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ZE-2-92 . ' • - t ~ . v SPOKANE COUNTX HEAhtING EXAMINER COMMITTEE FINDINGS n (BDF,$ INTRODUC'TION This matter has come before the Heanng Examiner Comriuttee on February 20, 1992 The members of the Committee present are Hany Gibbons, Chairperson, Frank Yuse and Verona Southern PROPOSAL The sponsor, Mfldred Wood, requests approval of ZE-2-92, Zone Reclassification from Urban Residential-3 5(UR-3 5) to Urban Residential-22 (UR-22) within the Aquifer Sensiave Area (ASA) Overlay Zone FINDINGS OlF FACT ANID CONCLUSIONS 1 The property is generally located in the Spokane Valley on the northwest corner of the intersection of Broadway Avenue and Vercler Road, in Section 15, Townshlp 25 N, Range 44 EWM, Spokane County, Washington 2 The committee adopts the Planning Department Report as - part of this record 3 The eaisting land use(s) in the immediate area are pnmanly single family residennal 4 The Comprehensive Plan designates this site as Urban The Urban category is for the purpose of fill-in development, including residential densities of 1 to 22 unlts per acre, or 19 units per acre for this proposal 5 The Artenal Road Plan designates Broadway Avenue as a Pnncipal Artenal, with a recommended nght of way width of 100 feet b The existing zoning of ttle property descnbed in the application is Urban Residential- 3 5(UR-3 5), previously established in 1991 7 The provisions of RCW 43 21C (The State Envuonmental Policy Act) have been comphed with and a Determination of Nonsignificance was issued 8 The legal requuements for public nohce have been fulfilled 9 The owners of adjacent lands expressed both approval and disapproval of the proposed use Pnmary concerns expressed were increased density, increased traffic, pnvacy of adjacent single farruly residences, property values, road improvements, taxes and cnme 10 The proposed use and site plan as amended in the public heanng is compatible with exlsnng uses in the area . HEC Order for ZE-2 Page 2 11 The proposed zorung does unplement and conform to the Comprehensive Plan with special restnctions on density and height of the northern two structures on the site plan and unlizuig increased setbacks and landscaping 12 The apphcant has demonstrated that conditions have substantially changed since the onglnal zorung of tlus area and accordingly, the proposed zone reclassification is justified 13 The amended proposed use will not be detnmental to the public health, safety, morals or welfare 14 The Committee addlaonally finds/concludes a The revised site plan presented at the heanng is the approved conceptual plan b Building height restncnons would help reduce impacts to surrounding property as proposed at the public heanng CONDITIONS OR CONTINGENCYES APPLIED TO THIS APPROVAL 1 All Conditions imposed by the Heanng Examiner Comrruttee shall be binding on the "Applicant," which term shall include the owner or owners of the property, heirs, assigns, and successors-in-interest 2 The following Cond.itions of Approval apply to the real property descnbed below Opportunity E 2/3 of W 3/5 of Block 78 and Opportunity E 2/5 of B78 HEARING EXAMINER COMMITTEF 1 The northern 2 structures shall be lirruted to a density of 12 units per acre (Reduction of 24 units) 2 The height of the northern 2 stnictures shall be llmited to 1 1/2 stones (two floors for living occupancy), the rest of the site shall maintain a maximum of a 35 foot height limit 3 A Type I landscape srnp a minimum of 6 feet vvide shall be provided along the northern property line in addition to the Type III landscaping provided in the 40 foot setback area 4 The entire setback along the northern retu yard and west side yard shall be 40 feet 5 The northern 2 units shall have 36 parking spaces (reducnon of 36 spaces) Area not needed for parking shall be landscaped in Type III landscaping 6 The apphcant shall subrrut a revlsed site plan meeting the approved cntena and those attached as conditions of approval r HEC Order for ZE-2 Page 3 y SPOKANE COUN'TY PLAN1VING DEPAItTMENZ' 1 All conditions unposed by the Heanng Exanuner Committee shall be binding on the "Apphcant", which term shall include the owner or owners of the property, heus, assigns- and successors 2 The proposal shall comply with the Urban Residenhal-22 (LJR-22) zone as amended 3 The applicant shall develop subject property in accordance withui the concept presenteri to the Heanng Body as stated zn the Heanrig Examiner Comnuttee Condinons numbers 1-6 Vananons, when approved by the Plammng Duector/designee, may be pernutted, including, but not limited to building location, landscape plans and general allowable uses of the pernutted zone All vanaaons must conform to regulaaons set forth in the Spokane County Zoning Code, and the onglnal intent of the development plans shall be ma.intained 4 Stnct compliance with every condition of approval is requvred in the development of this srte Admimstrative review is authonzed, but no administranve deviaaons are pernutted Any proposed modificatton must be presented to the Heanng Body for review and approval 5 Approval is requued by the Planning Duector/designee of a specific lighang and signing plan for the descnbed property pnor to the release of any building pernuts 6 A specific landscape plan, planting schedule and provlsions for maintenance acceptable to the Planning Director/designee shall be subrYUtted with a performance ~ bond for the project pnor to release of building pemuts Landscaping shall be installed and maintained so that slght distance at access points is not obscured or impaued 7 Duect light from any extenor area lighting fixture shall not extend over the property boundary S The Spokane County Planrung Department shall prepare and record widi the County Aud.itor a Title Notice specifying a future land acquisition area for road nght-of-way and utilities The reserved future acquisition area Title Noace shall be released, in full or in part, by the Planning Department The notice should be recorded within the same time frame as an appeal and shall provide the following a At least 16 feet of reserved future acquisition area for road nght-of-way and utilities, in addihon to the exisang and/or newly dedicated nght-of-way along Broadway Avenue b Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area c No required landscaping, parking, '208' areas, drainfield or allowed signs should be located within the future acquisition area for road nght-of-way and uhliaes If any of the above unprovements are made wnthin this area, they shall be relocated at the applicant's expense when roadway improvements are made , v HEC Order for ZE-2 Page 4 d The future acqulsiaon area, unnl acquired, shall be pnvate property and may be used as allowed in the zone, except that any unprovements (such as landscaping, parlang, surface drainage, drainfield, signs or others) shall be considered intenm uses. e The property owner shall be responsible for relocating such "intenm" unprovements at the time Spokane County makes roadway unprovements after acquinrig said future acquisition area 9 The Planning Department shall prepare and record with the Spokane County Auditor a Tide Notice noting that the property in quesaon is subject to a vanety of special condinons imposed as a result of approval of a land use acnon This Title Notice shall serve as pubhc notice of the condinons of approval affecting the property in quesaon The Title Notice should be recorded wittun the same time frame as allowed for an appeal and shall only be released, in full or ul part, by the Planrung Department The Title Notice shall generally provide as follows The parceI of property legally described as [ ] is the subject of a land use action by a Spokane County Hearing Body or Administrative Official on [ imposing a variety of special development conditions File No. ZE-2-92 is available for inspection and copying in the Spokane County Planning Department. 10 Pnor to approval of road and drainage plans, you are requued to coordinate with the United States Postal Service to deternune type and locaaon of centr-al mail dehvery facilines which may include applicable easements for developments of three or more homes Y 11 A Certificate of Exemption can be issued SPOKANE COgJNTY DIVISION OF ENGINEERING AND ROADS Pnor To Issuance Of A BuildinEr Pernvt C?r Use Of The Propertv As ProwSed. Pnor to issuance of a building permit or at the request of the County Englneer in conjuncrion with a County Road Project/Road Improvement Distnct, whichever action comes first 1 Applicant shall dedicate to 34 feet from centerline on Broadway Avenue for nght- of-way 2 Applicant shall dedlcate to 30 feet from centerline feet on Vercler Road for nght of way purposes 3 The apphcant shall dedicate the applicable radius on Vercler Road and Broadway Avenue Pnor to release of a building pemut or use of the property as proposed 4 Access perrruts for approaches to the county road system shall be obtained from the Spokane County Engineer . HEC Order for ZE-2 Page 5 ~ r 5 The apphcant shall subnut for approval by the Spokane County Engineer road, drainage and access plans 6 A parlang plan and tiraffic circulaaon plan shall be subnutted and approved by the Spokane County Engineer The design, location and anangement of parking stalls shall be ul accordance with standard traffic engineenng practices Paving or surfacing as approved by the County Englneer, will be requued for any poraon of the project which is to be occupied or traveled by velucles 7 The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer 8 The County Engineer has designated Typical Roadway Secaon Number One, Local Access standard for the unprovement of Vercler Road, which is adjacent to the proposed development This will requue the addinon of approxunately 10-12 feet of asphalt along the frontage of the development The construction of curbing and sidewalk is also requued 9 The County Engineer has designated Typical Roadway Section Number One, Pnncipal Artenal standard for the unprovement of Broadway Avenue, which is adjacent to the proposed development 10 All requued improvements shall conform to the current State of Washington Standard Specif'ications for Road and Bndge Construction and other applicable County standards and/or adopted resolutions pertairung to Road Standards and Stormwater Management in effect at the date of construction, unless otherwlse approved by the County Engineer - 11 Applicant shall const-uct a paved and delineated approach(es) to meet the existing pavement on Broadway Avenue 12 Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners Resolution No 80-1592 as amended and are applicable to this proposal 13 This subdivision or development proposal is located witliin a drainage basin which has been identified by the Spokane Counry Engineer's office as having stomlwater runoff problems Since this plat or development proposal is affected by or is a contnbutor to stormwater flows, property owners should parncipate in the planning and unplementation of a future baslnwide stormwater management system The following statement shall be placed in the plat dedication "The owner(s) or successor(s) in interest agree to join in any County-approved stormwater management program and to pay such rates and charges as may be fixed through public heanngs for service or benefit obtained by the planning, design, constructuig, maintaining or operation of stormwater control facilities " 14 No construction work shall be performed within the existing or proposed public nght-of-way until a pernut has been issued by the County Engineer All work wittun the public road nght-of-way is subject to inspection and approval by the Counry Engineer . ' HEC Order for ZE-2-! Page 6 ~ 15 The County Artenal Road Plan identif'ies Broadway Avenue as a Pnncipal artenal The existing nght-of-way vvidth of 45 feet is not consistent with that specified in the Plan In order to implement the Artenal Road Plan, i.n addinon to the required nght-of-way dedicaaon, a stnp of property 16 feet in width along the Broadway Avenue frontage shall be set aside in reserve This property may be acquired by Spokane County at the time when artenal improvements are made to Broadway Avenue. 16 There may exist utilines, either underground or overhead, affecang the subject property, including property to be dedicated or set aside for future acquisition Spokane County assumes no financial obligation for adjustments or relocanon regarding these utihties Applicant(s) should check with the applicable utility purveyor and the Spokane County Engineer to deternune whether applicant(s) or the uahry is responsible for 4ustment or relocation costs and to make arrangements for any necessary work SPOKANE COUNTY DIVISION OF UTILITIES 1 Any water sernce for this project shall be provided in accordance with the Coordlnated Water System Plan for Spokane County, as amended 2 Applicant shall make connecaon to public sewer system Sewer connecnon pernut is required Plans and specifications are to be reviewed and approved by the Utihties Department SPOKANE COUNTY HEALTH DISTRICT 1 Sewage disposal method shall be as authonzed by the Du-ector 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 vvill be made available for the [plat/project], and individual service vvill be provlded to each lot/tract pnor to sale Use of indlvidual on-site sewage disposal systems shall not be authonzed SPOKANE COYJNTY DIVISION OF BUILDINGS 1 The applicant shall contact the Department of Building and Safety at the earliest possible stage of design/development in order to be informed of code requirements administered/enforced by the deparbment, e g, State Building Code Act regulations, such as requu-ements for fire hydrant/flow, fire apparatus access roads, street addsess assignment, bamer-free regulations, energy code regulations and general coordination vcnth other aspects of project implementaaon HEC Order for ZE-2- Page 7 ~ 2 Requuements of Fue Disrc-ict No 1 need to be sansfied dunng the building pemut process SPOKANE COUNTX AIR POLLUTION CONTROI. AU'd'HORYT"Y 1 Au pollunon regulations require that dust emissions dunng demohaon, construction and excavaaon projects be controlled This may requue use of water sprays, tarps, spnnklers or suspension of activity duruig certaui weather conditions Haul roads should be treated, and emissions from the transfer of earthen matenal must be controlled, as well as errussions from all other construcaon-related acnvities 2 Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces If traclang or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces 3 Solid fuel heanng device(s) shall meet provisions of SCAPCA Regulanon I, Arncle VIII 4 Demohhon and renovanon projects must comply with the requuements of CFR 40, Part 61, Subpart M Intent to Demolish and Renovate forms are available at the S CAPCA office WA STATE DEPARTIVIENT OF TRAIVSPORTA'I'ION 1 That the applicant conduct a traffic study for this development and that this traffic soudy be approved by both WSDOT and Spokane County Engineer's Off ce before any building pernuts for this property are issued This traffic study should address the following elements A Site Map (illustrating the complete cuculaaon systems) B Vicinity Map(s) (illustrahng traffic distnbution) C Existing Transportaaon Conditions 1 Existing Average Daily Traffic Z Existing AM & PM Peak Hour Level of Service 3 Exisang AM & PM Peak Hour Turning Movements D Projected Transportaaon Condiaons with Development 1 Pro9ected Average Daily Traffic 2 Projected AM & PM Peak Hour Level of Service 3 Projected AM & PM Peak Hour Turning Movements E Recommended Mitigating Measures 1 N1ltigating Measures sufficient to maintain existing Level of Service 2 If the existing Level of Service can not be maintained ajusnfication should be included 2 That the apphcant agree to fund and construct the necessary mitigating measures as outlined in the above traffic study These mitigating measures must be approved by both WSDOT and Spokane County Engineer's Office pnor to being constructed i e HEC arder for ZE-2 Page 8 ~ r r 3 Due to the tnp generativn potential, any further developmeni other than what 1s proposed will require further review by WSDOT to assure additional trips are safely accommodated • o HEC 4rder for ZE-2 Page 9 V l The Heanng Exanuner Comrruttee, pursuant to the above Findings of Fact and Conclusion, APPROVES the apphcanon of Mildred Wood for the Zone Reclassificaaon as descnbed in the apphcation ZE-2-92 and as further condhtioned at the public hearing Monon by• Frank Yuse Seconded by Verona Southern Vote• (3-0) UNANIIViOUS TO APPROVE THE URBAN RESIDENTIAL-22 (UR-22) 70IVE HEARING EXAMNER COMIVIITTEE I-IEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AND VOTE Q s~ Chair ma~i ~ , - v - ~ L ATTEST ~ For WALLIS D HUBBARD Planning Duector B y PAUL F JEN ~EN Senior Planner 'Z- Z,n--~f~ - Date Pursuant to County regulations, any aggneved party has the nght to appeal this written decision to the Spokane County Board of County Commissioners within ten (10) calendar days of the signing of this order Upon receipt of an appeal, a public heanng will be scheduled if you desue to file such an appeal, you must submit a wntten appeal, preferably on forms designed for such purpose, to the Board of County Commissioners, W 1116 Broadway, Spokane, WA 99260, along with a$120 processing fee payable to the Spokane County Treasurer If you have any questions, please call the Planning Department at 456-2205 . ~ , . • . . - _ ' BLDG. PERMIT # - or - FILE # 7a_~D~ `~ol Related ~le # ( ' ) Date to Review 12- Time Date to AA & DR ,!--:r --Time Date Received . , )ject Name No. Lots ~ No. Acres _ SITE ADDRESS PARCEL # /0Jt s - t - r Sponsor's Name , /6/~LIJ Phone # ~ Address t ~-2 / q ~?A~ Work # ~ 6T_ . Date conditions mailed Contac~i person Phone # FLOOD ZONE Yes No - - Engineer / Surveyor's / Architect's Name Water _ Address Sewer U School a 2Z.-~ c7- Planning Contact Person'\._, Phone # - - Date Submitted ' Description Initials AGREEMENT T4 PAY FEES COMPLETED FINAL PLAT FEES COMPLETED NOTICE TO PUBLIC # 1 3 4 6 COMPLETED - OR NOT NEEDED NOTICE TO PUBLIC NEEDS TO BE SIGNED. • . ~ . . • • . . ~ ' I I r: I PLANNING DEPARTMENT BROADWAY CENTRE BUILDING N. 721 JEFFERSON STREET I I . PHONE 456-2205 SPOKANE, WASHINGTON 99260 - . . .4 . . ' - ' SPOKANE COUNTY COURT HOUSE MEMORANDUM TO: Pat Harper, County Engineer's Department Bill Wedlake, County Utilities Department Steve Holderby, County Health District Tom Davis, Division of Buildings Wyn Birkenthal, County Parks & Recreation Department FROM: Paul F. Jensen, Senior Planner DATE: December 13, 1991 RE: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (LJR-22) APPLICATION ACCEPTANCE AND DESICN REVIEW MEETINC A Y$s 199~-~ zAT 3:15 + ~ COUNTY PLANNIN r HEARINg R()OM . Please review the above application and use the attached APPLICATION ACCEPTANCE AND DESIGN REVIEW :;IEETING FORM for your comments. The Planning Department encourages your presence at this meeting. The sponsor and representative have been invited to also attend. If you can not attend, please forward your review comments on the attached form to John Pederson for the meeting. The attached APPLICATION ACCEPTANCE AND DESIGN REVIEW FORMS will be given to the sponsor at the meeting and included in the Planning Department file (so bring f hre& copies to the meeting). Thanks for your cooperarion. If you have any questions about the applicarion, please contact John Pederson of the Planning Department at 456-2205. c: Mildred Wood, E. 12623 Broadway, Spokane, WA. 99216 Janet Storvers, S. 104 Freya, White Flag Bldg., Suite 220B, Spokane WA. 99223 Attachments: Application Acceptance and Design Review Form, Application Form, Site Plan , Y d F t S1'OK;.AN'E COUNTY PLANNING DEPARTMENT A2PLICAMI'1 FOR.7QNE~5~'~C.ASSIFICA'TXQN Date Applccation No- Name of applicant Mildred wood and John Moss Street address of applicant E. 12623 Broadway, Mildred wood Cicy Spokane Staie wA Zip Code 9 9 216 Phone 9 2 6-1 31 2 Name of propcrty owner(s) Mildred Wood and JQhn Moss Authorxzed agent representing owncr 5 3 4- 8 a 8 6 (if other than owner) Ramm Associates. S. 104 Freya, White Flacr, Ste 220B Existing zoning classifzcation rtR _ 'I _ Date existing zvne classification es[ablished 1955 Existing usc of propcny 2 sinqle-family resa.dences are on the site a Proposed zone classificatton UR- 2 2 Proposed use af property Sell the property ta a futu=e buyer -{~or a..c l~~d Legal descnption of property 4PPartuni ty E 2/ 3 of W 3/ 5 of Block 78 in_ ~ and Opportunity E 2/5 Block 78 UR-Z~ ' zoy2e Section N 1/?. Townshsp 25 Range 44 Ea s t Source of legal Spokane County Assessor's Office Assessor's Parcel No (see tax statement) 45152.1512 and 45152.1513 Pro ert size 8 aeres Fronta e ~ roaaway P Y gFect on ~`ercTer M.O.L. Total amount of adjozning land eontrolled by this owner or sponsor 0 Strect address of property 12 51 7& 1 2 6 2 3 E Broadway If you do noi hold title to the property affecced by this application, what is your interest in it9 N/A PIeasc lisc previous Planning Department actions rnvolving this property NQNE ALL OF THE FOL.LOW7NG QUESTI4NS MUST BE ANSVJER.ED 1 What are the changed conditions of the site area whtch you fecl make this proposal is warranted? The character of the nei hboncood has changed with the encroachment of high-density resiaenta.al, lig-t-i'trial, co -cial, and haspital relai-e1 de«clnnmPni- Sinr-r3 thra cz-1_te__wec -rane3 IjR-1S. a11 thF+ 71PCPCCapublic services a.nd facilities to support ha.gh density development have been put in place. For furthe.z- cti.scussion, please see the acccxnpanying SEPA checklist a 2 What effect w0I thc proposcd zonc rcclassification have on thc adjaccnt propertics? Rezone of the property will likely encourage developrnent on the propes'ty. . The af fects of such aevelopxnent on adjacent properties were analyzed in detail in the accompanying SEPA Ghecklist. This scction of the application wiIl provcdc thc Planning Dcpartment's staff with written vcrificaiton that thc applicant has had prcliminary cansultatxon with the agencies identi#-ied Rcsutts of tnc prelcminary consultation should be incorporatcd in the proposal beforc final submittal to the Planning Deparimcnt . - ~ - , l COLT_NTY ENCINEER'S QFFIGE A preliminary consultation nas been held to discuss the proposal Our requirem nts for ub tal of th pro osal for rezone have been satisfic . o (Signat (Date) 2 COUNTY UTILTT'IES OFFICE A preliminary consultation has been held to discuss the proposal. Our re rements for sub 1 of this proposal for rezone ha%e, beF hed The desi te water purveyor for this site is tis 1z -~O v (Sign@yure) (Date) 3 WATER PURVMYOR ~~'1~t~~►ltl~'U aAU,c~ td2~ (?-0, a) The proposal (9(is not) located within the boundary of our service area b) Satlsfactory arrangements (have (have not) been made to serve this , propo 1 • ~ c) We e~are not) able to servc this _41te with adequate water, L (Signature) (Date) 4 A reliminary cons tation has been held to discuss the proposal Our re uirements or &ub ittal of this proposal for rezone have been sa is ed ,r s r p 1- Vlpcated in Fire Distnct No l~ ~ e ' / (S g a u r e i~~ a&~ :rL~~ tSc-- - `'~c` 1- s COUNTY ~4 ~ , A preliminary consultation has been held to discuss the proposal The applicant has been informed of our requirements and standards l rbS i D, 199 I (Signature) PvbL,C- SFwc.R (Date) Pv 6 L I c. u..QTF►'~ I, THE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJ'URY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY ANll TO THE BEST OF MY KNOWLEDGE I FURTHER SWEA.R THAT j AM THE OWNER OF REGORD OF THE SITE PROPOSED FOR ZONE REQ,ASSIFICATION, OR IF NOT'THE OWNER, ATTACHED HEREWITH IS W727TTEN PER.MISSION FROM SAID OWNER AUTHORIZING MY ACTYONS ON HIS OR HER BEHALF (Signed) Date A R ~ do Add ress ~ ~ • Ph C ) 0 , one ~ 4 0 0 \5 ~9,00 ~ . a . Zip 9 ~ m e •t „ . ~ . f. e NOTARYJ Date (c~-~~=-t- f-{ • ♦ NOTARY SEAL 20; ~ 660 ~ W •~~reto0a~~~ S IGNATURE OF APPLICANT OR AGENT °~Ojvvt Date to ~ REV 4/$9 fcu . ~ - ~S SFOKANE COUNTY PLANNING DEPARTMENT APPLICATION FOR ZQNE RECi_.ASSIFICATIQN Date Application No• . Name of applicant• Mildred Wood and John Moss Screet address of applicant E. 12623 Broadway, Mildred Wood City Spokane State. wA Zip Codc 9 9 21 6 phone 9 2 6-1 31 2 Name of property owner(s): Mildred wood and John Moss Authorized agent representing owner 534-8086 (if other than owner), Ramm Associates. S. 104 Freva, White Flact, Ste 220B Existing zoning classification: tjR--4 , 5 Date existing zone classification established: 1955 Exisung usc of propcny• 2 sinqle-family residences are on the site. Proposed zone classificalion UR-22 Proposcd use of property. Sell the property to a future buyer Legal descnpt,on of propcrty. Opportuni ty E 2/ 3 of W 3/ 5 of Block 78 and Opportunity E 2/5 Block 78 Scction N 1/~ 13 Township; 2 5 Range: 44 Ea s t Source of legal. Spokane County Assessor' s Of f ice Assessor's Parcel No. (see tax statement): 45152 e 151 2 and 45152 e 1 51 3 ' roa way Property size 8 acres Frontage: Feet on- ~erc er M.O.L. Total amount of adjozning land controlled by this owncr or sponsor• 0 Strect address of property. 12517 & 12623 E Broadway If you do not hold title to the property affected by this application, what is your uiterest in it? N/A Pleasc list previous Planning Department actions involving this property NONE ALL OF THE FOL.r.OWIING QUESTIONS MUST BE ANSWERED 1 What are the changed conditions of the site area which you feel make th+s proposal is warranted?The character of the nei hborhood has changed with the encreachment of high-density resi-aential, g , enirtre-rcial, and hospital x- -q-lnce thp ci tp Uos 7nner3 ih7A_S_ all thrm nerP~_-,arv public services and facilities to support high density c3evelopment have been put in place. For further discussion, please see the accompanying SEPA checklist. 2 whac effecc will the proposed zone reclassification havc on the adjacent propertics*7 Rezone of the property will likely encourage development on the property. The affects of such developdnent on adjacent properties were analyzed in detail in the accompanying SEPA Checklist. This section of the application will providc the Planning Department's staff with writtcn vcrirication that the applicant has had prcliminary consultation with the agencies identified. RcsuIts of the preliminary consultation shoulci bc incorporatcd in the proposal beforc final submittal to the Planning Departmcnt N U M fi E h F DA1 h RECEIPT 12 I 4 KICFIVfD f ROM oeo • ^ . , `n Addr«ti ~ C~ ~ S.1 ~ &u/ vV ~ ~ • IDOLLARS ~ a U z rOK N ~ [ $ ACCOUNT I HOW PAID u BFGINIVING ~ BALANC.F I I I CA5H I I 'c PAID AMOUNT ~^I I CHCCK ~~~I . f N MADE IN U S A BAIANCE MONCY ~ n waeon.torO5 19ee DUE I I I ORDER I I gN ~*c~vsz._c'~n~`f'~'~_~t-4~•-z:~r.`:'+£='i'~~:'i--t~'~_` ~-.J-~rs-_ . <a~i.~_~ ~ ._.7~~,'~f~.~~:^..- tr.~:~- t#.L.-. - - ~._l(~ rc _ - L _ - - ~ _ - - - Y' " ~fll~ - A- „ - MILDRED A: waoD - - - - - - z-~- ~ _ _ _ _ - - ~1763 -LORNA--R. BLACK 3r. ~&r t t _ ~ `L7~~y ~ `L.a.''"~ ~SL~i'j` ,r'~jc u ~ ~ ~ ' F { ~ -~12623~BROADRjAYfi--926-1312~C„~-"~- r ~ SPORAN6; F1 y0 ~ h ~ s~ ,r~ Ys.t ~_A 1 '-i.~" l~sat• z~' ~ ~ . O c~ Y~, I^~i~ ~F o - 4` ✓ ~{'yJ r4. ~j 4 r ~ ~ a~ o ~ . o ♦ 1i~ l 4 " ~ W4~.t'~( ~~=-T_i_~A ` / i'LQr fy ~ ♦ A I L+ Q? ;.IV ~ t 7~ ~ ~L ~l--4 { C G ) Y 1 H~is~ 3 S-l~ ~ f ~ p r f ' t F M J J Y.1 4 f ~ j' ~~r ~L"`^~'`N C*J 4 2~ ~ ~ ~ rti C '1`"'~~_rTZ~_ ~t~~4~tl ~~`-.F''Y-• ~ i -1•- -zL, i.^Y , 1 ~ / y~ *-t J. ~ t t t ij f"1 ~a d~ J4 A T' {i't 3r. ~ Z Ij , .5 ~ ~.`4 r[~CE~tOC ~ r f N 4 ✓ ( i ( M'" 1 ~4. ~ ~ ~ ~ ) ~'W-~ ~ •rz.-y~~ r ~ ~t ~ 4~a`~y~ ~r. 4> ~ ~ ~.-~fd i ~ 5~.~.r t~r ~ 4 k., ~~t~%•, ~'yt'ti ~r ;.a 3 a a O p~~Yllltyi C11~8 r~iJ _ x .sl.~~ 1~i ~@JS ~.{rt 1 ; r~ I ~a t~b rT~ 3F ti 1`t" . ".h a ~ ~,c ~~~t•~~ ~ 6 ~3wr~~`~'~ '~a-~'~~ t ~~`~~Y~~"~` *~`~•'~'~`x ~ s ~ n ~ a 0_3~ ~ t Q1 , ~ ,~~2 b f ~ ^ ~ ~ ~~,e..~is~~v ..,4tys.~ a~st ~ ar l~✓'r ~ ~ 'l~y~. ~Y .n_ ~~SF' !~F ~ S~-~.e R ....ti ♦ , i5~' 1WY i P S fa.4y~~ tlhe' s~ .ti•.. • ~ .ad • ONr ~ ~ • ~ t. ' i t~► y . •~~~%~~ffi~~- , : ~ , 'vl-%.EzoNE oF M055 F, wOoO ?Ro'aETTtES L_-_ A'PO'RTIGN Of THE IJ ►'z OF 5EC 16,T 251J , R 44 E, :5?OKAME COUJ.f'TY CDMCE'P"1'util, -5Ite 'Pi AN 'DA?A ~ T--- ~ ; i 5oe' I Sif E AR%A 8 ACRES M O l. EXi~ti~1G zCUiMG UR 3 5 'Pf;.0?O5CV zO,ulAiG UR•Xz I ~ ~ ~ - - - - 'PERCEMTAC E OF 'bUII.'DI/JG CGVE'RAGE 30% ~ I uEW NEW z 'PERCEI.lTlC%- C F G'PE,41 ' ~ ~ '~UIL'DI1JG '~x111,'DIIJG a `J'PAC-r 51% ~ i ~ - - - - - - - Tazwu2t r~~~ I (o AaEn I ~ N1!{KIT1U~1't3UIL'D!1!G I I 'PKKG ~ NEIEl-ii AI,LOWE'D 50 FEET ARF-k ~ ' NEIG'r( (MAXIMUM) 35 FEEI ~ a U ~G,~'p~ ~PR~VATE • I I crpem ~ > - - - - - - l1V•n ~iJVrl~1~ z0''(~PEIII I ~ o ~ o vJATER MO'DERkI ~ I ~ ~ COUtJTY ~ I ~ - ~ - :2 I I~ 'Y~" d I • ::2 ~ ~ . I..~ p 'PARQw 45 °D I I ~ , ~ ww J A~EA 3 a5 ' ~ ~ W uwwr ( % ~ ux' y 72 I I 2, `r • , ~ I SS 4k I ~__.I V - - r I Q ~ rn ~N'y ~ w LAL ST '6nuC~ RESOVEj0-~ ~ ` E ~M . ° zo' 1Y'FEDI yaN'DSCA') M G > zo, ;rvQE I[[ ~ 508' b. ~ t1 P 'DROA9WAY d i u u H 3' VICIM ITY MA'P A 1 3 I I ~ ~ SCAI.E I'-100' \ -----1 ~ ~ FA4YDISF V 1 e01 - R0AD SEC;MENT INF= L7 Ftl`1P►T I GN R---.ad Numbere zav,~W~ B~OADwAY av S tar t iv! f' 05o~~ ',Dj Func. tic-n L:1 ssa P rin cipa1 A rteri<a 1 Endii7q MPg ~~E,at, ; Fi~_~r-t~I/Urb<~n~ tJrb<~n ~ ~=cc~er~<~1 f~o~_~ te ~d ~~46 Pav P meii i; S I-i <_t 1 de r s iypeo Asphalt Typeo Curtaed c:i Wid t I-i t T = eet? o -14 L e f t (1= zet); 00 c-f L aneso 04 F: iq r it (FePt)o 00 i''iediai-is CPneral Infor-maticm Typeo Nc-ne C:itrbs° B-Dth Sa.des Widti-i (Feet )o 00 5idewala s.- B-_-th Sides , P f-5 tc- List Fd -Dad L n ters e c t a-_-ns--,o PF15 to Enter new SL-Qrnento P F1 w~ 7o Eriter- n e w I~ -Dado EASYD T S P V1 .C).1 - FdOAD SEG1viFh! f I NFORMFaT I ON I~----ad Nurnbers 51--'--' - VL-RCLLR RD I~tart I'1r'o 00. Functlon Gl~ssp L-_-cs-t1 AccPss Endinq 1viC'o ta(-)o .11 R i_t r-a 1/Ur Lano Ur-batn redercil Route ffo P.avemeiit 5 I-1 i_t 1d e r s Typeo (~~~~atial t Typeo r>>_ir f a ce,:l Width (Feet )e -o Left (Feet o4 #c-f L a n eso C> Pz Q Fit(Fee t)o 04 Medians GLncsra? Infiormr~t.1.on "I ype-o nl-:- ne CLt r bs° nlone Wa.dth (Fect )a Sidewal ~ so N-_-ne PF j tc- List Road I rrt~rsFCt ir-inso PF1 t~~o Enter now Seqment o F'F1G To Entcar n(-w fdr-aci, SPOKANE COUNTY PLANNING DEPARTMENT AEPL.ICATION EQ,$Z.QNE RFCL.ASSLFICATIQN Date Application No• -Z~5~2 Name of applicant Mildred Wood and John Moss Street address of applican[ E. 1 2 6 2 3 Broadway, Mi ldred Wood Clty Spokane S tate WA Zip Code- 9 9 216 phone 9 2 6-1312 Name of propercy owner(s) Mi ldred Wood and John Mos s Authorizcd agent representing owner 534-8086 (if ocher chan owner) Ramm Associates, S. 104 Freva. White FlaQ. Ste 220B Ezisting zoning classification uu--I, S Date existing Zone classification cstablishcd 19Sr5 / 9~/ g p Exisung usc of propcrty 2 single-family residences are on the site a Proposed zone classii'ication UR-22 Proposcd usc of property Sell the property to a future buyer ~'or a.( ~ uOP-5 Lcgal descnption of propcrty Opportuni ty E 2/ 3 of W 3/ 5 of Block 78 in_ and Opportunity E 2/5 Block 78 0fZ-ZZ ZOY~~J Scction - N 1J~ 15 Township 25 Range• 44 Eas t Source of legal Spokane County Asses sor' s Of f ice Assessor`s Parcel No (see tax statement)• "4 5152 .1 51 2 and 45152.1513 ~ Property size 8 acres Frontage- Feet on ~e°rc~ery M.O.L. Total amount of adjoining land controlled by this owncr or sponsor 0 S trect address of property 12 51 7& 1 2 6 2 3 E Broadway If you do not hold title to the property affected by this application, what is your intcrest in it'? N/A Pleasc list prcvious Planning Department aclions involving this property• NONE ALL OF THE FOLLOWING QUESTI(JNS MUST IIE ANSWEftED 1 What are the changed condittons of the sile arca which you feel make Lh is proposal is warranted)The character of the~ nei ghborhood has changed with the encreachment of high-density resiaential, ligr~~.'-iPiau~-lal, cntr~f-~. cial, and hospital rP af-Ad dAVAI nnmAnt S-ltir-e thp cl f'P G7ac f7anM iiR_~ 5 al 1 t-hP nPnPcca j~ pUbIlC services and facilities to support high density development have been put in place. For further discussion, please see the accompanying SEPA checklist. 2 What effect will the proposed zonc reclassification hAVC on the adjacent properties9 Rezone of the property will likely encourage development on the property. The affects of such development on ad3acent properties were analyzed in detail in the accompanying SEPA Ghecklist. This section of the applicatton will prov►de the Planning Dcpartment's staff wich writtcn vcritication that the applicant has had prcliminary consultation with the agcncies idcntified Rcsuits of the prcliminary consultacion shoulci ~ bc incorporated in the proposal bcforc final submittal to the Planning Departmcnt ~44 ,~~1 4" 330 6 ~ 1 QOCTNTY ENC .R'S QFFICE A preliminary consulta[ion has been held to discuss the proposal. Our requirem nts for ub tal o/Vthpro osal for rezone have been satisfie j Z"t a (Signac (Date) 2 COUNTY L1TII.,ITIEES OFFIC'E A preliminary consultation has been held to discuss the proposal Our re rements for subrr~.a~ttal of this proposal for rezone have~ been satis d The desi ted water purveyor for this site is f 1 z --to -41-/ (Signaure) (Date) 3WATER PUR VEY4R CR-mU ai,~ l.Qjq~bJIJ (2e). a) The proposal (is (is not) Iocated within the boundary of our service area b) Satisfactory arrangements (have (have not) been made to serve this ~ propo 1 c) We are} are not) able to servc this s te with adequate water, , ~Z ~ II i~ (Stgnature) (Date) 4 f A reliminary cons tation has been held to discuss the proposal Our re uirements or sub ittal of this proposal for rezone have been sa is ed T s rop 1is It cated in Fire Distnct No Qb1 (S g a ure s COIMY C~~~~..~► ~~t g~ ~C' ~ ~E.S~c~ A preliminary consultation has been held to discuss the proposal The applicant has been informed of our requirements and standards ( 0 , 14 S ! (Signature) PVBLrC- SEwc-•e (Date) Pv d L ► C_ ~..arF V~Z, I, THE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE RESFONSES ARE MADE TRUTHFULLY AND TO THE BEST OF NiY KNOWLEDGE I FURTHER SWEAR THAT J AM THE OWhMR OF RECQRD OF THE SITE PROPOSED FOR ZONE REQ.ASSIFICATION, OR IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON HIS OR HER BEHA.LF (Signed) (Address) Phone , ~ 4 • ~y f /,9 , o z,p ~ . , • ~ NOTAR'a r+ ~ Z• I~ Date- ~ • ~ 4 NOTA.RY SEAL ~d"oo~ •~r 20;: ~ ~ossee OF W "O1lB84a SIGNATURE OF APPLICANT OR AGENT Date ~ REV 4/89 fcu SPOK:ANE COUNTY PLANNING DEPARTMENT APP _I _ATrON FOR 7.0 .IRF.C.AS S.jFT,C,ATION Date Application No Name of applicant Mildred Wood and John Moss Street address of applicant E. 12623 Broadway, Mildred Wood Clty Spokane S tate wA Zip Codc 9 9 216 Phone• 9 2 6-1 31 2 Naine of property owner(s) Milcired Wood and John Moss Autborizcd agent representing owner 534-8086 (if ocher than owner) Ramm Associates, S. 104 Freva, White Flaq, Ste 220B Existing zoning classification riR-1.. S Datc existing zone classification cstablishcd 1sa-!~/ a/J , Exisung usc of propcrty 2 sinqle-family residencesUare on the site. Proposed zone classification UR-22 Proposed usc of propcrty Sell the property to a future buyer Lcgal descnption of propcrty Opportunity E 2/3 of W 3/5 of Block 78 and Opportunity E 2/5 Block 78 Section - N 11 ~ 13 Township 25 Range 44 East Source of legal Spokane County Assessor's Office Assessor's Parcel No (see tax statement) 4 51 5 2.1 51 2 and 45152 e 151 3 Property size 8 aeres Frontage• Fcct on De°rcTery M.O.L. Total amount of adjoining Iand controlled by this owncr or sponsor 0 Strect adc3ress of pioperty 1251 7& 12623 E Broadway If you do not hold title to the propcrty affected by this application, what is your interest in it'? N/A Pleasc list previous Planning Department actions involving this property i NONE ALL OF THE FOLLOWIING QCJFSTIONS MUST IIE ANSVVERED I What arc the changcd conditions of the siee arca which you feel mfilce thls proposal is warrantcd?The character of the nei hborhood has changed with the enr eachment of high-den~it~e ~ aential, l1g~iL-i _ , comr~'fcial, and ho"spital L7 ita-LoG r7anpri TTR a 1 1 thr~ nPr-r~cca j~ pLl~'J11C services and facilities to support high density development have been put in place. For further discussion, please see the accompanying SEPA checklist. 2 What cffecc wilt the proposcd zonc rcclassification havc on the adjaccnt propertics? Rezone of the property will likely encourage developnent on the property. The affects of such development on ad3acent properties were analyzed in detail in the accompanying SEPA Checklist. This scction of the application will provide the Planning Department's slaff with writtcn vcrification that the applicant has }iad prcliminary consultation wLth the agcncics identified Rcsults of the preliminary consultaeion should ~ bc incorporatcd in the propoSal beforc final submittal to the Planning Departmcnt t . . . ~ 1 COtJiVTY Ejy 1 .R'S OFFICE A preliminary consultation has been held to discuss the proposal Our requirements for submittal of this proposal for rezone have been satisfied (Signature) (Date) 2 CO[JNTY UTILI'I'IES OFFTCE A preliminary consultation has been held to discuss the proposal. Our requirements for submittal of this proposal for rezone have been satisfied The designated water purveyor for chis site is (Signature) (Date) 3 W ATER PUR VEYOR a) The proposal (is)(is not) located within the boundary of our service area b) Satisfactory arrangements (have)(have not) been made to serve this proposal c) We (are)(are not) able to serve this site with adequate water (Signature) (Date) 4 BUILDINC AND SAFE1'Y DEPART .NT A preliminary consultation has been held to discuss the proposal Our requirements for submittal of this proposal for rezone have been satisfied This proposal is located in Fire District No (Signature) (Date) 5 CO TNTY HEALTH DISTRICT A preliminary consultation has been held to discuss the proposal The applicant has been informed of our requirements and standards (Signature) (Date) I, THE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE I FURTHER SWEA.R THAT I AM THE OWNER OF RECORD OF THE SITE PROPOSED FOR ZONE REQ,ASSTFICATJON, OR IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON HIS OR HER BEHALF ~ f (Signed) ~ , Date /:2- ~ 7- c11 ~ (Addres 36 3 v, pP5 j ~ Phone ~ ) ~~6' ° ~/45 L a 9 ~ ziP ~ -7 J NOTA.RY 1W . / Date /a - /7 - 1 / U NOTARY SEAI, , SIGNATURE OF APPLICANT AGENI,--) _ Date 4eZ-Z7-9Y REV 4/89 fcu ~ • . ' ~ - APPLICATION ACCEPTANCE AND DESIGN REVIEW SPOKANE COUNTY PLANNING DEPARTMENT DATE: January 8, 1992 DEPARTMENT: Division of Engineering and Roads DEPARTMENT CONTACT PERSON: Pat Harper APPLICATION NUMBER: Unassigned ACTION: UR-22 Rezone (Wood / Moss) , APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING: January 8, 1992 FROM: TO AT THE PLANNING DEPARTMENT Note: The following information is to provide the proposal sponsor with primary agency comments to assist the sponsor and aid the processing of public hearing items heard before the Hearing Examiner Committee. 'l'lic following information does not provide a complete or binding 6na1 review of the proposal. This will occur only after the proposal is accepted and placed on the Public Hearing Agenda. The acceptance of thc application and schedulin¢ of the auulication on the Public Hearing Agenda is the primary function of this meeting. A secondary function of this meeting is to provide a preliminarv review of the avulication. This will provide a forum for the sponsor and other departments of what to expect as standard development conditioas and design recommendations. The comments received are based on a preliminary review of the application form and site plan by the Departments and Agencies which have been circulated the information (not all agencies/departments have been contacted--only those who have been determined to have primary interest. 1. a. Does the application (or can the development) meet requirements to be placed on the Public Hearing Agenda? X NO YES b. If no, what is lacking? c. What requirements have not been met? 2. After a Dreliminarv review of the apalication what "Conditions of Approval" would be required of the development? (Attach conditions if necessary) Sc~~irI~Mw(l C't>>>clitinn,~ ()f Annt-n~,i 3. Department Recommendations: 4. AdditionalInformation: ' ' . • , . . . ~ ; ; . ! _ . iArti'::::~{...ii i i i...i ~ . t::~ ( I 4:.~ ~ I_~ . . ~ .i. •...i ~ I I I i 1 i i ~ ministra to r-:) I :DpoE:ane C-Dunty Enqineer' s DepartmEr; I..1 h_ 1 P C t ~ r.7, !-1 d:!.. t 1.-, fl c'i -f A p p rov a 1 ZoCl E' Chc-i (1 Q E i'•i o'._i ~ i:~_~ ~i 1 t: j ~~l t~ ~~:i App 1 i cants Rlame W~~,~od_i _Mc-ss `3er_tion 15, Townsl-iip 25 N, ~Rar7q~ 44 EWM ~ .;"':_L.--ininc~~. 'he fol lc-winq "Cizinditions of AppreDval " for the above referenced zone -hanqc are si_tbmitted t----- ttie Spok:ane County Rlanninq Department fiDr . . ' . . , _ I~~I l -s_ 1 ~i~:::~ t. c : r•,-'1=':..',. ~~_.I - ! _ i.-~.r;l( _ ~ . ~ ~ ~ . _ - - _ . -r IJ nty Enqineer in cc- n.jlAricti ---In with a C~ -unty R-Dad F're ct/Ro a d . _ • - - - . r_: i_, . . I I ~ I , I !._i : I rl f•:.~ I' i 'h' i, i ~ .R i-. ^ . ~ ~ ~ ~ _ r~ i:.-, ' k-~ f ! . I'": ~ I' f I f . y... . , _ _ . I. - ~ . ~ ~ _ i _ .I.. _ _ _ _ _ _ - - _ ~ ~,.:i L? f I ! S: r 1 ~ ~ ~ ~._.l i~. ~ i4 i': _ ~yi ~ N E. t~:•~ . r tT; 1_ I i . i _i ~ ~ i.~ tt.~ ` c_,h,t c~fi way pi_irPp=.a . . . . _ . .J J. t:.-t . I i c:l .L I l.l •...I _ •_::t ~ ~ ~ ~ _ ve n1..i P fior r i qI°it._,fwa y purpcises. I I . I 1 . ,•i p I...) 1 1(.. cl I-I t cA p ki .L 1. Ii_l ~ _ ~ nr J F~rcjadwaY_...A_vpni,«. 1. ei . ..~L1:!. _ _ ~ he pY c-'F1 er1; 'jy cl s i. Ir 1'.~1 i- L~'„:I i" f::'.~.(~cl5t' ~t~ LJ i. !1 1 l(:~ t=' I' fTl l~' ~_lt:sP roposed : Ac cess permits for appr-oaches to the Coi_tnty R-Dad System sI-ia1. 1 be , 1711; .:-.A :i.. r, P- r:i r- 17, M t I-! f"' 1-, IJ ►-1 1- r n r7 z. n c- e r ~ t^~ippii carit sfial 1s ~_~t~mit t~ ~r~ appi~~~-va1 by the "p---b::~►r-ie ~:_~~_nty . . ~ , . _ _ . ~ • I'I~:•: •~1~..! .1..:_'..:_~.i'iI c..1 I..!.I ~er and the Sp-Dk:ane County Health District - t ecT~ cco m b i n e -s.ite sewacte svstem p.L. 5Ur+ace water disposa1 lan f~~~r -~er3k, ' ep rect ~1r- p~~r-1;i~,~n tl-~e~e~~f if the ~::;avel;..~ ent J s pf-iasec. . - - - - - - ~ ~ • • ' , / , • , • . i ' . I 1' - _ ' - - ' . ~~.nd aGpr-._Iued by the Spokane Gc-Ltnty Enqirieer. TI-ie de_ 1.c1cation and arranqement of park:inq stalls sl-iall be :i ::f.ccord~.~nce wi.th 5tandard enqineerinq practices. Pavir . :,~_trfacinq as approved by the Coi_tnty Engineer wi 1 1 be requi rod rcir any portion c-f the pro.ject which is tiD be c-ccl_tpied or f.; :.::AvE? lE? d I.'? ,~,,r veFi 7 c1. E' S J c c. r.' s .!1 .r, t f; Il A (.:f 4J c1 ' ' 1 . . W. . y iTl 'i- ~ 'J fii ~ f"'i ~ ~ . . (el ~l i:~:~ i..l' ~..I r~ ,--Appl icant may, with the approval of the Cc-i_tnty Enqineer, Join in and be willinq tc. par-ticipate in any petition c-r r-esulLition °:,,-hich purpcise is trie fi::-rmation of a Road Improvement District RID7 for said improvement pLtrsLtarit t---, RCW ^G. 88, as amended. '~3pok:ane Couiity will n-Dt participate in the cost of these L _ .'f : F . . ~ ~~t~ted 1-ierein, tl°ie applicant may, witl-r tl-ie appr~~val ,~~i: t i-i e z-Ltnty Fngineer, ac cc-mp1 ish the rc-ad improvements stated herein i:,y .jc-ininq and participatinq in a Gounty R-Dac1 Pro.ject (CRP) to uhe exten•t of the rPqLtired impr-Dvement. 5pclk:ane Cc%unty wil:l not . . - - r . ~ . : ! l . , I : _ . . . _ . ~ . . . _ , ~ ~ ' ' . .i_. . , . i` 1_1. l T. I f._~ I_! c.t l..l 4•J ..L i ! I (.J ~ `•J = f I l ti' C I l: 'c ..a ~tl t7-:' ! E.' .L i I t I ct 1 1 i:-;e ar_compli5hed as ~ippr-cived hv the SpoE:ane Gof..knty Enqineer-. . . . . . : - ' ~ I~ ~ E' I~,_~ ~_t fl ~r_• ' fl ~ 1 flk~ E' 1'. f..~ ct <~; - _ r' - - • - , _ l . ; ; . ~ _ l.~-- ~~j fl Lt ~ j~ ~ 1. t~ ct 1 c: W c y Number Ane.L L2cal_Ac cess standard for the imprc-vement ofi Uer c ler :";venue whi cfi is ~..~d.jacent the proposed devel-Dpment. This wi l lr~_r ) eqUirp tfie addition cof 10-1--' ft. of asphatt. Curbing and .-1 ,~"'j„ 1 3- • ~ I~~ 1 1~ I I r^ I r l.. ~ 1 s} ed. ~ - .k.-~1.m..._ ~ al r._n..j 11 _ ._.ni~.~r~i~..~..ti~ . , . I'~.~.,~ . ..~:t i _.,~l: .~~w y. ~ ~r~ity i ..a c1_~~..~qn~:~~._. _~c~ ..1 'Ji( 1 i~~.-~_, ~ y ~%lumber One._Principal_Arteria1 standard for the impr-ovement of .i_ ~ r ; . j ac en t 't' c_~ the: ~ Y f"i ~-1 ~"i •=;1'? i~ 'J ~ 1 ~7 (n fa ~1 , ~ .r _ P''t 1.I. i'. I_l L I~I i ~..i I~..) 1 rI I!:c~. l.. l.1 ~~.:t I_'I a) L~ t P 1 Washingtc-n Standard Specificatic-Ins f-ar- Rc-ad and Bridqe cr-nstruction and i,Itrier applicable cOLtnty standards and/or <::tdc-pted resolutions pertaininq pertaininq to Road Standards and f3tormwater Management in effect at tl-,e date c-f cc:-nr>tr-uction, , . . ~ _ , . . . ~ : ~ . : • ; I .I. ~~:i'''-~~'::~• I 1 I ~.t~ .1 `.::'r :::{'`1 I-1 i..~ I.! ` ~ -•i r-~ ' I _ ~_.f'.,:: 1` t... . . y . ` . . . ; ~ • - ;_t ~ ~ ~ ~ S i ~ i -1 L. . _ ` I r•' :a?. 1..1 ~..E . t.. •:c:~ ! i l. `..ci rl wl .I. C.~ (l l l.. ~..1 c. v ti' C cl f l Ci .:.1 .I. .t. f i :~l l~ ~.1 ~.1 r' . : I . mept tl`ie exi sting pavp-mF=nt -_-n R_ r,-'aciway A v e n1_t e~ - , ~ . . . . . . . , . ' . , ~ ' . : . I '.i•' 'I; ....f ; ..I . ~ i ~ ! I~ - i' . i . . . i , . . . . : . . . ; . . . . . . ' .=i . ! I , . l ! . , , . . . . _ : . . . . . . ~ : . „ . . > ' ' - : . . . . . . , . . . . . . . . . . : . . I l_• I ' . . . . i. . .i . . _ . requi. r e ment s at~ e fof_a n cf .i. nSpkw-k: arrt e Bo nard -z-f C F:-i..i r ity Gct m m;_: L~ t i~.wl fi"? PO 1 7c17° I"C'1 r°1 :-4 n d r e- :-1 r 1 t P... .1" 171 " ~ . f-"; t...e :.a p ~ ; - t_ i....' .L f i 1 ',W I i e i j..i ;,:1 .L .r'.. 3... t.. c::i 1.,.' 8,..1 t' I L t. . ~ , Oasin whi ch h,as been identified by the 1,33pokane C,--,unty Enginee; 'U'ffice as haVing St-Drmwater riin~~~ ~roblems. Since tha.s Rl .-..i_. dev elop men t p r op c-sa1 is af fect ed b y or i s C onlr r.I. LJ utc-ar t,. :::;~;~srr~+~ater ~fl~~c~ss, Pr~.~~~ar~t~ty ~~iwners s~~s.~~~~ld p<~~~icip~te ~i,n i:ilanning and implement~~ion ~~~f a future basinwide stormwati... rfiar`►aqetnent C~::it_4 I~'! 1: '~l ap~.~ i` W ~3 i~ ..F-~ i'' i'Tl! W s~ i~" Mc t"1 ~l g 17f e I~ ~1:: P Y i' ~1 f I t i~ ~ ~a ~,F_t ch r ates an d c h:..~ r ges s rnay h e fi i ed thr1~lugh pF_tb 1 i c ' ,~or servi~e c-Ir- faenef.it ohtaa.ned bv the p1:z-4nning,, desiq , --x~ nstruci.; 7. nsF m intain i: _ i ~ , . . d . ProR osed r- i q!-, t of wayi_ii-itil. a p e r mit has been assi_ted b y tr► +"-'ounty Engi neer. All w ork w i t Vii n thepLtb 1 ic rc-la d ri ght cN f i..s. -n r fi. 17•>> i, ~~t r1 f-~ r f-I ~~-,,1 1-1 s-f ~1-1 f' ,,-1 1.1 1'! 'I; t-7 i. n P- k-? r Lhe C~ ~~'Ltn ty to p I ace t Irf ei r n am e (s) ci n a p ~ titi r:~, the for mationof a R-Dad I m p rove ment Distri ct (RID) b y t h iDetz t; r-f n m~ thod p ur- suan t t o G hap ter~ 36.88 i~ CW, w ha. c h ,Lr;cle_tJes the ownert:s? prcrperty. If a RIU a.~ for-med by ea.ther i:::.~ etit1 Ofl Lnlr ir ~ ~ ~~ilr_t t1 oI"i fT~ ~ thoC~ ~ ~ s p1`c-+ V 1 ded f-Di'' 1. i"1 Cht:.~ pt i" 36. ~`a r: IR'CW, t t-► e r-jw n er(s) o~ suc c es st~~ r(5) -F urt hear agreee (1) t ha t the irrprovemer~t or construction ccintempl.~~~d wathin the prop,-,~: i~ fieasibIe, that the benefits tc- be der ived from tF, fc-r mat i cinof t he RI D by the proper t y a. n c I i_ideci t he r e i n, 'J:j'l th the afC'I i i uCl t of ck I"1 y Cci 1_L n'by R atr ticipat1 oCl = e.`f: ce~ ~ ~ the co s 1-ld e pen se f_= f fi or- m ati E_ a n o-f t1-r e R ID. and (3) that the p r -_Ipe r-':; , ~::a~.tf°~in the Pr~~p~'se~f ~d_TD ~.s s~_tffie.iently de~ae~.~~p~et~. F~rr#+~i~~c~~ -fl_trt1-,er, the owner(s) r::.t~ succe~sor(s) st►aI1 retair~ the riciht, :~Aut hori. 6 ed r_tn der RCW 3E,u 8B. CYW7K-)g t s-D clfa ..j ect tc, an y a ~ ~ ~ ssm e+ , ~ . • - --r7 w ith t t-, e t~~~ rmat c i f t►-ie R I D b y E itI~~ ~eti t iOrl P'rincipal Arterial. 1-he existinq right -z-f way width of 45 f,- Ls ncit consistent witl-i that specified in The Plan. In or, i.mplement the Arterial Rciad Plan it is recommended that i~ --.1:iditi-:-n t-.-j tl-ie reqi_tir+ed right c-f way dedication, a strip f.~r~t.-jperty 1g ft. in widtl-, al,--)nq the Broadway_A_ven~_~e fr-:tntaqF: :>et asi.de~in reservE. This property may~be acqi_tired by Spokane 1-~_tnty at ti-re time when Arterial Improvements are made to t.;roadway_A_ven~~te. i:-:J-here may ey:ist i_ttilities, either i_inderqrc-i_ind or -z-verhead, affecting the sub.ject prc-perty, includinq property to be !::Iedi cated or 5et asi.de for futLire acquisition. Spok:ane Count, :As5uf11G5 r'1ci fll"iclflCla1 c-bl lqatlof"1 foY ad.jjjstments oY re1oCatlof reqarding these i_itilities. Applicant should checF:: with the applicable utility pi_irveyor and the Sp---)k:ane Gounty Enqineer 1:~. rietermine whether appl i cant or the i_iti lity is responsible for -:id.justmPnt c-r re1ocation ci-ists and to make arranqements for any . _ _ , . _ . ~ , , _ , , . . . ; . ; . : ~ y,. •i- , i' ( i. i i. . ...i i~ ,f._ ~.a 1-i i_;:_~ i_ i,; L~_. i i C i~a r :'!,dministra tor r Spokane Co+anty Enqineer's Department ge ~ . h.rtu C . nci.x.t.i.o ns ~-.f Approval Zone Chanqe N---,: ZL ApR 1 i cants Name Wc,-od_/_M-Dss ~ Section 15, Townsfiip 2J hl, ~CRanqe 44 EWM L~~~~iiinq -!-he fo1 lowinq "Conditic-ns c-f Approva1 " fe-ner the above refer-encPC.i --one chanqe are si_ibmittPd t-D tf-,e Spcnk:ane County HearinQ Examiner Committee `I-Ir inclusic-n in tr,e "Planninq Report" and "FindinQs and Order" 1-, , ; ► 1.., .l 1~=~ c.:.-~ !.._i r- .t.'.! I..~1 c..l' I l_ 1 .1 I...I cl 111.l t r. <_4 t . . . . . 1~~ ('1 W1t FI a C~ uI-1 ty e-id Cj 1... r,:, i;:::' C:' ~z' •:•i. f:~ i..(f1 t j! Efl Q 1 Clee)r .1 I-1 C~~ fl 1..1 f~ c . ~ . . . r c ; 1' i _ / ~ i rl i-' t.:s ~r..' Y.. c=?. l~. .i i_l ~...1 C. l ~ ~I I i..~ c°• x ~f~ . ~ kt' r--' (T~I I _F . . r.~ i.., `__i ~ i i_, i...~ _ i : _1 ~ . .~':.:..___::-~:i-~ i~ l..-: L~.. r..~.JI~lI.._. i:i.{~--~ I. I I'.:.' C..~f ~I'~ 1..~•.-:~~..j ~d.~..~:~:,.: . ~ . _ . . ~ ~ _ _ _ _ A v i=1 fl l.i. "`i' C:1 h t ci f W ay p L t Y' pc fm- E S. } r, .1 c f ~ i . . - ) i-t rJ ~ a 1 . . r.. , t .::t~.( .i_ iTi _ i~_ ~y ~ i:-i' ~ ~ t ' i i•.~.~. 1 ._i i .r'~ _ n Av en f..te -f o1`' Y" i(? ht --,f w ay pi_l Y piDS s. ~ _ ~ _ _ , . . . _ , P P 11 c r it a ~i 1.l i:~ l..l l. l_ ca. C~ C l, {l F~ Et p p 1~ ca b 1 e ra cl i l..t , i, i V E= r i~ 1c r~ V e r-I 1_l L.,~ :a.t Id F road.waL. AVPt"li.te, r "t ~w Y ' .L E.' c-1 s T ci t'J i_l '1 ti:~ 1 I 1 FJ E Y' fTl 1 t z - Y 1_1 a E' ~ - 1: t f'I t? ~:i rr"lpe r ty c~ ~i ;~r-e_ip~~sed ° _ r ~ r,ccess permits for approaches to the CoLinty Road System Sha1 l be f r- ;-In; t hr} rc,u. n ty r= n q i neer. ~~jpp:Licant s-~a11 si_tt~mit f~~-r appr~~val by thP :~p~~k:G-~n~ C~~~~_in-ty F} ~i c: I . . . _ ~ j.: i.1. . C :~:.I' i-°i ,...i J.~. I I u~. ( I l.. f ~ l I~.~ C. _ .t. 7 1::.. <~nd apprc-ved b}r the Spokane County Fnqineer. TI-ie design, I.c-Ication and arranqemPnt cif park:iriq sta1ls 5hall be in . ~ ..i . . . . . ~ . . . , , . j- - - - - - - - - - _ _ _ -__J I _i;,~.~cinq aa approuLci by tht--- C-z-1_tnty Enaineer- wi1 1 be reyLiir-ed ,~or any piDrtion of the pro.ject which is tc- be occLtpied cor _ ~ ~ I ~ ! . Y _ . r. . _ , . _ . ~ . _ - . _ ~ _ . .A. . . , . . , i::i~4' _ . . . . 1.. i: . . _l L.I _.i l'._' I I'i . ~ 7 .t. I -t l' L ; t :i 1- i ,_t t_I ; y r~ ; i`,llAmber One._Lotal_Access 5taf1Cjc'iYd f,--ir the im~rovement of Vercler ,A;venue whicfi is ad.jacent tfie proposed develiDpment. This will~ ,-equire the addition of 10T12 ft. ~-If aspfial t u Ci..trba.nr-.1 t=Ind .i_ dewa1k- mi_tst a1. s--, hp- cnnst r- uct e-dA _ . . f"i e l. . G r 't y . f'1 . g 1 fl e E' 'r~ ~'i~ ..'t _ i-- d~:~ s :a. U r~ a te d . FY N i c~.-~ 1 .r-".::, c..-1 W ct ~ji ,J f'1 ~_l ' ~ Number One~_Princi~al_Arter~ial standard f~ ~r tF~e impr-_~vement . . ~ : 1, ."~1,'„ , , ; , • , ; ~ - i-l ir ~ ? _ ~`~~11 r~eq~_tit~ed impi~~~ivemen~ts sr~a11 c-~-nf:~~-rm t~~. tt-ie cl_it~r~ent Sta-te ~~f 1•4ashinqton Standard Specifications fo~ Road and Bridqe ~::~)nstruction and c-ther applicable county standards c-~ndlor -::{dopted reso1 utions pertaininq pertaininq to Road Standards and ':>tormwater Manaqement in effect at the date cif c-nnst:r-uctic-n, ! ' 1 F= h'i t ' 'r~ :t. ;~:1 'r"'":~ ~''t:j (~.1 ~y I'_i i_l f-i ; I-1 C~ I~-f i~ „ I TL':' . _ . _ ' : 1.. 1 ! . •I r _ ~I` l-~ ~!clvE--,d c{f 1 d F~:.' .L t i' ; -t: k_: .i v''• t-~ ! i 'f c . I..i ~ . . ~ I ~ _ . ~I ~_ti r ~l 1~ . 17 1-i,-~: ptVetT1Pllt -=-fl Pr~-~<adwaY..... veni_tP. ` L l':'t,V ` I- t_ 1 L` 'f (''1 V C' i I.A+:_S ''.:1 1* I a .1. 1. Y ~ II b .L L"..l 1 1_l ~Pezcif; ccal 1~~~authc-r-i--er_i~hy +hP S~~~~kanP C.-~►_tnty En}ainP(:-~r-o . , . . ....i c:: i ~ . . _ . i " i iI~l_ 1 i~ ~ _ - . : 1..~ 4~ ~..t a c..~ ('i lJ cl r' t:~ ~ y t~ `I ' ~.I.j • ~ ~ 4~::. t_~1- ~ c_. I.l... 1`' i..~t :L rl ct~ " ~ ~1 1 ~~'t I r-equirements are f~~-Und in SpoE::ane Board of County Ccommissione, Y-eSO1Ution 80--1592Z as amended and are applicable to this i- plat 1-_--e~~ ~r ed w i~t I~~ti n a dr~~-~i nag e - ~~~r d~~el~~:~prnEnt i~ !:-)asin which h~.~s been identified by the Sp---;k:ane County Enqineer"s ()f fi r_P as having st-::Irmwater runoff problems. Sa.nce this plat c-r development prciposal is affected by or is a contributor to_- -:::,tormwater flows, property c-wners sriou1d par-ticipate in the planninQ and implPmentatic-n of a fLtti_tr-e basinwidP stormwater i + ;nanaqemen-t syStPl71. The folIc-W11"lQ "Cc-Inda.tir-In cif Approva1 " Srial l , . .~I `.I.A !..i_>..._.._ :i_ i I Cc, i_t n t y apprcived Stor-mwater Manaqerrient F'rciciram anci t-:;- -J_( ch rates and charqes as may he fixed thYr-,uqh pi_ibl i c hearing<:. i -ri-jr service cir hpnefit cibtained by +he plannina, ciPSa.qn, ~-~-~nstr u ct . . . , , , _ , „ , _ , , , _ , - . . . . _ . . , . . _ . . . proposed riqht of way i_tntil a permit has been issiaed by -_-,..t n t y E n q i nee r . A 1 1 wc-r k: w i t hi n t 1-ie pLi h 1 i c r~ -Da d r i q I-itofway i1=-,~ S Uh.jet=+ -L-~~ ; n,pect.i~_~n {~n~:~ .~ppt~:=~v~~1 (~y trir~ C--~,_tnty Fi-iQ.ine~~t~. . °r E i_lf 1 . . . ~ ~ ~a - l--l 1 U E_ (l t 1-i: 1 ° i_--, cl l.t W a • f-'i V t. fl Ll E: c~ c..-t - ' f~ 1' t r 1. ct R ci p 1' c~ a c- - iJrintipal Arterial. The existinq riqht of way width of 45 ft. J_s not consistent with that specified in The Plan. In order tiD :;..mplemEnt thE Ar-terial Rriad Plan it is recommended that in .:additic-n to the reqi_tired right of way deriic~.~ti-.--n, astrip of F:)rc-perty 16 ft. in width alonq the BroadwaY Ayenue frontaqe be c_::-)et aside in reserve. This pr-::-perty~may be acqLtir-ed by Spokane C:ounty at the time when Arterial TmpriDvements are made to :1 l .i rl 1..I. F~ .x_ ~ . . . . . _ . . . . . r_ f.. . _ _ _ _ . ~ ~~I C:.' f G:! i 1~ cZ. ~y' t-.' ..L ~_l .A. .i l.j l_~ .affecting the sub.ject pr-Dperty, inclLtrJinq prciperty to be ciEdi cated or set aside for future acquisition. Sp---11.:ane COLtnty assumes rno financial obl iciation for ad.justments or r-e1-.--cati,--)n i-egardinq these utilities. Applicant should check: with the applicable lAtility pLtrveyor and the SpoE::ane COUnty Engineer to cietermine whether appl i cant or- tl-ie Liti 1 ity is respc-nsible fcor ;ad.justment or relcir_aticin ciDsts and t,.-j mak:e arranqements for any necesaary wcyrka . * ' s s ~ , • ~ kqq-2- _ ~ ~ ~ . , ~ ~ . ~ ~ . ~ . ~ . . ~ j f' { A . . ~ ~ ~ . -wo ~ ~ C ' ~ r ~ ~ - v► ~ ~ ~ ~ i, ~ ~ ~ ~ . i_ ; ' V ` ' 4 w, - i ` 1 1 i 1 1 , ~,r. , 2 ~ _ . ~ . DETERMINATION OF NONSIGNIFICANCE - "DNS" WAC 197-11-970 and Section 11.10.230(3) SPOKANE ENVIRONMENTAL ORDINANCE FILE NUMBER(S): 7E-2-92 DESCRIPTION OF PROPOSAL: Zone Reclassification from Urban Residenrial-3.5 (UR-3.5) to Urban Residenrial-22 (UR-22) within the Aquifer Sensitive Area (ASA) Overlay Zone. APPLICANT: Mildred Wood E. 12623 Broadway Spokane, WA. 99216 (509) 926-1312 LOCATION OF PROPOSAL, Generally located in the Spokane Valley on the northwest corner of the intersecrion of Broadway Avenue and Vercler Road, in Section 15, Township 25 N., Range 44 EWM, Spokane County, Washington. LEAD AGENCY: SPOKANE COUNTY PLANNING DEPARTMENT DETERMINATION: The lead agency for this proposal has deternuned that it does not have a probable significant adverse irnpact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.430(2)(c). This decision was made after review of a completed environmental checklist and other informarion on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least 15 days from the date issued (below). CommenEs regarding this DNS must be submitted no later than 4:00 p.m., February 18, 1992, if they are intended to alter the DNS. RESPONSIBLE OFFICIAL: WALLIS D. HUBBARD, PLANNING DIRECTOR By: John W. Harrington, Planner I Phone: (509) 456-2205 Address: Spokane County Planning Department North 721 Jefferson Spokane, WA 99260 DATE ISSUED: ' . , 1992 SIGNATURE• OCN~'~3V'IS RBGA~R]~ING CNNIFNI'AL OONC,ERNS ARE YYELL'CNEATTliE H[FARING. APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE COUNTY PLANNING DEPARTMENT, North 721 Jefferson, Spokane, WA 99260. The appeal deadline is the same as the above project's appeal deadline, being ten (10) calendar days after the signing of the decision to approve or disapprove the projecG This appeal must be written and the appellant should be prepared to make specific factual objecrions. Contact the Planning Department to assist you with the specifics for a SEPA appeal. llit'lill This DNS was mailed to: 1. WA State Department of Ecology (Olympia) 2. WA State Dept. of Health 3. Spokane County Health District 4. Spokane County Division Engineering 5. Central Valley School District No. 356 6. Fire District No. 1 7. Modern Electric 8. Spokane County Air Pollution Control Authority 9. Spokane County Parks & Recreation Department i , . • . SFOK:ANE COUNTY PLATINING DEPARTMENT APPL.ICATION FORZONE BECL.A SSIFjC TION Date: Application No: Namc of applicant: Mildred Wood and John Moss Street address of applicant: E. 12623 Broadway, Mildred Wood City: Spokane. State: wA Zip Code: 9 9 216 Phonc: 92 6-1 31 2 Namc of property owncr(s): Mildred Wood and John Moss Authorizcd agcnt rcprescnting owncr 534-8086 (if othcr than owncr): Ramm Associates, S* 104 Freyas White Flaq, Ste 220B Existing zoning classification: TlR-1. 5 Datc existing zonc classification cstabIishcd: 1 9,-R5 o_p Exiscing usc of propcrty: 2 sinqle-family residences are on the site. Proposcd zone classircation: UR- 2 2 , . Proposcd usc of propcrty: Sell the property to a future buyer -~'or cUl u~°_~ . a-l I i5~ Legal description of propcrty: Opportunity E 2/ 3 of W 3/ 5 of Block 78 irt i-kk and Opportunity E 2/5 Block 78 0PI-ZZ ZOYt~ Section: N 1/ ~ 1 5 Township: 2 5 Range: 44 Eas t ' Sourcc of legal: Spokane County Assessor's Office Assessor's Parcel No. (sce tax sta[cment}: '4 51 5 2.1 51 2 and 4 51 5 2.1 51 3 Propercy sizc: 8 acres Frontagc:Fect on: ~e°cIery M.O.L. Total amount of adjoining land controllcd by this owncr or sponsor: 0 Strcct address of property: 12 51 7& 1 2 623 E Broadway If you do not hold ticlc to Lhc property affected by this appfication, what is your interest in it? N/A Pleasc list previous Planning Departmcnt actions involving this property: NONE ALL OF THE FOLLOWING QUESTIONS MUST IIE ANSVVERED: 1. Whae arc the changed conditions of the siee arca which you fecl mace this proposal is warranted? The haracter of the nei hborhood has changed with the encroachment of high-density r~siaential, lig , cony%Tffial, and ho'spital Y' Si nr•p fihA cit-p~ac 7rmM TM_1,-1. al 1 the nereeca j~ Pub11C services and facilities to support high density development have been put in place. For further discussion, please see the accompanying SEPA checklist. 2. Whac effccc wiIl the proposed zonc rcclassificalion hnvc on the adjaccnt propertics? Rezone of the property will likely encourage development on the property. The affects of such development on adjacent properties were analyzed in detail in the accornpanying SEPA Checklist. This scction of the application will providc the Planning Dcpartmcnt's staff with writtcn vcrification that the applicant has had prcliminary consultation with the agcncics idcntificd. Rcsuits of the preliminary consultation should ~ bc incorporated in the proposal beforc final submittal to the Planning Departmcnt. ~ 30 6 ~ ~ . 1. COUNTY ENC .R'S OFFICE A prcliminary consultation has bcen held to discuss thc proposal. Our rcquircm nts for ub ' tal o/thj pro osal for rezone have bccn sa[isfic . . l Z- - ~ a J (Signat (Datc) 2. COLINTY I1TTL,ITIES OFFTCE A preliminary consultation has been held to discuss the proposal. Our re 'rements for sub ' 1 of this proposal for rezone ha tis . The desig te water purveyor for this site is . 1z --r-o - , ~ / (Sign ure) (Date) 3. WATER PURVEYOR ~'1.rdal'UYU aAl-ce, UlAkA) (24), a) The proposal (is (is not) located within the boundary of our service arca. b) Satisfactory arrangemcnts (have (have not) been made to serve this + propo l. - c) Wc arc are not) able to servc this 'te with adequate water,, (Signature) (Date) 4. A reliminary cons tation has been held to discuss the proposal. Our rc uirements or sub ittal of this proposal for rezone have been s is ed. T r p 1 is- 1Qcated in Fire District No. ~ L-1-'D ,S g a u re s. I1:-S7" ^-)AV- OFSres,..1, A preliminary consultation has been held to discuss the proposal. The applicant has been informed of our requirements and standards. , iZ:'~/&S / d , 14 q ! (Signature) Pkj3uc. SFL.C.e (Date) I, THE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFUI_I.Y AND TO THE BFST OF MY KNOWLEDGE. I FURTHER SWEAR THAT I AM THE OWNER OF RE O D OF THE SITE PROPOSED FOR ZONE REQ,ASSIFICATION, OR IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM SATD OWNER AUTHORIZING MY ACTIONS ON HIS OR HER BEHALF. / f/, ~ a J (Signcd): Date: R , . (Address):..~ • 'Q _ z~~ Phone: . . , zip: . ~ . . ~ ~1 • r NOTARYJ f r~~ z . Datc: : NOTARY SEAL: ~,'••.?;.20: 0 F W As~` 'F11811istl SIGNATURE OF APPLICANT OR AGENT =~O-M'OA &OL/A~x Date: ► REY.4/$9:fCu ~ r ~ ~ ~ ~ REZONE OF MOSS & WOOD PROPERTIES UR3s ~ A PORTION OF THE M 1l10F SEC. 15, T. 25N., R M&, SPOKANE CQUNI'1', WASE@IGTON ' I ufi~ _ I I W.WVIGZ'ON WATHA L 1.11,I73 - N WRS ~ POWLRSUlSt6T10N 1 ~ - - - - - SrM .KU ,,,CSM M.O.L. Ertvrm 20"ING LRW, To0101tD2AM111G U{.p UNCK10 Q 7 COFVROfOG1V[II.INDESIGfA710N IIRlYI ~ I Q.. - - - - - waTa ~pppW ggwu courrt tYFlGU. i.V1USC.UINC ~ U w~a nnan ww.waAT r I ~ nurt wrmm uonroaactiw I ~ uUmm _ Mt10TS O0t01Q1 mucuatot Iy41 iCOfalrort I vr 1: ~ - Y UTAC SIWAC CO1011A00 1LU[71fUQ 1 L1' /''~#l^ I - - - - lROMTAOYiR144 39►WMIOTtaf! iTflONNMCAQW .AW I r, ~p~.nOwY.wtl~ ~ IlANL01CTAILDaAMD 11A'FROIfCFD.F.d.W. IAJQIGfJI I ]Ip ' . w)IIWATiun.[ IYM v~o _,JI ~ was cmcTUn rroRUartwr W urrmo~`oo w" oon i~i w I ~,~•i, aT,uo ir w WMOrGIIMOUMTAPIASr iarr b wsanat u~a oovuuat us ~ iL na.n, rtowuaw rww i yr I ' - - - - - nam L= cruxrr • Muzww uoc xuurt r 3r I I~ I I I I I I I I I I I I I ~ ~ ~ I I I ~ I I I ruixcK auMunt uicnu oocwooo JJ_L11J_W 70TALftAR7 iwm.w n4' romrtwa ~ua~utrm ~s intnc. -8 ~ wacm oarma~y ~ a~ a I UI4]3 \ r . GU6T ) II IIO(1(CDPDt1uSTfl I E~ 10 UNRS~ 00 ]I tRA7S , I - uHOSCi.re+c u-rrrc m 1sae-ttrc [n uw.uv wucno rvrt ' Acorcmms atuncmin~s nicnmr ` r~L n 1' 7M 10 l/.tl' 771[ ID M6T flrtUCf I `a~ '~r I I t waHbum.~ar xa nioamur nucoM cun ~,,,N~ 1,101(m JP A1qNC tTILID[}i ]i' A{pilp {77'( TAM IIAMlr01 TI101'G71tl ►pOfRil[f' MAfRYIIRcaR • \ ~ ~ (1 < I ~ POO io uars~ # ~ P I~ ~ I~ TIN11111111111L - ~ I ~:4 urtrs m joouro'vm' ~ ~I rouu.p ~ • ~t 1y. " 1 ~7~p 7n~ ~ J ~ I c ti BROADWAYAVBNUR y DROADWAYAVBNUQ ultae aas I °a r----- to o ~ u ~ I . i ~ ncuatr►w REZONE OP MOSS k WppD PROPERITES SCAAMi'•fr .~..~~•00• IT ' ..~,y~tinf7 trw~+.~yM ~ :7 J ZE=2=92 ~ t 19 6 5 i~ r`+ r X=,~~- - ~-~-~t ari ' ri , r !#".4~`~t~~ ~ ' ~ ~ ' woTG0M E R Y DR' ' J ~ ~ Ho4.a ~ R 4 `-g S 1.0 A V E~ r w+ ~ ~ ~3 S M. ~ _ ~ P i . . . . . vE Y r uT 5`N`c ~ r ^ ^ _ < r 1 .....~=s ~ ~ S'~.a~R . Y . - < 3 ' Boot•~E r ~ - . k• ~ .7,"A~'7~S ~ ' - ~w~• - ~ L. ✓ E 5 ~ E ' i ` ~ `t ~i . . . - . ' I'!'} • . . . , ~ t - . ' z . 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CP~ ~ ICV. o L-, V . 3 0. o I ~ p a ~ T v •~..«AKY,.~..,y ` vY . N° 1201-40' ~ - -C - - I 5 . j ~ I • . ! r.~;• i I ' . ~ ~ ~ 124 123 122. . ~ . ~ , „ Z 0 ~ . f • , • t l 'Y . v IA E ` I ~ I ~ . ~ . . ~r-~. ~ r SPOKANE ENVIRONMENTAL ORDINANCE SECTION 11.10.230 =1= ~ I . . . ~ - , ( SPOK/1HE EttVIROHMENTAI ORO(NAHCE , - , ' (11AC 197- I1-960) Section 11.10. 230(1) Envlrorxnental Checkllst . Ftle No. ~CL ;Z' Purpose of Chetkllst: TAe State Envirorxaental Po11cy Att (SEPA) chapter 43,21L RCw, requlres a11 9overrn+ental agencles to consider the envfronmental iiapacts of a proposal before making Aetisions. An Environmental lmpact Stateaent (EIS) must be prepared for all proposals wtth proCable signlficant adverse lnpacts on the quallty of the envirorment. The purpose of thls checklist is to provlde inforpwtion to help you and the agency ldencify lmpacts fron your proposal (and to reduce or avoid impac[s from the praposal, if it can bc done) and to help thc agency decide yhether an E1S is required. Instructions for Applicants: Th1z enrironuental checklist asks you to descrlbe some btslc informa[1on abaut your proposal. Governmcntal agencies use this checklist to determine whether the environa+en[s1 impacts of your proposal are stgniflcant, requtrin9 preparation of an E(5. AnsMer Chc questlons bricfly, xith the most precise information known, or glre the best descrlptlon you can. You nivst ansrer each question accurat::j :,.G ;,::u:a'.ly, to the best of your kn a+ledge. In most cases, rw should be able to ansrrer the quescions fron rour orm observations or pro,}ect plans rrithout the need to hlre experts. If you really do not know the answer, or if a question does not ipply io rour proposal, wrltc 'do not kna+r' or 'does not apply.' Lanplete answers to thc Questlons na+ may aro1E unnecessiry delsys later. Sorx questions +sk about governn+encal regulactons, such as zoning, shoreline, +nE lanGmark deslqnations. Answer these questlons 1f you can. If you have probleas, the qovermx ntal agencles can asslst you. The checklist questions apply to all parts of your proposal, even 1( you plan to do thaR over a perlod of tlme or on dlfferent partels of land. Attach any additional inforarotlon that xtll descrlbe your proposal or Its envtronrtent&l effects. The agency to rrhich you subAtt [hts checklist may ask you to explain your •nswers or provide additlonal inlonnation reasonably related to deteraining if [here may be slynificint adverse tmpact. Use of checklist for nonproject proposals: Complete [his checklist for nonproject proposals, eren though questlons mey be answered 'docs not apply'. 1M ADDiTIOK. caapletc the SUPPLEMENTAI. SHECt FOR NO!lPROJECT ALTIOHS(Part 0). For nonproJect acttons. the references 1n the checklist to tAe words 'project,' 'appltcant,' +nd 'property or site' should be read as 'proposal,' 'proposer,' •nE 'affected geographic area,' respecttvely. A. BALKGROUMD 1. :1uw of •proposed projett, tf appllcable: Rezone 8 acres from UR-3. 'rJ t0 UR-22. Project has I10 I18IY12 cir timeline at this time. z. Kawe of Applicant: M,' d John Moss, c/o Mildred Wood, 12623 E. Broadway, Spokane, wA 3. Address and phone nSn6e?of ippTi~oC 9contact pe~on: ZZ~Br ~llte r~hU Ramm Rarran ssocia S, Lll - Flag 104 Freva, Spokane, WA 99202, ( 509 ) 534-8086 4. Da te check 1 i s t prepared : December 1991 S. Agency requesting checklist: Sookane CO1111tV PlanninQ Depa.rtment 6, Proqosed L1A1ng or schedule (inctudlnq phasing, if appllcable): N/A 7. a. Do you have any plans for future iddttlons, exp&nslon, or further activlty relaced to or connected xlth thls Droposal? If yes, explatn. b. Oo you oxn or hsve options on land neerby or adjacent to thls proposal? If yes, expliln. 8. List any environnentil lnformatlon rou knox about that has been prepared. or xill be prepared, dtrectly related to this proposal. -.f Rer.2/1/88 • 1 ~S i , . . , sPort:;e z~r.•,HGt~;tt:tTAL ~f.r>c~,~.:~:-~~ (VAC.197-11-960) Seecion 11.10.230(1) . r A. ~11AMG'Z.OUiZD (eantloued) • ' 9. Do Jrou lmov vhether applic:tf,oO are peodlng [or jovetnaental approvals ot other proposals direetly at[eccina the propertr covereA pr rovr proposall If yes, erplain.lV 10. List •cr Eoveroment approvalji or perai[s thac vlll be needed tor your proposal, if lmovn.Al=rnVA~ hV SnkanP County for a. zone r_class;f;ca ion Wnroval of a site plan prior to buildinq on this site will be necessary by the County Planning Department and other County departments. 4 S EPA C! ' . - ~c~sf •i~ P af 6u"/c~.~,,~er~, r~e I re k.s S~O -f f>Q ~,E.u~ ~ces 11. Give a btief, cooplece descripclon o[ rouc proposal, intluding the proposed uses and the slze o( the pcoject and sLte. 'here are several qaesciow Lter !n chi• cheeklioc that ask you to deserlbe cer[a1n aspects of yovr proposal. You do no[ need [o repea[ choae anavers on this paae. Proponents are requesting a rezone from UR-3.5 to UR-22 for two parcels equali.ng 8 acres Proponents are not planning to develop this property, wl ASa ove r~ ~ 1=. locatlon of the proponal. Cive su((icient lnlocsatlon [or a person to understand the precise locacion of rour proposed prosec[, Lncluding a street address, i( anr, and sectlon, covnahlp ■nd range, 1[ knovn. If a propoul vould occur ovet a ran6e.o( area, provtde the ranae or boundarles of the al[e(s). Provide a lcgal descriptinn, s1[e plan. vitin![r aap, and Copo;raphlc aap, 1( reasorubly avalLple. 1Jhlle rou should 3ubair anr p L ns requlted br the •6encr, rou arc noc requlred o duplleate saps o detalled p L n~ u cted ,v1 h ~n e tt appll '[!on rclated to thls checkllst. ~P ~1'te l S 1QCatPC~ 11'1 e northwes~ COl'11P.r O~ e iners~~clion of Broadway and Vez-cler, approximately 4 mile east*of Pines Road. The address of the residence located in the southeast corner of the property is E. "llbt.i tiroaaway. i-ne site is locatea in the nort~`2 of`-section , Range-44-7_,a--->L. 17. Does the proposed ae[!on lle w1[hin the Aqui[er Seruitlve Area (ATA)1 'he Cen ral Sevp Se~ce Ar~a'. -1x orlt Sev~r Ser e Area' :h CSt7 0( Spoksne? (See: Spokane County's ASA OverLy Zone AcLs tor poundacles). e Sl~e 1S within ie ~quifer~ensitiv~ Area, the Priority Sewer Service Area, and General Sewer Service. The site is not within the City of Spokane. To eC Cd?41.L';'LD DT ATTLICAM D. IITVI1t01CQ1'1"JlL II2XEfTS • Evaluation Fot Aaency Use Only 1. EJlR-i1 a. Geoeral descriytlon o( the s1[t (eircle oae): tL t, ro111nt, hilly, iteep slopes, ■ountateous, ~ othet: ~ o K ThP -qite is relativelv flat. • b. tRhat the aceep ut ilope on the slce (ipyroxlsace percent slope)? ~ V' Z c. 'fia[ aeaeral types of solls are lound oa c}►e oi[e (foe exasple, tlar, saod, ;Tavel, pea[, suck)? It rou 1anov the classlliea[lon of atrieultucal •oils, speci(Jr thee and note •nr prioe faivland. . fSee Atf achment A ) d. A[e there ■ur!ace ;nd:cnc. n. de s . Nr1 ~ V/ 2 ~ . . . . I , SPOKAME EftY1RONMENTAL ORDIMANCE • . (WAC 197-11-960) Sectlon 11.10.230(1) B. ENYIRO1a1EKTA1 ELE1iEHTS(continued) Evalvation For Agency Use Only e. Describe the purpose, type, and approxlmate quantlties of iny f1111ng or gredtng proposed. lndicate source of fill. ~ (See Attachment A) f. Lovld erosion occur as a resutt of clearing, consteuction, or use? tf so, generally describe. , Erosion is not likely if development were to occur bn this site at a future date. This is due to the flat terrain and slight erosion risk associatea wifh-fhe sife s iden Gu~'c~~ Co~ l type. g. About what percent of the slte xill be covered wlth lmpervlous surfaces after project construc- b L/ tlon (for example. asphalt or butldings)? ~ gw (See Attachment A) ~ h. Proposed neasures to reduce or tontrol eroston, or other impatts to the earth, 1f any: A1 though no developcnent is proposed with this rezone r est, any future site development would occur on level terrain~at consists of stable soils that maintain only a slight risk of erosion. 2. AIR a. 1lhat type of ernissions to the atr xould result froa the proposal (f.e., duit, autaaobtle, odors industrtal, wood sa+oke) during construttion and when the pro C` 1s c let ?(f any, generitly describe and glve ipproxlmate quantltes 1f knarn. ~1Le c~~ve~O~J1T1eT1L COll1.d result in an increase of traffic and associated vehicle emissions and short term increases in parriculaLe leveis aue to f uqitive dust particles o c c u r i n q during the construction b. Ph8t§'rc any off -slte sources of e+etsstans or odor that may affect your proposal? lf so, 9enerally descrlbe. NO . c. Proposed measures to reduce or control emisstons or other lmpacts to atr, 1f any: (See Attachment A) 3. NATER a. Surface: l11 ls thcre any surtace xater body on or in the tmmedtate v1c1n1ty of the s1[e Includtng year- round and seasonal streams, saltxater, lakes, ponds, vetlandsl? If yes, describe type and provide names. lf appropriate, state v+Aat stream or rlver 1t flows 1nto. No (2) w111 the project require any ►ro rk over, 1n, or adJacent lo (xithin 100 feet) CAe descriDed -.f wttersT If yes, please descrlbe and attach avallable plans. • No . ~ 3 j • ' r- . ' SPOKANL x?i9'I1t0IRMiTAL 0ltDY'tM3CG (".tAC 147-11-960) Scc[Son 11.10. 23f1(1) ' 3. LNYIR0MMIHTAL ELIIZt4-.S (tostCinued) Evslaatian Fvr Agencr U~e Qn1y (3) Ei[isrste [he amoun[ b( fi12 snd dredge taatertal Chtt would bt p LGed In oT rcmoved Liao Crie rucCace uater or vetTands and in ica[e ehe Rrea of the sAte tlut vruld be xffected. Ln+dic4te the aourcc af Eill m►terLal. ~NE (4) VL11 Che pTOposal Tequtrs ■urisee %aCer vtthdravaly os divecilotut Glve a;eneral deztrip- tivn, purpaae, and approxfai[e quan[icies, iE kn awn. - NO - - (5) Doea the prapasal lie vi[hin a 100-'rear [Iaod plain' Yf xo, nate lRCmCI4T on•[he rlts plan. ' NO (6) Does tfie pTaposal LBVGSY! ■ny dircharZe■ of wasGe wa[trialr to iurfsee vsteryT xt ae, . deecri6e the type a[ vyate xnd ara[fclpa[ed volumc of dliehar;c. NO b. Gtaund: {1} Vfl], groundvaCer be vithairavn, or ullk vatcr be diac Yged Co yTtru vrt r? GSve n rsl , deacription, purpoie, +~nd appt~oxiir.xte quarttitie., if knownC~'C~L7I~~Wa~er GhTlll ' drawn fram the site. Any future development resulting ' xram ttlis rezone wiil aceess water -trtxn existing lines ~ provided by -mcxdern Electric/Water Company. • , ~ ~ r% A.1e &h.,R.d ` (2) DsscTibc vastc aaterial that ~+f11 be diittto the =cound [can septic tanks ar o[hcr sani[ary vaate [rcatmant (atflt[7. Dertribc [he seneral ■lse a! [he srrtca, Che n+m ber a[ hauses to be aerved (if apgllcaRYe) nr t hs nuaber of perrons Che ■7otep(a) are e1x,p,a~ cted to ferve, ,~l'~'CT f~P~7A1r~~nt ~yy SP'riTl C~ i7 t~ Co~]~']tY -~ru~ sa~ ~e ~ ~ 0 sewer 1 ni es that are currentlY available to the site. (3) Re+cribe sny aysteas, oCher than [kase desl,gntd [atl the A7,ipoai] o[ sanitary uas[e, in+takled !or khe gurpoat of dlschargtns (luids bslav the grauad su[[act {Intludci •rs[eno ■ueh aa thosr for [he dispasal of a[orn waeer or dral.au ge fraa (loor driLlnmy. Dsscribe the type o[ syo[cs, the asnunc of w[crial [o be dimpased of [hrough the sys[ca and the typr■ of oatecfall. likety to be diaposed of (tncluding anteriale vhich say enrer the syatm tnadvcr[ently [hrsugh epltla ar as a resul[ of firefS=h[in; acCtNitlef}• (,f",pp Af-tar.}-ymPmt . I (i) uili sny chmicals {erpccfally oraanit sp]vento ar pntraleuw [uclr) be ■tared Ln above- • Sround oC undec`raund ■iorage [aniuT If ao, vha[ rype: and quanCf[iei of sites'ia1s vill bs . itared! 1YV 4 sror.Atre F7iVIRORMrIAa. onnlUM+cE • , • (WAC 197-11-960) Seccton 11.10.210(1) • 1. LNVIAONKLtrTAL LI.LTM1:S (continued) Evaluation For hgencr u.e onlr (S) WR+at pro[ectlve meuures vill De ukeo to insvre ttut leAks or spLlls of •ny chcnlcil■ stoced or used on si[e vlll no[ be alloved [o percola[e to 6rouodva[er (chl■ laclude• oeasuree to keep chealcsls out of disporal syiteas descrlbed in 3D(2) aad 1b(3)t o ISee Attachment A) c. Vater Runotl (includins storn va[er): (1) Deserlba the source ot runoCi (tncludint storu vater) snd uet:iod ot collectlon and dioposal it anr (ioclude quantities, if knovn). Where vtll Chis water [lov? 11111 this water tlov lnto other vatars' If so. descrlbe. (See Attachment A) (2) J111 any ehenieals be otored, handled or used on che aite in • location vhere a spill or leak vlll diain to surtaee or aroundvater or to •s[ora v.ter dLiposal sysces dlechar;lng Co surlace or =rounA w ter7 ~ (J) Could vaste matetials enter around oi au[laee w ter#i I[ so, 6enc[ally deitriDe. d. Froposed measures [o reduce or control sur[ace. Sround, and runoC( vacer lsp.ccs, t! •nr (1( ' t Chc p[oposed,attion lSe■ vl[hin the Aqul[er Senoi[ive Area be especially tlear or expl4nations / A SA r cela[lna to faeilicle• toncecoint Sectlons 3b(4), 3D(5), •nd 3c(2) of chis thecklist): rv (See Attachemnt A) G44 iP44eo~ 4. PuYrs ~ A. rheck or elrcle typc o( ve;etatlon (ound on the ai[e: X_ declduou• cree: alder, aaple, •spen. other. r everarcen cree: fir, cedar, pLne, othet. ' X •hrubs. X g r a a a. pasturc. , crop or srain. vet aoll plants, eat[all, Du[tereup, bullrush, ■kunk cabbaae, other. , water plan[s: w[er 1111y, eel<<ass, ailCotl, o[her. other trpea o[ veReCa[lon. b. Vhat klnd and aaw nt of ve=eca[lon vlll be rm oved or .ltcred? (Sep- A _a rren _ A ) c. Liat Chreacened or endangeted specLes knovn to be ot► or ncar [hc tlte. NONE d. Yroposed landscapint, use o( oative p Ln[s, or o[her seaaures co preserve or enhance veaeca[Son on the si[e, lf •nr: ~ (See AttaChtnUjt--,~) s ~ (uAC 197-11-960) 5ection 11.10:230(1) SFUKAME ENYIfi4MNEKTAL ORDIHA1[CE t. .6. E?IYIRQMMEN7Jlt. ELEfiEKTS (cantiaued) . . Eraluation Far ' . AgrnEy Ust Only 5. At{IM1U.5 a, Circle any hirds and animais which have bcen obaerved on ar near the stte ar are kndwn to be an ~f or ntAr the Site: Or ~g! tl blyds: hawk. heron, eaqie, xnngbtrds, other: S • mamnats: derr, bear., elk. beaver, other: Mi r-•~, nthor- fis'h; bass, salmont trout, herring, shellfish, other:~ . ather: b. L1st any threatentd or endangered sptcles knvwn ta he nn ~or near the s1te. NONE c. ls the site pmrt of i migratian rovte? tf scr, exptain. , ~11 • , d. ProQosed meatures to preserve or enhance sr#1diife, if any: Th15 Slte dC?eS not pQssess anv chaQcteristics to ma e it a viable hab? tat area. The vegetation is prirnarilyKhhere ass, with a very limited number . +~1 c~t s~ll trees and shrubs. is no :bociy ot surtace water in the ~ .Cn ar,~i~'lc~rz, di~ ac~~t p.c-u~~5 ~e c~~~d. 5. EHfRGx A~tD !lATUR L fiE54URCE5 a. k'hat kinds af energy (electrlc, naturil gas, wocsd stove, snlar) w411 be used to meet the the completed pro,}ect's encrgy needs? Describe xhether it rr111 bc ustd for heating, mnnufit- tvring, etc. 1tE.', - It milcI hP a--,sumed that ,any futtYre d_vne1c nt On„thi_s $ite will utilize the avazlable utilities. b, uould yaur project iffcct the potentfal use of solar energy by +djacent proper'tles? If so, generally deseribe. . NO C. What kfnds of ersergy tanservition fratures are lncluded #n the plans of [his propasal? List o[hef proposed n►easurrs ta reduct or controi energy impacts, if any: elo,Dmnt- of this si t-f- wou7 d 7 7 k _l y inMlye tbQ cQn.~atruqtion Ley of structures, usi.nq lity cc~nstructiQn mateacials that pramate energy conservati4r~ in accar~ce with the Northwest Energy Code. 7. EMYIROtCiENTAL HEALTH A. Are ihertr any cnvSronmtntal hcalth haxards, tncluding ezposure to t6x1[ then+SEals, risk of firr and expyaslon, spill, or haiardcas xeste, that eould occur as a resu}t of thiS proposal? !f so, describe. No - O~.7triqht--Mr..m?.~ c-d tYsp_ wi ,j rl the M-22 Z`4ne wou +d ncit present any environmental health hazards. (1) Deseribe speeial ertergency servlces that mSght bt requfred. ~ONE . •.~e- b ' x srvr.urE ENvir.orr:ErrAi, vRnittkr;cE ~ , . (%iAG 197-11-440) Set[lon 11.10.330(l) . A. Mlx6tiMl.?i'fAL xI.MENT5 (continucd) • - ' tvaluatl,an For llgenty Ura Onlx LINIRptiif£ITAL 1[EAI.`.H (eontieued) (2) Troposed aetauret [a rtduce at cantrol :~;Pronmentai hes, lth hazardi, if-anr; N/A lJ Z b. Kai.e: Llha[ type■ o[ nolse exist in the rea vhich %uy a(fect yout projett (for e~usplet trat[Yc, equigcent, apsratinn, aCherl. No2"Tllr'~T ,tr~f,l(`_ nnl'~ii~' C7Qj']ej"'3t'll^)Pl fT'C?Tll _ Vehicular travel Qn Broadway, Ve r c 1 e r,and Pines can be heard an the site. (I) LRut [ypaa snd levele of nolse vould Ee crea[ed bY uz •sio[Sa[eE v1,th the proytct on • short-cers ar s long-term 16aais ([nc exaaple: [rsttit, tonsirut[lon, oper~Cl4a, oLhez)? IndLcate vhaz hours noise vould caac fraw the site. (~t'a('`}'1TTlf?Tlt' A~ (7) Tropoocd tieiaure to reduct oC control noise iwpetts, t[ any: apstnir-tl op ,isS~ vr K~ activities wi11 only occur durinq the narmal dayliqht working , hours. The long-term noise associated with any future development F73 -60 W4C, on-hissize would not-be slgniticant enougfi-to cause an aciverse irrpact- a. u:ra AND sNOxELi1iE usE A. «'lsat !e the eurrent usc of the site and adjacent propsrties? (See AttaChm2I1t A ) . b. ilaa the il.te been used ior agritulturrt' IC ao, deicTSbe. ~ (See Att3chTEeIIt A ) _ - - , c. 4ercrfbe any strueCures on the iite. rCm T'p-sjjdPTl(-'PC aYId afiC1cl atPt~ detached cjarages and out-buildinqs. d. ldill •ny atrutturtes be deoalirhed? I( rv, vhlthT Fut~~~ develaPment woUZd likely include the semoval of the two residences.and their associated garaqes and out-buildinqs, - If possible these structures will be move(f rather than demolished. e. 1l:tat li the currenC zon3.n5 claasi[ieatlon af the si[CT LJ= _ 1.1i) . . E. Vha[ ia the curcent ecoprthsnaivc pL n dcil,gnxtloa of the aite? Urban . L. If +PFlitable, vhat is the turCent shoteltrit wantar pragraa deaisna[ion ai the sica4 N/A h. H►s aear part nf the altc bcaa clasritied ar •ea 'enYltcapseotallr senaitivt° art&1 If so, ■pecify. NO. . ~ i. AgprczLaatslT hoti+ xan7 peoyle vauld teYtde or vork 1n the coapletad proJeett . ~ See AttachemeI1t M . ~ . 7 ~ - ~ SrOXM r"ItOMMNM oRDIWCE • (VAC-197-11-960) Seccion 11.10.230(1) , B. L1fi/illolilQNL1L LLL?fL11T5 (conclnwa). , Lvaluatton For . Ag«cr v.e onlr Approximatelr how aanr peopla vould the completed projetc diip Lce1 ( S e e A t t a c h m e n t A) k. Proposed •easure■ to avoid or reduce dimplae m eo[ ispaccs, it anr: _ (See Attachment A) 1. lroposed seasure• to ensure the proposal 1s conpatible vltfi existint •nd pio}ecced L nd w es and plonm, if anr: . . (See Attachment A) . 9. HOUSINC • A. Approxisatelr hov sany units vould De provldsd, 1I anyt Ioditate vhcther higfi^, aiddle-, or f7K a~ `/`J Py ` r' A1~ lorlnco~e hou~la;. , • ~ r•-• r s,L ~QP_ rrlev4- A) ure Skd.vh ~ eahGP~Of'u,q, b. Approxl.ately how' m+n ve~'o ` 'nnt°oJle si~e Iwou~~"incluc~ 't7~e1 e2imi.r a~`T . iov--incoee hovsln; l~e of two middle-income residences. 6~•(~~- c. Troposcd seasures to Teduce or concrol houslna impac[s, il •nr1 _ See 8 k, above. . 10, AESTIIETICS • A. W1+at is the [a1lesC heialit o[ Rnr proposed strueture(O, not includlng AnteTSnas 2 1Thac is thc prioclpal exterior bul,ldin6 aaterLal(g) proposed' (See Attachment'A) b. tJhat vicvs in the lmedlsts vieinicy vould be alceted or obatTUC[edt (See Attachment A) c. Proposed seasure• to reduce or eontrol acsthetlc lmpacts, i1 •nr: (c Tl f' ~l ) 11. LIC11: AND G1..lRL 'Ruc typc of lijht or gL re vill cAe propoaal produceT 'rha[ t1ne ot dar vould it nalnlr occur' (See Attachment A) b. Could light or t L tc lros the [lnlahed pro}ect De a u[ety ha:ard or lnter[ere vich vie w 1 C. tilhaC ex1S[in= of(-SSts sources o( lighc or t LTe aa7l •Itect rour pcopoEall NONE • d. Lro¢oscd measures co reduce or concrol ligh[ •nd =lace i.spActl. i[ an7: ' The use of non-glare lighting for any exterior lighting within the development. ~ . SI'OT.ANL LNYIAOtRQHUL ORDINAIICE ~ . , (WAG 197-11-960) Section 11.10.230(1) b. LNVIAONSL1fIAL LLLMNTS (contlaued) Evaluatlon For rgencr u,e onlr 12. IILCREAtI0t1 A. trhat deslanated aed infoisal reccu tloaal opportunlties are in the lamedia[e vlcinltr?_NO _,zecreational areas are in the imanediate vicinity of the site, b~ Valley Mission Park with an equestrian area, pool, picnic area, ~Q playground, and water slide is located approximately 1 mile nor-unwest or Une site. b. • Would the pTOposed project dlsp L ce •nr exis[ln; rccrea[lotul useet If so, dercribe. c. Proposed seasure• to reduee or conCrol Lepaccs on recra►cion, including recte•cional opporcuni- cies to be provided bry the pto]ect or applicant, if •ny: N/A 17. HIS:OP.IC A!!D CIJLTURAL PRESERVA:ION A. Are [here •ny places or objec[s liited on or proposed foc rutional, stmite oc local preserva- [!on re;laters knovn [o be on oc ne:t to the sltet If to, jencrall/ describe. b. Cencrally deaCTlbe anr lmindaark■ or evidence of historlc atthaeological, rclenti(lc or cultural lsporcance Irn own to be on or next to the sSCe. NONE c. Proposed ■e;mu[es to ceduce or control lmpac[s, Lf •ny: N /A 14. Tf.AtISPOR.-ATION A. IdentL(r public •trects •nd hiahvaJrs secvtn6 the ilce and desc[ibe propoied •cccix Co the e:isClni stTeeC srstem. Shov-on mite plsni, il •ny. f Coa 21~f-~~l~m~•,} 711 1 b. Is •ite eurrenclr rsrved br public cransi[1 If not, vha[ 1■ the ■pproxlsacc dis[Ance to the nearest [rAnai[ aCopT (See Attachment A) , c. 11ov manr pa[klnj spates would the complcced project have? 1bv urry vould the project elinimtc' nt- d. will :aQoitc •nr nev [o+d■ or atreets, o[ irprovements to cxlmting roads or s[ceets no[ Satludiaj dilvevays1 I( so, jeoerally desccibe (lodiu te vhcthe[ publlc or private). (See Attachment A) C. Will the p[oject use (oc occur in the Snmediate vicini[y o[) w+tcr, rall, or •ir [ranuport.tion? If so, =eaecally deotribe. ~ 9 ~ I • ' .i:'GT,l.`~=: c•('r':F.r"^'Tti'A~. OF.~I,'1~l1iCL (V,1C 197-11-960) Seccioa 11.10.230(1) 1. LZtVI1tOtRQK':AL LLDQNTS (eontinued ) • Cvaluatlon For Naenq Ose Oalr Hov manr vehlcul►: [T1ps per day vould be aenerated by thc coapleted pcojectt IC knovn, indiu ce vhen peak would oceur. 6 S. Proposed m+easurea to reduce o: con;:o1 tran~portac!cn :o,acC~, .ny: (See Attachment A) 15. TUbLIC SERVICLS A. Yould the project result in an increared need for pu!)lic scrviceit (tor example. flre procectlon, po2tce pro:ectioe, health care, schools, other)1 If so, aenerally describe. , • (See Attachment A) b. Proposed seasures [o reduce or control direct lmp•cts on public •ervlces, t.' any: ( Spp AfifiachmPnfi A 1 16. U'ILI:IES . a. Ctrcle utilitles curten[Ir avaiL ble a[ tDe site: electrlcity, rtatural tas, vater, relume. serviee, telephooe, sanitarr rever, sep[ic systes, o[her. Electricity, natural gas, water, refuse service, telephone, sanitary sewer. b. Deitribe the uClli[les tAat are proposed tor the pro}etc, [he u[llltr.provldlna the service and • cht ;eneral construct n•c`vities on che ti~ r in t lmucdla[ c v ch d h[ needed. F'11t1~2 ceve~opment O~ Llle Sle wou~8 `Ii~'cely llE1122 the existing utilities availa.ble to the site. (See Attachment A) C. SICNA7tTRL . ~ I, the undersisned, svear under che penal[y o[ perjury Chat [he abovc respona e9 are aade trvthtullr and to [he best ol ■y knorledge. I alio undecstaad tluc, e'iould thece be any vtllful slerepresen[acion or vllltul Lck o[ [ull Eloelosure on ry part, Che a en a,ay vlthd[av anr de[eislnation o[ notulanlfltanee tha[ 1[ alah[ lssue le rellance upon thla checkllst. oate: rroponene f'"'1 ~ vJ00C( ~ (Ple u e rTint or Trpe) ~ Proponenc : i Addreu (Sl&na[u ) - ~ Phone: ~~-~=6~ ~ / ~ ~ G(~ / J , ~ per.on co.,l«snE fon: .4.MM A55ac~Ar~o.«: ~ - 9 - 9 I Phone :__(509) J-7 ~ V O U{U l0R STAIT.DSL ONL? . Scaf[ sesber(s) revleving ehecklist: O Eascd on chis staIf reviev o( tAe environeen[al cTu ekllsc and otTer pertlnent in[oraa[lon, c!u sCaff: A. Coneludes [ha[ there are no probaDle sitnifiunt adverse Lapac u and recwsend• a de[ermlaa;.on o; ooo.ig❑if:c.ncr. ~E. Cooclude• tfut probaDle sltnlfieant adverse ennl,ronmental Smpac u do ex1st for [1►e turtent ptopoiial aod recoasead, sloAtlon of nonoitnitieaace vith eooditlorta. G. Contluden that theTe are ptoDabls slanlfieaat adveese eovirooseutal lapact■ and recmmenii a dcCt:-nlnAclon of i:rnt!'. . TILING TT3 - 375.00 10 ATTACHMENT A ENVIRONMENTAL CHECKLIST B. ENVIRONMENTAL ELEMENTS 1. EARTH c. The entire site is Garrison Gravelly loam (GgA) with an agricultural capability of III-2 (vegetables, fruits, grass, and grain). The fertility is medium, and not prime farml:.:i-.t?. ~ In addition, GgA has slopes ranging from 0-55'0, and is a somewhat excessively drained soi! with moderately rapid permeability. Surface runoff is slow and the risk of erosion is slight. ~ e. This proposal is for a rezone only, no development is included with this request. Should development occur on the property after the granting of a rezone, only minimum grading for footings or paved surfaces will be necessary, as the site is essentially flat. g. Future development of multifamily dwellings, or office or medical buildings that would be allowed under the rezone could result in the addition of impervious surfaces covering a maximum of 50% of the site. It is very unlikely that such a large percentage of the property would be covered with impervious surfaces. Should the site develop to the maximum allowable residential density, approximately 4 acres, or 50% of the site would be covered with impervious surfaces. These surfaces would include structures, parking areas, and an interior road network. 2. AIR c. Since no development is proposed with this rezone, the immediate impacts to the air will be the same as the current impacts. In the event of future development, the soils would be sprayed in the construction phase during periods of dryness and winds. Paved roads would be sprayed where tracking from trucks occurs during construction. Construction debris would be hauled from the entire site to a legitimate solid waste facility. No open burning would occur on the site. Areas cleared of vegetation for site development would be landscaped as soon as the construction phase is complete to avoid potential dust emissions resulting from exposed soils. The paving of the internal road network and parking areas would reduce the particulate levels generated from this site. Any future additions of fireplaces on the site could utilize the natural gas that is available. 3. WATER b. (3) None are proposed with this rezone application. Appropriate storm water collection systems would be included with any future development plans for the site. Depending on the scope of future development, these systems may include grassy swales, with a series of dry wells and inlets in accordance with "208" standards. -.t ~ . (5) During any future development of the site, construction management would include monitoring of waste disposal during construction activities on site. No construction waste materials or chemicals would be stored on site. The future owners or tenants of any development occurring as a result of the rezone of the rezone will be governed by applicable local, state, and/or federal regulations regarding leaks and spills of pollutants. qSA Qver c. r7V4 (1) Future development possible with the rezone would likely add impervious surfaces that would increase the amount of runoff generated from the site. The size and scope of this development would determine the appropriate method of collection and disposal of ~ excess runoff. It is likely either swales or drywells and inlets, or a combination of both, could be used to accommodate the excess runoff. 1'here is no body of surface water in close proximity of the site that would receive any of the excess flow of surface runoff. d. There are no bodies of surface water near the site that could be impacted by any future development. The ground water will be protected by having the entire site serviced by County sewer, rather that disposing of waste water sewage by on-site septic systems. To further protect the ground water within this Aquifer Sensitive Area, any future development would be mandated to plan and design an appropriate storm water collection system to fit the needs of the particular project. 4. PLANTS b. Development of this site would require the clearing of tall grasses. Only a few, relatively small deciduous trees and the small number of shrubs present may need to be removed for future development on the site. d. Any development occurring on the site as a result of the proposed zone change to UR-22 will be mandated by the Spokane County Zoning Code, Chapter 14.806 to provide a strip of Type III landscaping a minimum of 20 feet in width adjacent to Broadway and Vercler. Type III landscaping provides a see through buffer consisting of a mix of evergreen and deciduous plantings, including trees, shrubs, and ground cover. 7. b. (2) When future development occurs, there will be an increase in noise generated from the site during the construction phase due to trucks and equipment, and noises associated with construction activities. These noises would occur during daylight work hours. When the development is completed, the noises emitted would be from the increased traffic generated by site development. In addition, if the site is developed as a residential development, the noise, generated would by typical of those associated with residential neighborhoods or apartment complexes. If the site is developed as a professional office complex, the non-traffic noise would be insignificant, and all noise, including traffic would be confined to daylight working hours. v ~ ~ , 8. LAND AND SHORELINE USE a. The site currently has two occupied residences, each with detacheci garages anci out-buildings. The majority of the site is vacant grassland, with a few small trees and shrubs. ot A neighbor uses a portion of the northern section of the site to house his bee hives for commercial honey production. To the south and east, the land uses are primarily single-family residential. A large multi-family residential complex is located southwest of the site. Directly west of the site are single family residences and a Washington Water Power sub-station. West of those uses are a municipal water tower that stores water for Modern Electric/Water Company and numerous commercial businesses. Immediately north of the site is a strip of single-family residence. Located north of those residences are medical complexes, nursing homes, and Valley General Hospital. , b. Yes. In the past, the site was* used as a fruit and vegetable farm. Cattle also ~ grazed in the northern portion of the site. Cunently, a neighbor has bee hives in the northeastern portion of the site for honey production. Aside from the honey production, no ; other agricultural pursuits have taken place on this site for decades. i. Approximately 352 people could reside on the site if future development included residential development built to the maximum density allowed within the UR-22 zone. j. The occupants of the two existing residences on the site would be displaced by future development of the site. k. Both residences on the site are owned by the proponents of this rezone request. One of the proponents lives in one of the residences, and is prepared to move. The other residence is occupied by tenants that would be given ample time to find alternative housing. ~ 1 This rezone proposal is consistent with the site's current County Comprehensive Plan designation of Urban. The purpose of the Urban category is to provide opportunity for development of a mixture of land uses that would be typical of an urban setting. Included in this mixture could be multi-family residences and professional office complexes. In compliance with the Comprehensive Plan's Urban category, the site has all the necessary public services and facilities available. Broadway Avenue a principal arterial serves the site. The proponents objective is to utilize the existing public sewer and water, services, and facilities, and road system to allow fill-in development on a site. To further promote the goals and objectives of the Comprehensive Plan, the rezone will allow development on this site to offer a variety of housing types and densities for the area. No Comprehensive Plan ; amendment is necessary with this proposal, i ~ Most of the land uses directly adjacent to the site are single-family residential. Yet, ~ i past zone changes in the area indicate a shift is occurring in the character of the neighborhood. Light industrial and commercial ventures are moving east of Pines towards this property. Expansion of Valley General Hospital and the addition of inedical complexes, group retirement ~ homes, and nursing homes have dominated the recent development that has occurred north of ~ the site. Multifamily complexes are located south of site across Broadway, and east of Pines. ~ The proponents' zone change request is consistent with the development trends in the area, and ~ allows more flexibility in uses for a site that possesses all the services and facilities necessary , for intense development. ` t r~ F . ~ Any development occurring under the UR-22 zone change w'rIl be subject tv all canditions and restrictians set forth in Ghapter 14.622 of the Sppkane Zvning CQde. All site - ptans will he reViewed by the Spokane Planning Department priar tv deveYopment. 9, HOUSING ' a. If future development of the site were ta be residential in nature, ama►ximum of 176 dvvelling units would be aIlowed with the prvpaseI UR-22 zoning, These units would likely be middle-incame apartments or condominiums. 10 AESTHETICS a. No structure is propQSed with this rezQne, but any future development wauld be guided by the height restrict'rons set forth in Spokane County Zoning Code Chapter 14.622.335 for the UR-22 zone, which is a maximum of 50-feet fQr any building or structure. b. Aside fram the two residenees and their outbuildings, the site is primarily vacant grassland with limite+d trees, any future devel+opment of this site wiIl alter the present lovk of the site. C. Future develapment on this site wi11 have a strip of Type III landscaping along Broadway and Vercler. This landscaping, mandated by Chapter 14.806 of the Spokane Zoning Cvde, wilt prvvide an aesthetic huffer to any develapment on the site. Conditions of this rezone cautd specify a height restriction of 35-feet for any structure placed on the site. This would still allow a 2 I12 story structure to be brxilt an site and would be consistent with the height allowed in adjacent residential zones. Dewelopment of this site wvuld enhance the current views by obstruction the views of a Washington Water Power Sub-station and modern ElectrielWater Company Water tawer. I 1, LTGHT ,AND GLARE a. Future development would likely include exterior porch lights and streets Iights for the private interior street systems Qr parking areas. These lights would be uisible in the evening and night-time hours. The lights associated with any future residential development vn the site would be typicat of residential neighborhoods or apartment complexes. 14. TRANSPORTATIaN a. The site is currently accessible by either Broadway to the sQUth or Vercler to the east. Both streets are public and maintained by 5pokane County. Future site development could be designed rv access anly Broadway, since it is a principal arterial and more capable of aceommodating an increase in traffic. b. Yes. The site is served by STA Route 18. A bus stop is located an the Carner of Vercler and Broadway. ~ ~ ~ . • . c. No parking spaces would be eliminated with the development of this site. The number of parking spaces added to the site would depend on the future use. If the site were developed to its maximum allowable density for residential use, there could be 176 dwelling units on the property. Chapter 14.802 of the Spokane County Zoning Code mandates the provision of 1.5 parkin(y spaces per cfwellinas. this scenirio would add 264 parking spices to the site. If the site were to be developed into professional, medical and dental offices, parkinb standards pursuant to Chapter 14.802 of the Spokane Zoning Code would vary depending on , the square footage of the building. Professional offices require 1 space per 350 gross <q«are feet, and medical Mnti clental Offices re(jliire, 1space pi.:r 170 gross scju~ire fcet. d. A11 ltltt;l'17al 1'0~id S}'St~'~i11 LU i1CCCSS C1e1~11:}lC'ij hl1liChI1"C r,'1(hln ii f?!ti'.."C apar(n7~nt or office complex would be part of a development plarl t,()r t}l1~ `it(2. z-oads "vould bc private. Broadway is a principal arterial that would not require improvements to accommodate any increased traffic generated from development of this site. f. Trip generation would depend on the future use of ttie site. Should the site be developed as multi-family dwelling units, the approximate ADT (Average Daily Trips) for the ~ site could be 1074 trips per day, with an average of 6.1 daily trips per unit. The peak hours for these trips would coincide with working schedules and would typically be between 7-9 am and 4-6 pm. The approximate ADT for a medical or dental is dependant on the square footage of se,-- the building(s). The average trip rate is 54.6 trips per day per 1,000 gross square feet. The t-lQo e F trips would generally occur on weekdays during normal dayl igh working hours. S.ve-rce c 1 Tra.*sPor "o~ g. Development on this site has the potential to ge erate over 1000 vehicular trips a day. In compliance with Chapter 14.622.380, this site is already served by a Spokane Transit Authority bus route. The presence of this bus route could lessen the traffic volumes generated by site development. The bus will offer an alternative mode of transportation for those visiting, working, or residing on the site. Broadway is a principal arterial requiring a future 100-foot right-of-way. This arterial is adequate to accommodate an increase in traffic generated from the site. 15. PUBLIC SERVICES a. Future development of the site could potentially result in an increase in fire and police protection. If the development involves residential uses, an increase in demand for educational service could be expected. b. Fire hydrants are currently present in the southeast and northeast corners of the site to help with fire fighting capabilities. Development of the site will increase the property taxes for this site. This increase in tax revenues will help enhance existing public services and pay for any increase in demand that may result from development of the site. • . . 16. UTILITIE~ b. Future development of the site would likely utilize the existing utilities ()~A~J available to the site. Washington Water Power currently provides natural gas to the site. Electricity ancl water is provided by Modern Electric/Water Company. Water is accessible to the site via an 6" main under Vercler and an 8-10" main under Broadway. These water lines currently provicle water to the two residences and fire hydrants located on the site. 1'he sizes of the availab9e. water mains makes higher density development on this site feasible. County sewer is available to the property via a trunk lying beneath Broadway. At this time, sewer lines are not under the ~ section of Vercler that is adjacent to the site. Future development on this property will connect to the sewer trunk under Broadway to have the County provide sewage and waste water disposal from the site. All fuhire htiildings or units on the site would have water and se«~C',, prior to occupancy. ~ , ~ I ' . . . - • ' • ' • . • . . .•.1'. •tt' ~ I ~ , , • ' . . . ZE. - . Av F-r -T - ~ Et 19 6S SHNrr+c- ~ n C ~ ~ . ►.~CH7GOMERY ~ . : ~ ~ . ; . ' . ~ • ~ . . _ J ' - ~ ' ~ ~ . . • . , . 90 • ' - • ~ . ' . 0 . , V . . . . . . . . - J a/ORA . -t;' • . ~ . Z r~ r S ~ Lt~~ ~ ~ ~11 ~ S 1.0 N AVE. - ( , • r. . • _ I . Y . _ ~ . Y . . ,kx o . a - sINro O ~ . . 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Y . . . . . 8. , • i t ~R+2 Z 1)R-~~ , ; B. . x C~ . . ~2e3► t O Cd • a tNT . AA ~ g T o F- < o o . R~ uR-35 . ~ M 7 ~ , r33. C?E5'ME~ • • ' ~ s , ..--r"'' ' G AT p'' CG .c aa '~t• ~:`:y: . . . Ut A~ A' v . : ~ 22 ' F:.:. • . • _ "a~' PAOr ~ ~ z UR..? < ~ ~ `N ^Y UR~ ~ ° . . P ' • _ ~ - .N 1 ~ oc v O a'2 ~ ~ r ~ ~ ` uw^t~ ~ 7t Uh f 5.:7 r . ~ d ,,,lN . t ~ ~ , r Q ~ ~ ~ R . ~ • ~ ~ 9.9 ' .%'!3 P05.1 ~ f 1 CE Q ~ i , • p . - A 'T d - g-1 22 , ~ , • RO + •Q,T~ ~ ~ , R- ~ . o .K o~- r , _ , z x ~ ~ ~ tU ~ ' 6t ~ r - . ' v E ' y x ~ ? I~~C l c . _ _ . = ,c.r-•-- co i _ UR-Z N cv ■ . ~'L C . N N \ , I ^ ~ . • , ~ N . _ r • ~ I I I I i-----~- ~ZO~' . 1-t OF MOSS & WOOD PROPERTIES A PORTION OF T'SE N 112 OF SEC,15, S. 25N., R 41 S]~ I SPOKAAIE CQUMY, WASIIDdGTON J----1 or 0 ~ o ~ - . ~ . 7{lN -_3 I WA.SICM'TVNWATLt a R'f Q I'OWLx SIASTA710N am AXXA ..can'MALL. I , curnpa zo"voc uwi Q 9 Y ' mwMMoam n.w oawuna ww waTa woou f , ~ ' toADS mmTK wi.tuArr I ~ I I I I I I I I la~ I I I I I ~ n.unurtmnO ,uonneeux DOUCtAU ~ I y v uars ~ a uan ua~m oommo SCOTICX „a . OOafiY 71 {YAC tiIY.K COIOlAGO WJ[AWQ 1 W ^y IuUt nOiO • 11N' MMINGY~ 6W0 ITI~OMLOT{M 1~OO.ab.M ~ n0Rw4T~4fli IW ~ . {mt1/iD fIW40flOlY7► lALli7DWDOCN000 17N ~ O ~ , taWJ uAttw ir w~orunwoumNUr Irr ,Yd/~N~ROt+oo~GftlM IlN' 1ttIMW9DGC0Y0AGtUf 11." tLAMlifiOtAMM I 1~ l1uWWIlDCtOWR X 3f rwcnc rrud)und u+amct oocvraoo ' mrtnia mr.LaaCIS iyarrtr • w rH rumiutrm Is a undc. - i r wwcm RoamraMusro . - . i cucsr ta.u u ro wiw ro rvn O Q r c~rcrc u~m m uxrrx m eic,~~ii mMBCr I r 71 W4i5 ~ u IRQTS , I i m~t m~~ ».iWrni~m MRT [AUCf waMwum.ur xA KDoumear oucaeun I rrniu nMVa i rn~ea W udeq maT1 M* uene nurr TAii u ruwvtx nRnra t uoNO Aw. t uaw &a. I ~i~•~ t` 4MT6~Tt I norano rwrano wAxcr i uaro ~11 ~ t •i\ )o is u+rts j p"0 ~ ~ - - - - - TTf~ / i i ~ " ~ n~,►Q,s i ro YRL.Q; rvK I I+!rt~wry~!qI ~1 ~ I ~ ~w~~.n ~ y ~ ~w.~ • . ' Ir'~~j., I HROADWAYAVPMIE ( lROADWAYAY@N@ ~ J ~ uaa2 ( tmaa 0 I I ~ I . F----- Z ~ I I ~ - 3 \ VICIICTY M" aZZoNe or ►+oss i xoon raorenTTEs ,c.wr.ir ....1 .,10 • ~.~,r+~nn f►~r C 1 r.~..~.M1q k4 ~ - ~ ~ , ; . I i PLANNING DEPARTMENT REPORT TO: SPOKANE COUNTY HEARING EXAMINER COMMITTEI; FROM: CURRENT PLANNING SECTION DATE: FEBRUARY 20, 1992 SUBJECT: Zone Reclassification File No. ZE-2-92, from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) I. GENERAL INFORMATION Applicant: Mildred Wood E. 12623 Broadway Spokane, WA. 99216 Agent: Janet Stowers S. 104 Freya, White Flag Bldg Suite 220 B Spokane, WA. 99223 (509) 926-1312 Contact Planner: John W. Harrington, Jr. Location: Generally located in the Spokane Valley at the northwest corner of the - intersection of Broadway Avenue and Vercler Road in Section 15, Township 25 N., Range 44 E.W.M. - Prop*osal: To rezone approximately 8 acres from Urban Residential-3.5 (UR- = 3.5) to Urban Residential-22 (UR-22) for the purpose of selling the property to a future buyer for all uses allowed in the UR-22 zone, including either professionalJbusiness offices or approximately 176 apartment units.. II. SITE INFORMATION A. Site Size: Approacimately 8 acres B. Comprehensive Plan 1. Land Use Plan: The property is located within the Urban Comprehensive Plan category. The Urban Category supports both a multi-family or professional office use of the land with direct or near direct access to an arterial. 2/'92 HEC Staff Report for ZE-2-92 Page 48 The proposal is consistent with sound fill-in policy being adjacent or near established sewer lines, a principal arterial,and within wallcing distance of both bus stops, schools and churches. Higher-density development such as the multifamily units proposed, should maximize access points to arterials. As is, the proposal will put hundreds of vehicle trips a day on Vercler Road, which is a not an artenal, but a local access road serving 18 single family residences. Traffic to and from Interstate 90 to the apartments will have a tendency to take the shorter route via Mission Avenue and Vercler Road. When multifamily dwellings are to be located adjacent to single-family areas, careful consideration must be given to the density and designs of the multiple family development so as to ensure protection of the amenities of the single-family area. The proposal dces not give full consideradon to the single family residences to the north. As proposed, many apartment windows could overlook the back yards of the existing residences.The density and height of apartments actually increases to the north of the property, whereas to effectively transirion, they should be limited in height to 1 1/2 stories and closer to a 12 unit per acre density, to taper into the single family neighborhood. A lesser density will alleviate some of the traffic impact on Vercler SmeeL 2. Arteriai Road Plan: The proposal does have frontage on Broadway Avenue which is a principal arterial road as designated by the County's Arterial Road Plan. The nght of way width for Broadway Avenue is 100 feeL The applicant will dedicate 1.5 feet along Broadway Avenue with an additional 16 feet as future acquisition area. Vercler Road is a local access road with a planned right of way width of 60 feet and which will require 10 feet of dedication. - C. Site Characteristics: The site currently has two occupied residences, each with detached garages and out-buildings. The majority of the site is vacant grassland, with a few small trees and shrubs. A neighbor uses a portion of the northern section of the site to house his bee hives for commercial honey prodUction." The single-family residences would be required to be removed or = incorporated in the site design as multiple units if UR-22 zoning is approved. D. Neighborhood Characteristics: The site is surrounded by land uses which are primarily single-family residential. A muld-family residential complex is located further southwest of the site. Directly west of the site is a single family residence and a Washington Water Power sub-station. Immediately north and east of the site are rows of single- family residences. E . Zoning/Land Use Analysis: Proposal: Reclassify land presently zoned Urban Residenrial-3.5 (UR-3.5) established in 1991. North: UR-3.5 established on January 1, 1991, File No. 99-55 2/92 HEC Staff Report for ZE-2-92 Page 49 South: UR-3.5 established on January 1, 1991, File No. 99-55 . East: UR-3.5 established on January 1, 1991, File No. 99-55 ' West: UR-3.5 established on January 1, 1991, File No. 99-55 UR-22 zoning has previously been approved up to 600 feet off of Broadway Avenue, however, the past decisions differ from this one in that the proposal was located adjacent to two arterials, not a local access street. If this proposal is approved, then an undesirable precedent will be set of locating large apartment complexes or offices adjacent to local access smeets, adversely affecting established single-family neighborhoods with noise, acavity and traffic. Any development occurring under the Urban Residenrial-22 (UR-22) zone change will be subject to all conditions and restricaons set forth in Chapter 14.622 of the Spokane County Zoning Code. All site plans will be reviewed by the Spokane County Planning Department prior to development. F. Circulation: The site is currently accessible by either Broadway Avenue to the south or Vercler Road to the east. Both streets are public and maintained by Spokane County. Future site development could he designed to access only Broadway, since it is a principal artenal and more capable of accommodating an increase in traffic. Access to Vercler Street would adversely affect the traffic on that local access street. The entire aparnnent complex, as proposed, could generate up to 1074 vehicle trips per day, with a good portion using Vercler Street and Mission Avenue to access and return from Interstate 90. The number of parking spaces added to the site would depend on the future use. If the site were developed to its maximum allowable density for residential use, there could be 176 dwelling units on the property. Chapter 14.802 of the - Spokane County Zoning Code mandates the provision of 1.5 parking spaces per - dwellings. This scenario would-add 264 paridng spaces to the site. If the site were to be developed into professional, medical and dental offices, - ~ parlang standards pursuant to Chapter 14.802 of the Spokane County Zoning = Code would vary depending on the square footage of the building. Professional offices require 1 space per 350 gross square feet, and medical and dental offices require 1 space per 170 gross square feet.. The approximate ADTs for a medical or dental is dependant on the square footage of the buildings(s). The average trip rate is 54.6 trips per day per 1,000 gross square feet. The trips would generally occur on weekdays during normal daylight working hours. An internal road system to access detached build.ings within a future apartment or office complex would be part of a development plan for this site. These roads would be private. Broadway is a principal arterial that would not require improvements to accommodate any increased traffic generated from development of this site. Development of this site has the potential to generate over 1,000 vehicular trips a day. In compliance with Chapter 14.622.380, this site is already served by a 2/92 HEC Staff Report for ZE-2-92 Page 50 I S ~ t Spokane Transit Authority bus route. The presence of this bus route could lessen ~ ; the traffic volumes generated by site development. The bus will offer an alternative mode of transportation for those visiting, working, or residing on the ; site. G. Design: The site plan submitted showing 176 multi-family dwellings in eight (8) buildings clustered in groups of four (4) biulding complexes does not protect or maintain the character of the existing single family residential neighborhood. The northern portion of the site contains 16 more dwelling units than the southern portion. Professional or medical office buildings, retirement homes or apartments may also be proposed at building pennit time, but are unable to be analyzed at this time. To adequately protect the adjacent single-family neighborhood, the northern two , ' structures should house only 12 units per acre and be limited in height to 1 1C2 stories. Landscaping should be 40 feet of Type III with a six foot stnp of Type I along the northern property line along with a 6 foot high fence to create a visual barrier. Landscaping and fencing on the remaining property lines should be as drawn on the site plan. , Parlcing, landscaping for the parlcing lot, and setbacks will all have to comply with the standards of Chapters 14.622 (UR-22 zone) and 14.802 of the Zoning ; Code of Spokane County. H. Drainage: A drainage plan complying with '208' standards is required. This plan must be reviewed and approved by the County Engineer's Department prior to development. I. Water Suppiy: The proposal is within the Modern Electric/Water Company Water District. Appropriate wa.ter provisions will be made at building pennit time. , - J. Utilities: Future dev_elopment of the site would likely utilize the existing ubliries available to the site. - Washington.Water Power currently provides natural gas to the site. Electricity - and water i"s provided by Modern Electric/Water company. Water is accessible to ' the site via an 6" main under Vercler and an 8-10" main under Broadway. These water lines currently provide water to the two residences and fire hydrants located on the site. The sizes of the available water mains makes higher density development on this site feasible. County sewer is available to the property via a trunk lying beneath Broadway. At this time, sewer lines are not under the section of Vercler that is adjacent to the site. Future development on this property will connect to the sewer trunk under Broadway to have the County provide sewage and waste water d.isposal from the site. All future buildings or units on the site would have water and sewer prior to occupancy. K. School: The proposal is in the Central Valley School District No. 356. L. Fire Protection; The proposal is within Fire District No. 1. The Fire District and the Division of Buildings Department (Fire Marshall) are required to approve fire protection provisions. The current site plan does not allow sufficient turn around room in the internal driveway and parking loL Future site plan will have 2/'92 HEC Staff RePort for ZE-2-92 Page 51 I to be altered at building pernut time to meet Fire District No. 1 requirements for ; internal access and turn around. M. Parks and Recreation: No recreadon areas are in the immediate vicinity of the site. Valley Mission Park with an equestrian area, pool, picnic area, playground and water slide is located approximately 1 mile northwest of the site. III. ENVIRONMENTAL REVIEW: An Environmental Checklist was submitted by the sponsor and was reviewed by the County Planning Department. The review considered the specifics of the proposal, other available information, County ordinances, other regulations and laws, possible standard Condirions of Approval, the Generalized Comprehensive Plan, and other County policies and guidelines. The Planning Depa.rtnient has determined that "No probable significant adverse impacts" would result from the proposal being developed and has issued aDetPrmination of Nonsignificance ("DNS"). The "DNS" was circulateri to 9 other agencies of jurisdiction and other agencies/departments affected by the future development for review and commenL The "DNS" comment period ends February 18, 1992 and was advertised 15 calendar I days before said date in the newspaper, by letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site. The Hearing Exanuner may consider addirional environmental related testimony at the public hearing. ~ I V. PLANNING DEPARTMENT SUMMARY AND RECOMMENDATION As indicated by this staff report, the proposed rezone meets some Comprehensive Plan guidelines but is not compatible with existing adjacent land uses. The Planning Deparnnent staff recommends denial as submitted but would support approval with - building height limitations _of 35 feet for all structures except for the two northernmost, where a 1 1/2 story height limit is requested, expanded landscaping to include 40 feet of Type III with Type I strip on the north property line, 40 feet of Type III on the west property line and 25 feet of Type III on the street frontages and limit intensity of use of the northernmost buildings to 12 units per acre. V. CONDITIONS OF APPROVAL i. Ail conditions imposed by the Hearing Examiner Committee shall be binding on the "Applicant", which terms shall include the owner or owners of the property, heirs, assigns and successors. i i. The zone reclassification applies to the following real property: Opportunity E 213 of W 3/5 of Block 78 and Opportunity E 2/5 of B78. 2/'92 HEC Staff Report for ZE-2-92 Page 52 . , . ~ SPOKANE COUNTY PLANNING DEPARTMENT 1. All conditions imposed by the Hearing Examiner Committee shall be binding on the "Applicant", which term shall include the owner or owners of the property, heirs, assigns and successors. 2. The proposal shall comply with the Urban Residential-22 (UR-22) zone as amended. 3. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Body. Vanations, when approved by the Planning Director/designee, may be pemutted, including, but not lunited to building location, landscape plans and general allowable uses of the permitted zone. All variadons must conform to reguladons set forth in the Spokane County Zoning Ordinance, and the original intent of the development plans shall be maintained. All variations must limit northern most buildings to 1 1/2 stories and 12 unit per acre density if aparhnents are builL ~ 4. Strict compliance with every condition of approval is required in the development of , this site. Administrative review is authorized, but no administrative deviations are pennitted. Any proposed modification must be presented to the Hearing Body for ' review and approval. ~ 5. Approval is required by the Planning Director/designee of a specific lighting and ~ signing plan for the described property prior to the release of any buildzng pcrmits. 6. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Planning I?irector/designee shall be submitted with a performance bond for the prvject prior to release of building permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or . impaired. ( t : - 7. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 8. The Spokane County Planning Department shall prepare and record with the ' County Auditor a Title Notice specifying a future land acquisition area for road right-of-way and utilities. The reserved future acquisition area Title Notice shall be : released, in full or in part, by the Planning Department. The notice should be recorded within the same rime frame as an appeal and shall provide the following: a. At least [ ] feet of reserved future acquisidon area for road right-of- way and utilities, in add.ition to the existing and/or newly dedicated right-of- way along [ NOTE: The County Engineer has requireti [ ] feet of new dedication. b. Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area. c. 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 2/92 HEC Staff Report for ZE-2-92 Page 53 shall be relocated at the applicant's expense when roadway improvements are made. d. 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 landscaping, parlcing, surface drainage, drainfield, signs or others) shall be considered interim uses. e. The property owner shall be responsible for relocating such "interim" improvements at the rime Spokane County makes roadway improvements after acquiring said future avquisition area. 9. The Planning Department shall prepare and record with the Spokane County Aud.itor 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 public notice of the condidons of approval affecting the property in question. The Tide 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 Planning Department. 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 Body or Administrative Official on [ imposing a variety of special deveiopment conditions. File No. [ ] is available for inspection and copying in the Spokane County Planning Department. 10. Prior to approval of road and drainage plans, you are required to coordinate with the United States Postal Service to determine type and location of central mail delivery facilities which may include applicable easements for developments of three or more homes. 11. A Certificate of Exemption can be issued. SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS Prior 7'o Issuance Of A Buildine Permit Or Use Of The Provertv As P=sed: Prior to issuance of a building pemnit or at the request of the County Engineer in conjunction with a County Road Project/Road Improvement District, whichever action comes fust: 1. Applicant shall dedicate to 34 feet from centerline on Broadway Avenue for right- of-way. 2. Applicant shall dedicate to 30 feet from centerline feet on Vercler Road for right of way purposes. 3. The applicant shall dedicate the applicable rad.ius on Vercler Road and Broadway Avenue. Prior to release of a building permit or use of the property as proposed: 2/92 HEC Staff Report for ZE-2-92 Page 54 4. Access pennits for approaches to the county road system shall be obtained from the Spokane County Engineer. 5. The applicant shall submit far approval by the Spokane County Engineer road, ' drainage and access plans. 6. A parking plan and tiraffic 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 traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 7. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 8. The County Engineer has designateti Typical Roadway Section Number One, Local Access standard for the improvement of Vercler Road, which is adjacent to the prnposed development. This will require the addirion of approximately 10-1 Z feet of asphalt along the frontage of the development The construction of curbing and sidewallc is also required. 9. The County Engineer has designated Typical Roadway Section Number One, Principal Arterial standard for the improvement of Broadway Avenue, which is adjacent to the proposed development. 10. 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. 11. Applicant shall construct a paved and delineated approach(es) to meet the existing - pavement on Broadway_ Avenue. 12. Roadway standards, typical roadway sections and drainage plan requirements are _ found.in Spokane-Board of County Commissioners Resolution No. 80-1592 as _ ~ amended and are applicable to this proposal. 13. This subdivision or development proposal is located within a drainage basin which has been identified by the Spokane County Engineees office as having stormwater runoff problems. Since this plat or development proposal is affected by or is a contributor to stormwater flows, property owners should participate in the planning and implementation of a future basinwide stonmwater management system. The following statement shall be placed in the plat dedication: "The owner(s) or successor(s) in interest agree to join in any County-approved stormwater management program and to pay such rates and charges as may be fixed through public hearings for service or benefit obtained by the planning, design, construcring, maintaining or operation of stormwater control facilities." 14. No construction work shall be performed within the existing or proposed public right-of-way until a pernut has been issued by the County Engineer. All work 2/92 HEC Staff Report for ZE-2-92 Page 55 i within the public road right-of-way is subject to inspection and approval by the . County Engineer. 15. The County Arterial Road Plan idenrifies Broadway Avenue as a Principal arterial. ~ The existing right-of-way width of 45 feet is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan, in addition to the required right-of-way dedication, a strip of property 16 feet in width along the Broadway Avenue frontage shall be set aside in reserve. This property may be acquired by Spokane County at the time when arterial improvements are made to Broadway Avenut. 16. There may exist utilities, either underground or overhead, aifecting the subject property, including property to be dedicated or set aside for future acquisidon. Spokane County assumes no financial obligation for adjustments or relocarion , regarding these utilides. Applicant(s) should check with the applicable utility purveyor and the Spokane County Engineer to determine whether applicant(s) or I, the utility is responsible for adjustment or relocation costs and to make arrangements for any necessary i~,-ork. SPOKANE COUNTY DIVISION OF UTILITIES 1. Any water service for this project shall be provided in accordance with the ; Coordinated Water System Plan for Spokane County, as amended. 2. Applicant shall malce connection to public sewer system Sewer connecdon pennit is required. Plans and specifications are to be reviewed and approved by the Utilities DepartmenL SPOKANE COUNTY HEALTH DISTRICT ; - 1. Sewage dispo.sal methal shall. be as authorized by the Director of Utilities, Spokane County. 2. Water service s6a11 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 will be made available for the [plat/project], and ind.ividual service will be provided to each lot/tract prior to sale. Use of individual on-site sewage disposal systems shall not be authorized. SPOKANE COUNTY DIVISION OF BUILDINGS 1. The applicant shall contact the Department of Building and Safety at the earliest possible stage of design/development in order to be informed of code requirements administered/enforced by the department, e.g., State Building Code Act regularions, such as requirements for fire hydrant/flow, fire apparatus access roads, 2/92 HEC Staff Report for ZE-2-92 Page 56 • r street adciress assignment, barrier-free regulations, enerby code regulations and general coordination with other aspects of project implementarion. 2. Require.ments of Fire District No. 1 cieed to be s Latisfied during the buildincy permit proc ess. SYUKANE COUNTY AIR POLLliTION CONTR()I, AtirI,110IZITY 1. Air pollution regulations require that dust emissions during ciemoliciun, CUIISITllCL10I1 and excavation projects be controlled. This may require use of water sprays, tarps, sprinklers or suspension of activity during certain weather conditions. Haul roads should be meated, and emissions from the transfer of earthen material must be controlled, as well as emissions from all other construcrion-related activities. 2. Measures must be taken to avoid the deposition of d.irt and mud from unpaved I surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. Solid f«el heatinR device(s) shall meet provisions of SCAPCA Regulation I, Article VIII. 4. Demolition and renovation projects must comply with the requirements of CFR 4(}, Part 61, Subpart M. Intent to Demolish and Renovate forms are available at the I SCAPCA office. WA STATE DEPARTMENT OF TRANSPORTATION 1. That the applicant conduct a traffic study for this development and that this traffic study be approved by both WSDOT and Spokane County Engineer's Office before any - building perauts for this property are issued. This traffic study should address the following elemenLs: . A. Site Map (illustrating the complete circulation systems B. Vicinity Map(s) (illustrating traff c distribution) C. Existing Transportarion Condirions 1. Existing Average Daily Traffic 2. Existing AM & PM Peak Hour Level of Service 3. Existing AM & PM Peak Hour Turning Movements D. Projected Transportadon Conditions with Development 1. Projected Average Daily Traffic 2. Projected AM & PM Peak Hour Level of Service 3. Projected AM & PM Peak Hour Turning Movements - E. Recommended Mitigating Measures 1. Mitigating Measures sufficient to maintain existing Level of Service 2. If the existing Level of Service can not be maintained a jusrification should be included 2/92 HEC Staff Report for ZE-2-92 Page 57 ~ . . ~ , , ! i 2. That the applicant agree to fund and construct the necessary mitigating measures as , outlined in the above traffic study. These mitigating measures must be approved by both WSDOT and Spokane County Engineer's Office prior to being constructed. 3. Due to the trip generation potential, any further development other than what is proposed will require further review by WSDOT to assure add.idonal trips are safely accommodated. 2/92 HEC Staff Report for ZE-2-92 Page 58 ~ ZE=2=92 . ~ EL 1965 . •~wr~.~rr~-.a- _ : y.ri a ...:~~3:c..a.~.+i,°°"" .,I ►+Ct+TGOMER7 OR• 9G, - O y ~ A+o4A . ~ O~ ? r w+ J 4 • S 1 r ' L2~4 cc, M I5 5 O N A V E.~ `~3 r'Rq! . • r ~ Z • 0 a c N r = o ~NT 5K4R e ~ .M < BOON E .16 ~ _ . . lr . . . .7'.-m-1~;~: . . . ~ • :~+wK • t 1 ~ E 5 M E -T.,e L ~ Z Yr"'+!'+_ ~ . ' ~ V • . 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