"~ ~ . . . ~ f ~ . , , , . ~ . , I ~ a ~ . , : ; ~ ; : : : : • ~ . : I A ~ : : . ' ' . . ~ I
s ~ * '~~C ~ ~ , . ; ; . . . . , 4 I ; . : . . ; . , ~ I i . . . . y ~ . . ~ , ~ . 1 ~ . ~ , . . " . ~ . p"iL.C
i- . , _ ~ _ _ . _ _ ~ _ ~ . . - - . - + - ' . - - - . _ _ . _ . ~ ~ . - Y] ~ . ~ . i . - . . ~ - ,y Y i I , . . y . . ~ ~ . ~ . - ~..~___,e. ~ ~
6~ r . , , , ~ ~ . ~ , , . ~ . , . ; ; ; : ; : ~1 ; , , : ; ' ' ; : ; . , : : : ; : . . . ~ +
, , , . , . ~ Y . I , . ~ , . . . . , : : , : : a . : : : ~ ~ ~ : ~ : : : ~ . ~ . . , . . ~a.~,~ . . . ~ i-Q.~~ I z . . ,
_ . _ . - . _ - . . _ . . . ~ . ~ . . [ . _ T _ .t - ,.~.I~~~,,_.,_~.~#-0: t . : . _-r_ 4 - ~ ~ . , . . , . . , ~ , ~ , . 1 , ~ . . t 0 { , , , . . f r-- . G ~ ~ . . I . . , , . . , ~ , , S
~ ~ ~ ~ . : ; . ' ~ ' : : ~ , rh . . : . ~ : : . . . . ~ ~ aT ~ : ~ . . . ~ , , , , . . . . y . , , : , . . f` . . , , . '1 . . , . , . . ~ • ~ ' TC~~ Or : . . . CYXm
~ , , . F. , , . ~ . # . . . . . . . . . : ' ' ' . ; . . ..,r . ~ . ~ . , ' _T_ ' ' ` _ _ ..__rt - . ~ ~ , . ~ ~ , . , . . , . , ~ ~ . . ~ . . . , , . • ~ ~
. , . ; , . ; : ~ : 0~ : ~ c ~ n ; : : ~ ; : , : ~ : ~ ; ; ~ : : ; : ; ; : ; : : : . . : : : : : : : ; : ;
, . , . . , . , , . . . . . . , . , ~ . . . , , . . . . . . . , . . . , . i . ' . : ; : . ' : : ; ' : : ~ : ~ : : : : : : ; ' : . . .
= I : ~ - , , - _ _ . K ~ , . ~ ~ . i ~ . ~ . , ~ . ~ ~ . , . , ~ , ~ i . . . ~ . . ~ . ~ . . . . , ~ ~ . . . . . . ~ . { - - . - . ' - '
~ . ~ . . . ~ ~ . . . . . ~ . . . . . . . . . ~ ~ . . . . . . . . , ~ . . . . , ~ , , . . ~ . ' . . . . . i i ~ ~ . . ~ . ~ ~ . . . . ~ . ~ , . . , . ~ 1 ~ * ilI
{ . . ~ . . . ~ , ~ ~ . . ~ . , . . . , . . ~ . . 1 1 ~ i i ~ . . ~ . ~ ~ ~ ~ . . . . . . . ~ , ~ ~ ~ . . 1 ~ ~ - . . , . . . . . . . . . . . . ~ ~ r . ~ . . . , i ~ ~ ~ ~ • . R~ro~. ~ ~ ~.nr « . ~ ~ f.___~ _ - . ~ . . ` ; . _ ; e..~r.~~..--4 ~ . ~ e - _ ' - .
~ ~ ~ i . . . . ~ . . i . ~ I ~ i . ; , . . i • +
~ , ~ ~ . . . . ~ . . ~ . . I ♦ . • ' • . . I ~ . . r . ~ . ~ .
4
.:y E~ ~ ~ ~ ~
i' ~c~°, ~ ~ , . ~ ; d c~-~ ~P ~ ' . _ . ' ~r~f r . - 7^'n~Y~ _ _ _ ' ~ . ' , .rMr~ _ _ ' ww-r~.~ _ _ _ _ . . , ~ v` ~ !
i ' 4 ~ ~ 1 ~I ~ ~ . I 0 } ~ ~ ~ ~ i ~ ,
, ~ ; •J~!-IA _ ~-R~ .l.1~ . - .~L.. ~ ~ h~ t 20 AI ATCM LI1~ S1f E T Nn !9 _ i ~ i ~ 9 ~
~r..-.t «.;-}..t..~ ti _ , ._r.' ~ p I f r- ~ ~ ~ ~ . . . ~ ~ . , ~ ~ , , ' ~ -1 r w ~ r
, ~ ~ ~ p ~ ~ ~ ~ 1 ~ ~ n,~ ' ~7 ~ I I w . ' , ' - . , , ~ . ~i~' ~ . l~ /r`'S ~
. . ~f . , ' I
«.-i...._...--.-. - ~ ~Q ~ ~ / 1 i ~ , § . . r ~G • ~a 1~~ ' ~ [
' n ~lS~_ .__41.i's ~ A F I ~ ~4 ~ 66_----- + ,y ~
~ I ' I ' j ♦ ► + ~ ~4 U . _«..t. ~ ~-.1.._.__«,-..~..-..~.._.,..... ~ .^'i • ~ ~
~ ~ . ' . s»..E'j ~i.,l~' - _ ~ g ,a
~ ~ . . . ~ ~y~{ ~ DT
..-..-r_ , --~.~w_~_..,.~~ ~ c~ ~ G , ~ ~ - -
~Fm wr. w ' ` m m,__-
~ N.A1'ti'~O"E . N 64 21 ~2 E . • * , ~ m
. ~1! • ' ~ ~ ;..:L'[.*~? ~ ~I ~ - Z---•--------- : ~ I - N
. I ~ ,
~ ~-JE~. ~ , 2~, . . . . . . . . . . , . . . . . . . . ~ I . ~ ~ti ~ ~~0 4
. - ~ ~ ~ " I~ :4~~~
~ ~ ~ ~ ~ , ~ ~J ~ a~ I + p ~ ~
i..._..~,_~.... , , _ ~ ~ ~ - , {a .
~ ' ' ' ~ rt ~ ~ ~ I u _II , ; _ _ . . ~ r~ ~ , ~ ~ , .
a t~~ N~s @
~....;e..._. _ _ . _ _ , ~ ~ ~ ~ ; ~ , ~ _e r , ~ ~ , . , , r_
~a ~ ; , , ; . , . ~ ~ ~ ~
~ ~ ~ fi.:...._...__.. ..._i~_._..: ~ ~ , ~ ~ _
,:~-i , ~ ~ .w~' . ` , _ , ~
t' _J I MI ' i . i i I " ~ •i ~4_""'"_'_.~
~ ! ~ »Y+a+-+. r.+-I . w.,t.+ . - . a-..«.....+r.~ _ - - - • ^~t...-.. • . . ~ ~ I .
~ ~ ~ ~ ~f ~ ~ ~ ~ ~ ~ ' ~~c~ ~ , , , ~ A~t~
' I•~~~ ' , I ; ; , ' ~ , ~ F ~~~ju . , ; ; . . . . . . • . . I .,,,r..~.r.,-.~,.... ,-.;YI~..r~ -.1.-._. .....1..._. ~ . ~ / ~ ~ ~ ~ p u
, ' ~°I 'i ' ~ 1 II' T
I ~ , ; , . ~ ~ ~ / ~ ;i~'~ ~ i ~ ~ . _ ~ ~ u ~ ~ ~ . , ~ ~ ~ i . af ~ ~ , , ~ f . ~ ~
' I~ a" ti L~~ ~ ~,y~, I ~ i , ~tl ~-!'r 1.~ *"°I'Y I : ' I 1 ~ . . .w~r-r : ' ' 1,++.+ q . --h-- . . . _ . _ ' ` ~ C ~ ! , I ~ ~ ~ ~ r .~.y~i _ f n t . ; . ~ ~ , ~ , ' ; ~ ~ ~ i ; ~ ~~qn
~ - ' . ' ~ , .i . ~ r ~ ,`~~°q
. ,,..r • ~ ~ ! r,~..+. I ~.a- ~ ~ ~ ~ ~ ~ ~ ~ , i ~ ~ i i . _ _ r. . .Y_ ~ ^ j ~ ' 'J Q ~ ~
. . ~ ~ , ~ ' ~ - T~i° ` ` I ~ ' . ; t. ~ ~ ~ ~ ~ ~ ~.II ~
~ ~°'~i ~ i,~~~~~ ,j ~~il , ~ ~ ~ ~ ~ " ~ ~ ~ ~ : i ; ~ ~ ; y„~~y,,, I . .,_..-.1 ~ ~.a.,.~, ~ t~,+, ~ p ~
' y I I ~ . , ~ I ~ i ~ , , ' ~ , 1 t~ ~ I~I ~ ( 14~ ~4{ ~ ~I~ I~t , , ~ 1 "r++r+"'"'~+'*'T^~,}~y.«~ »,r«; ~ ~ . ~c~: f
~ ~i ~f~ ,"i ! ~ ' " . ~ ~ 'a`' ~~7.~~ (
+~+t-r~~i : .f..,,+~ .;.:.,_...,u...~....;. . m ~ ~ .x;;L,t, ~
~ ~ ~ f ' I a . _ ~ N ~ ~ D i
' ~ . ~ _ Jr~_____--_ . ~ ~ . ! ny .r ~ TTTTy.~i. _ . . . 1 . . .i... ~ . z . ~ i i _
4r, f~ t " I ~V f~`~ ~ ~~a' . , ~ ~ `"t~ , . . . . ~.~.r..-,--+~-+-•~ - - - , , ~ - ~ ~ ' l-- ' ~
' ~I ~I~~ ' ' I ~ t , , A ~ ~ ~ ~ ~ . , U
' .+t-F f+-'+'~- ~-ryl-r +w1Ft- •_~-r ftY• . , - • "1 . _ , k..-. • . , • w I Y r~ J...~ . ~ ~ ~ ~ ~ ' I ~
I ~ ; + I , i . ; , y ~ ; ~ , ~ ~ ~ ~ _ ~ ~ • ~ r ~ ; ~ .
~ ; ; ~f , ; . ; ~ f~ ~ ~ ~ ~ . , , ~ , i , ~ I ~ . _ ~ x , ~ _ • , ~ ~ - . . . . . . ~ • r . . i ,
, ~ , o ~ ~ , ~ , y _ ~ ~ ' ~ ~I , ~ ~ ~
' ~ , ; ~ ' ~ P W~ ~ yt i'+tt"' , ~ . ; , ~ . . . ~ ~ ~ ~ --r ' I I I I . . i~~.~.~,.1~ , t p
*~-»4 ..-•f-.-•-'1~»~..- ....,.f.~._ _ .~..1.••••T~.r.«.. _..:t.,.. Nr } , .
~ , , ; ' ; ~ ~ , i , i ~ G , , i . ~ ~ ~ ~ +*+.w. I ' ` _ _ . ' ~ . ~--=-iy . ~ ~1 fl
, r z ~~fi , i ~ i , . 1 , I ox~~~ . ..,.~-K,-.r..-.,--- rt_..~ .t._.. , qa ~ ~~t~~
' i I f' ; , ; . t ~ ~*~~1~
' , } , ~ ~ ~G~V ~~t . ~ i ~ , ~ I i~a"~~~ p
. ....~.K.__..._.;.__... . . ~ * ~yrn~~ ~ N ~
~ ~ . . . - - I . _ . . . . . . ~ ~ ~ ~ 4 n ~ ~ ~ E a r ~
~ ~ ~i 91jp~~ a~"° h , . 1 ~ ~ ~ApP ~ ~
• ~~~,z
~ ' ~ . ~ . ~ ~ p p~~ r ~ I , I ~ .k , t ~
_ . .~_._...i 'tit " °p
~ ~ ~ , .
' ~ ' ~ ~ ` ~ , . . , ~ ~ ~ ~ r ~y+~ E~~~.~_...~_..~_ i • a ~ ' . 1 6`u
, . , . , _ . ~ I g R
a 1► • , . . I ~ ~ ' j , , •~_..ix--•~-...-.- .r~ M~yi +~QT'd 2nd AVE
C j ~ ~ ' ~ - e!-zna~•E • 'JI- ` i ...-.e..._. ~ ~ ~ p 0 GC~°
I ~ ~y' Y D -
i ~ ~ ~ ~ ~ - . . . ~ I I . . . . , - - y-.~+~ r _ . ~ ~ = ~ M ~ ~ _ --c r. - -
, . ~ . . , , 1 ~...t.+. « . ; . ~ . . . . . ,.-.-..-i . _ . _ _ _ , . I . w . . _ ~ ~ ~ . ~ ~ . i ' ~ ~ ~ f ~ 4 ~ i
{ I ' I ~ , , ~~~~~5 ~ I e f I ~ `
{ ~ ~L :~1, ~ , ~ ~ ~ ' I , ~ 0 " ~ ' ~ _ II ..r,,,. ,y,_, i . . , j..-.-.,-.. . . , 1 ~ C ~ ~~F ~ ~ ~ :
i ~ ~ ~ n = ~ ~ { pp n ~
, . , w. : p a 7 + 1 ~ ; ~ ~ , ~ •C ~ i - n
~ ; ,i ~ e , ~ . . ~ . , ~ _ z r?° ~ ~ ~;t ~n~~ ~~r r
.....f . 1 ~ : ~ *r , ; ~ . ; : . i _ . ~ . z ~ ~ I I a r~ pA
90 tr r r" Z ri n
z > a ~ pn
!a ti ~sp ► p Q~ '4~ ~n
~ m p ~ L ~ ~ ~ ► ~ ~ ~ ~ m +za Mum.r+ Lr~ E--r r~. zi r
' I . 1., _ ~ Q ~ 0 n ~
~ r
( I , I o~ i C ~
~ Y ' . ~E4 ~h MI S~~T( ~ ~ ~ ~ I I I _ _ RE4 ~M M~ _ s~aff i_ ~E~' a~D r#Ua[:r y. 1 fN[(i ~r
. ' ~ i ~e . . ~ I I I 1 I. I 10 y~1N ~7 i I ~ I ~ ~ _ ~ ~ t ~ ~ I ~ e41 ~4lw ~K'~~•aUSdI1 I - f~ _ u a a ws a-w3z iwi I Z5 0f Bp 1
' ~ I ~ ~ ~ I
~ ' i I ~ ~ I I ~ - ~ ~ h ~ , ; I I I ~ I ~I i I i
~7.; ~T ~~JI i ~ I I i ee~~u c~~¢u~.r~~, c~ , ~ ~ 3; , ~ ~
'TYI~C D C~MD.lT GC~~ ' i ~ , ~ I ~ I p~ ~T,C 9«i~ tT ~
~ d ~ I i ~ ~ ~ I ~ bCGt1.J COASb T~ u G T~ C x. J , ~ I I q II V t7r CCMCLIT CC~JG ~ ' ~ r I i o~ I F ~IDCwa~.K 5C a: t
~ I ~ "~T4 1 r~2 LT } IZT' i ~ q O V 1 I~(JC~ ~ f~sVC Ex~~JT~~.9fa CC~IJ~T LJCT ~'r^~ST `1.. I ' Q 1 I '~A d.4Q LT { QT ~ i..,20~r10k1 i"• S' tiER7
'r I Q ~ QQYWCUr ~ I ~ 1 ~ ! COAl6TRUCT Pf2CCt1'ST [}fj`f W CLL 4iu ~ Ur GiOT~ j,%I I Ca~v~wa~f dPa~o~Cw ~ TYr+~ D wRIJ M~T11i PQ4MC ~ I I ~ ~ ~ '1'YP~, b Yv'fTL.i ML"'~G~ Ffl'.~6MC !~TA S+~U ,e~fr ~r~ ' ~~Iw ~N~e ts~O G2n~'C Trve 2 I~~ i I { 1
ii►.1 GO►.rSTt2uCT~UU Or I I ~ , , ~ a ~ t►1JI~ CaR.QrG 'TYP~ 2 C1ti1D C~AJ'ST~ZUL-TiU►.1 i I ~ FCµCC TO ~C QCMUVCO ~1 ~ ~ y i \ ~ : P ~DW~'f 'SUQ~+OLC I ` ~ ~Y CiWNC4 ~ ~ 11 I I
~ • y ~ J 1 l ~ ` - ~ ~ 1 n ~ ~ ~ dy h , ri ~ .1 ~r . ~ '4
~ fy' f ~r ~ ~ - - __.~.r - i ~ . 1 ( , ~ ' ~ ~ ~ - _ ~ f•~. r ~ ~ ~ _ . ~ ~ ~`~a'a - ~ ~ . .
~ Q, ~ ~ ~ rw icn _rr~. ~ ~ _ ~ l 'hl ~ ~ \ _°'4 f~ ~ ~'W. ~ N_~ ry ` ~ C - 4-° -
_ N ~ ~ 1 -
~ ' ~ I I + ~i ~ ~ ~ ~ ~ , 0 40 ~1l Nll~. ~ ~ ~ ~ .P u.4i ~~Ct. _.~e pu~an►~c, Ao~re~+a,~r f Z w ~'~uar+~ ~tT---'~--T u es~s~' i t. ~
_ ^i - ~ `~''A'" ~ - m -'p - ~ - -t _ . _ _ y ~ , _ _ _ _ _ - ~ ~ , ' ~ ~J f1, - ~ ~
/ ~ . x ~ ~ / U ~ ~ a7 8T -r r -d , , - - - _ _ , , ~ ~ ~,T' ! 8T T _ QT ~ - - 6T
b,,,,~ ~ _ ' 1'~ ~ 1 ~ • qg@~ L.J ` ~ ~ ~ 9 \ , l~ ~-...Y ~ ~ ~ , ~ / `"~h 2 2
, cr ~ q, 1 , o ~ ~Qaoe a.~ esa~L. -~J ~ ~ i M
, n 1, , t ; ~ ~ + caaivewar na e eaut; ~ w„ ~ a. Y, t - ~ + ~rn +5c~ ~ , ¢r r~' ~CaC;iVGiK ; Ir~ _ . _ _ . _ I ~ ~ , CIJD ~TQJJC"tIC~ Or
~ ~ , i ~ i I I Q ' CCMG.rr CCJ►,~C 3iDGwGLK ~J' ~(1 1 ~'IU nT ' , I ~ i ~ ~ ~ ~ ~ ~ _ auQ rrvic e ee~+c~.tr
1 E } I ~ ~ ~ f cc~uc c~rze cx~ c~Mrur tnucn~'t R ~ i,I ~ g' i , w CdUNTY ROAD Pf TY ROAD PROJECT No. 1579
~+ocw~ nub rr~ Q , ~ + ~ ' i ~ , ~ ' ~ , ~ ~ SUL~LIVAN CCk1CA;~ C~R.~T~ CUf2~ ~ ~ I h.~ e.w I I I SULLIVAN RUAQ
. . , ~ ~ I ~ FaM.No.alfl3f21/u. I I ° ' ~ Q ' ~ 1 ~ ~ ~ ~ 2 ~ , ~ uFF~Lf Na.4103f21/U.A.B tVo,B-3032(40) k_~F'FICE ~,F
~ 4 ~ ~ ~ ~ ' ~~.h'~ _ ; ~ ~ , ~ `~,r•~,,~~~ ~~C CQUNTY E GfJUNTY E M GINE ER
; , i ~ % x I ~ ~ ~ ~ I ~ ~F'UnµME .GU~ ~ L _ , ii i I ;NUMt ~Guro r r, wdsr,
~ 'i 4 ~ { ~ ~ a ; ~,f ~ p..~ . /,j ~ I ~ i df !~y`~~
i 4 fsrdAAl fr~' SEC ~3T25N R.4~4E.INM. ~ ~ ~ SF~;.24T25N.R44EWM. ~ ~ ~ l h4 w[! A
' 1 ~ ~ ~ , - . i I . _ j _ i . _ . . . _ . ; , ; - ; I ~ f i ~I
; ~ ~ ~ ~ i ~ , , ' . ; I , . ~ . : ~ : : l ; I . , ~ . I , ; , ~ a 1 ~ ~ , ~ ~ ' ~ I ~ i : ; : r ~ p ~ ~ ~ , , . i ;
. . . I I I ~ ~ ~ . ~ ~ I I ~ . _ ew ~ ~ ~ _ ~ Y ~ { . ' : ; . _ . . . _ ' ' ~ I ~ , a . 1 ~ ~ . . ~ . . . ~ . i I i - • . 1 t . ~ . ~ 4 - * I~ . ~ . ~ . . ~ . . . . . ~ . _ _ . . _ _ .
, ~ ~ 1 i I ~ ~ ~ - ~ ' i ~ ! ~ ~ I { ~ i ~ I ` . I ~ I . ~ , ~ , ~ , ~ } 1
, ~ . ~ . ~ ~ , , ; , , ~ , ~ i , : ; i , . ~ ~ , . , , I ~ . ~ ~ ; , { I . . ~ ~i , ~ ~ I ; ~ ~ ; i . I ~ ~ i ~ ` i , , . ~ ~v , ~ ~ ~ ~ ; j . . ~ . ~ .
, . . ~ ; ; ' , ~ , : -o ~or► , ~ ; ~ _ ~ . - . + , - . . cL?~ ~ . . . . ~ . _ . . ~ i ~ t i I . . ~ ~ ~ . j i , . ~ ~i_.--~ ' , ' ' --t - ' - ' • ± ~ - . 1 ~ . r . . . . . . . ~ . ~ I . _ ♦ . . . - t . ~
. . . . I , ~ a ~ ' I : : : ; ` , ~ ; ' , . ~ ! ' . ; ; ' ~ ~ i . ~ i . i , ~ . . ~ ~ ~ ~ ~ i , ~ t ~ ~ ~ .
, i ~ , . ~ , , ~ i ~ ~ ! ~ , . , , , ; . ~ ~ ~ ' ~ ~ ~ i ! ~ ~ ' ' ' ~ ' _ _ ' ~p._ _ _ ' . - - ' , ' ~ I • ~ I ~ ~ ~ ~ ` i[uU5 Li s
. . . ''~V-- = r - ~ . _ . _ ~ , i ~ _ . . _ _ , _ . ~ _ f . . _ . _ ~ . . . . . ~ . . ~ . , ' ' i ~ J ~ i V i i . , . j , ' t } t i r , . . . + fi , , I C ,
: ; : . ~ : ~ ~ ' ~ I ' a ~ a ~ ~ : ~ ~ 1 ' C I ; . , ~ . ; . . , , , . , . Y . ~ ~ ~ . ' ~ . ' . . . ~ ~ ~ ~ ~ ~ , , . , ~ I , ; # ~ ~ + ~ , ~ :
. , , . I Q , . ' I ~ ~ . . . ~ i . ~ ~ i ( ~ i ~i0'Tl~ti i . ~ ~ ~ - - ~~.iG7~ _ . _ . 4 i~ _ P { I V , , r r ~ • - _ • t • h . . _ _ . } . . . s--- _ w , ~ . ' ' i ; . ~ i . , i ~ t ~ I - ` . ~ - ~ ~ t.. . . .1 . - r. 4. I y . . } . i - ~ . ~ .
. . . ~ ~ ~ , ; , , : ' : I ; ~ , . . r i ~ ~ ~ . , . , . f . ~ , . I . I . ' ~ ' i i ~ i ~
. . . , ,k., . . ~ . ~ i , , , ~ ~ ~ : : : ~ , . . ; . . . . 3 ; ~ ~ ~
I a ~ . . _ _ _ . . _ . - - . . _ ~ _ I . . . . , ~ ~ • t , , ~ F~ . ~ , ^ ~ . - ~y - . . _ . . ~ . . . . . . ..1- - ~ f. , . ~ . r~ y ~r ~ a . y fi ~ . ~ ~ ~ = - - - t - - - : , .
I . . V . , . Il ' : ~ ' : d~ , ~ I . . : . ' ' : : ` . , ~ ; : , ~ . , ~ ~ Y Z . .
, . . ~j ~ ; . . I ; ; . , . . . , ; i ~ . 8. ~ ~ ; : ~ : ~ ' - ' ---G--- _ ~ . . ~a~si ~ ' - - ~ ' - - . I-oaas ~ ~ ~ I I .
, , , , . - r . _ ~::___!_1,., , . _ , _ _ _ . ~ • • . . . . , _ . . _ ~ , . . . . ; ~ . .,J ~ ~ , - ~ a ~ ~ ~ ' F : : ; ' . , , ' . q , ~ . 9 k , . ~ . ~ ~
I : : : ' ' 0 - . ~ . t . . ~ : . : . ~ ' ~ . . ~ ~ : ; ; . . r . ~ ~ ' : : ~ ~ ~ ' ; . . , , . clyara ar ~
i ; : ~ ; + . , . , ; , . : : : : . r--._._ _ _ _ _ ~ _.__9_.~_~ ' - -.-!_~~..._..a ' ~ 1 . . . ~ ~ ~ . ~ ~ . , ~ , , , . ~ . - -r:.. ~-r _ _ ~ __t. _ . , _ . . . . . . ~ . . . . ~ . ` . . . ~ ~ . . ~ , . . ~ . .
~ ~ ~ , . , ~ . . ~ ~ . , ~ . d . ~ ~ ~ . ~ ~ ~ ~ ~ , . ~ , . . ~ ' ~ ~ . ~ , ~ ~ . . . ~ i . . ~ . ~ ~ : ~ I , . . ; . ; ; ~ . i : . ~ ~ ~ . ~ . r . ~ ~ . ~ . ~ ~ 1
~ . , . . ~ ~ . . i ~ . . . . . • . . ~ . . ~ ~ ~ , ~ . ~ ' ~ r.-. ~ _-,__m_ ~ ~ ~ ~.I'_'-~`_"^... ~ . . . ~ , . . ~ . . . . t . . -
~ . . , , ( . . . ~ . . L' , ~ ~ ' ; . : ~ - ~ - -w.~..__ ..._r- «'4_ _
. . ~ ~ . . • ~ . . ~ . . ~ . . . ~ ; • ~ . ~ . I ~ . ~ ~ . . , ~ ~ ~ ~ . ~ . ~ ~ . ~ . . . . ~ . I ~ ~ . .
~ ~ ~ ~ . . , ~ ~ ~ . . . i . • ~ . . ~ . ' . . . ~ ~ ~ ~ . ~ ~ . . . ' ; ~ : ~ . ; ' ; ~ ~ . . . , . ~ . . ~ - . . . . s_ . ~.'__~._.-~,~-e.. . _ ..e ~ ' ~ I ~ . , . . , v _ ~ r . , . ~ , . ~ . _ . . . . . . _ . _ . _ -
, : : : ~ ~ ~ : : : : , : , : fi ~ : ~ ~ o. . . , . . . . . . , . ~ ~ . ~ . . . . . ~ . : : . ~ . . , ~ ~ . ~ ~ ~ ~ ~ , E
i'
~
~
su.
I
I
i
Ii
_ :
-a
E
~i
}
9
0
. .
. . . . . . . . . . .