ZE-0026-00 4 ~
SPOKANE COUNTY HEARING EXAMINER
RE Zone Reclassificanon from the Urban ) FINDINGS OF FACT,
Residential-3 5(LJR-3 5) Zone and Urban ) C4NCLUSIONS OF LAW,
Residenhal-22 (UR-22) Zone to the ) AND DECISION
Regional Business (B-3) Zone, )
Applicant Denny Chnstenson )
File No ZE-26-00 )
I S Y OF PROPOSAL AND DECISION
Proposal Apphcanon for a rezone from the Urban Residenhal-3 5(UR 3 5) and Urban
Residential-22 (UR-22) zones to the Regional Busuiess (B-3) zone, for the expansion of an
exisring automobfle sales and service facility and those uses allowed in the B-3 zone
Decision Approved, subject to conditions
The Heanng Examiner has reviewed the apphcation and the evidence of record, and
hereby adopts the follownng findmgs of fact, conclusions of law and decision
II BACKGROUND/FINDINGS OF FACT
A GeneralInformation
AppLcaat Denny Chnstenson, 1614 West Riverside Avenue, Suite 106, Spokane, WA 99201
Site Owner Hollanren, Inc, 7702 East Sprague Avenue, Spokane, WA 99212
Locahon Generally located at the northeast comer of the mtersechon of Park Road and
Second Avenue, m the NE '/4 of Sechon 19, Townslup 25 North, Range 44 EWM, Spokane
County, Waslungton
Legal Descrtphon As descnbed m an attachment to the zone reclassificahon appucahon
Parcel Number County Assessor's tax parcel nos 45192 9141, 9142, and 45192 9601, as
aggregated by certificate of exemphon CE-389-00
Zoning Urban Residential-3 5(LTR 3 5) and Urban Residennal-22 (UR-22) The srte is also
located in the Aquifer Sensrtive Area and the Public Transit Benefit Area designated by the
County Zoiung Code
Comprehensive Plan Urban category The property is also located wrthin the Aqu.ifer
Sensitive Area, Pnonty Sewer Service Area and Urban Impact Area designated by the
Comprehensive Plan
HE Findmgs, Conclusions and Decision ZE-26-00 Page 1
IUGA The site is located inside the intenm urban growth area boundanes designated by
the County pursuant to the State Growth Management Act
Envtronmental Review A Determination of Nonsigruficance (DNS) was issued on
December 15, 2000
Site Descriphon The site is 1 99 acres in size and somewhat tnangular in shape The srte is
generally flat, and has a slight downward slope from 2°d Avenue toward Sprague Avenue A
porhon of a mobile home park located on the site was recently vacated A small portion of the
auto body repair facihty for the applicant's car dealership (Dishman Dodge) encroaches shghtly
on the east end of the srte The subject property appears to serve as a vehicle display area and
off-street employee parlang area for the applicant's adjoining automobile dealerslup Such use
was recently estabhshed and is not authonzed under the current zonuig of the srte The site
fronts along both 2"d Avenue and Park Road Approxunately 90% of the site is zoned UR-22
The remainder, consisting of the south 80 feet of the southeast extension of the site, is zoned
UR-3 5 The applicant recently aggregated the site with the applicant's adjacent property
unproved with a car dealerslup
Area Road System Sprague Avenue, 2"dAvenue and Park Road (north of 8' Avenue) are all
designated as Pnncipal Artenals by the Counfiy Artenal Road Plan Sprague Avenue and 2°a
Avenue form a new one-way couplet in the area, west of Uruversrty Road 2nd Avenue was
recently developed as a county road, witlun a vacated railway easement conveyed to the County
Sprague Avenue previously existed west of Universrty Road as a two-way artenal Sprague
Avenue compnses a major commercial comdor through the Spokane Valley area The Interstate
90/Sprague Avenue mterchange is located just over a nule west of the site Such mterchange is
currently bemg reconstructed, to accommodate the vcndenuig of Interstate 90 in the area
SarroundYng condihons The land lyulg along Sprague Avenue m the area is desigmated in
the Major Commercial category of the Comprehensive Plan, at fluctuatulg depths north and
south of such artenal The land lyuig south of such designation and Sprague Avenue in the area
is designated in the Urban category The srte abuts the Major Commercial category along its
enhre north boundary North of such designation and Sprague Avenue, the land is designated m
either the Industnal category or the Urban category
The land lying directly north and northeast of the site is zoned B-3, and is developed wnth the
applicant's car dealership Tlus includes a 24,350 square foot sales/service building, a 12,050
square foot service builduig and a vacant 5,027 square foot service building A 4,560 square foot
restaurant previously located directly north of the west corner of the srte was recently removed
and replaced with a velucle display area for the dealerslup The land 1}nng duectly east of the
northerly two-tlurds of the site is zoned B-3, and is developed with auto-body facilities for the
apphcant's dealership
The apphcant is in the process of redevelopmg its dealership on a total of 7 24 acres, by builcung
a new 13,128 square foot sales building directly north of the site, and removing the vacant
service buildmg and the 12,050 square foot service builduig Such srte includes the Iand owned
by the applicant lyuig north of the southeast extension of the site, and the current srte
HE Fmduigs, Conclusions and Decision ZE-26-00 Page 2
The remauung land lyuig adjacent or near the site to the east is zoned UR-3 5, UR-22 and B-3,
and is developed wrth a used car/RV dealersh.ip and restaurant The Iand lying northwest of the
site, west of Park Road, is zoned B-3 and developed vnth commercial uses The land lyuig west
of the srte and Park Road is zoned Urban Residennal-7 (UR-7) and developed with an office
building owned by the Washuigton State Department of Transportation Further to the south, the
land is zoned UR-7 and developed with single-family uses
The land lymg south of the west half of the srte and 2' Avenue is zoned UR-22, and consists of
the remauider of the mobile home park that previously existed on the current srte The pazk is
enclosed vinth a 6-foot lugh, sight-obscurmg fence along the south side of 2"d Avenue The land
lyuig south of the east half of the site, south of 2nd Avenue, is zoned UR-3 5 and is undeveloped
The Major Commercial category wndens considerably south of Sprague, at fluctuating depths,
approxunately 800 feet east of the srte The Dishman Hills Natural Area, a large conservahon
azea controlled by the County and the State, is found at some distance southeasterly of the srte
Such natural area, which is forested and mountainous in topography, is designated in the Rural
category of the Comprehensive Plan and is zoned General Agnculture (GA)
The land lyulg along Sprague Avenue in the area is pnmanly zoned B-3 and developed vvith
commercial uses The land lyuig north of the commercial uses frontmg along the north side of
Sprague Avenue m the vicuuty is zoned Light Industnal (I-2), and consists of vacant land and
hght mdustnal or commercial uses
DescrYphon of Pro,ect The application proposes to rezone the srte to the B-3 zone, to allow
expansion of the apphcant's car dealership onto the site The srte plan of record submitted on
September 7, 2000 illustrates redevelopment of the dealerslup as discussed above The site plan
indzcates that the rezone srte will be paved and landscaped, to accommodate vehicles to be
d.isplayed for sa1e, as well as customer and employee velucles Approxunately 141 off-street
parking spaces are proposed for the srte, wrth 60 reserved for display vehicles and the balance
reserved for employees and customers Two access points are illustratel for the site along 2°d
Avenue, one near the west comer of the site and one near the riuddle of the site
The srte plan illustrates approximately 7 feet of Type N landscaping along the west half of the
frontage of the subject property along 2°d Avenue The site plan illustrates approximately 25 feet
of enhanced landscaping along the east half of the frontage of the srte along 2'd Avenue, wluch
tapers to approxunately 50 feet at the southeast corner of the srte The srte plan also shows
landscaping for the remaander of the car dealerslup, wluch is enhanced from existing condihons
The site plan illustrates a 6-foot high monument sign at the west corner of the site, and also
illustrates two (2) 35-foot lugh pole signs along the 2"d Avenue frontage of the srte, one at the
southeast corner of the subject property and one located approximately 270 feet east of the west
comer of the site A total of 10 outdoor light fixtures are illustrated on the site
HE Fmduigs, Conclusions and Decision ZE-26-00 Page 3
B ProceduralInformahon
ApplYCable Zoning Regulahons Spokane County Zorung Code Chapters 14 402 and 14 628
Hearing Date and Locahon January 3, 2001, Spokane County Pubuc Works Building,
Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA
Site Visit January 2, 2001
Notices Mailed December 13, 2000, by apphcant
Posted December 15, 2000, by applicant
Published December 14, 2000, by County
Compliance The legal requuements for public nohce have been met
Hearing Procedure Pursuant to County Resolution Nos 96-0171 and 96-0294
Testimony
Jim Falk Scott Engelhard
Division of Planrung Division of Enguieenrig
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
Denny Chnstenson Ken Van Voons
1614 West Riverside 621 West Ma11on
Spokane, WA 99201 Spokane, WA 99201
Items Noticed Spokane County Generalized Comprehensive Plan, County Zomng Code,
County Zorung Ordinance (now expued), County Code, County Standards for Road and Sewer
Construcrion, County Guideluies for Stormwater Management, and County Artenal Road Plan
maps County Resoluhon Nos 99-0261 (revising Road Standards), 97-0874 (revising intenm
regulahons for County IUGAs), 96-0294 (Hearing Examiner Rules of Procedure), 96-0171
(Hea.rmg Examiner Ordinance), 95-0498 (adopting Standards for Road and Sewer Construcnon,
and Guidelules for Stormwater Management), and 85-0900 (adopting Zorung Code, and Program
to Implement Zoiung Code) Final land use decisions referenced in Staff Report
III LAND USE ANALYSIS
FINDINGS OF FACT & CONCLUSIONS OF LAW
A Anproval cntena
In considenrig a rezone apphcation, Washington case law generally provides that 1) there is
no presumphon in favor of the rezone, 2) the apphcant for the rezone must prove that condihons
have substanhally changed in the area since the last zorung of the property, and 3) the rezone
proposal must bear a substanhal relahonslup to the pubhc health, safety or welfare See
Parkridge v Seattle, 98 Wn 2d 454, 462, 573 P 2d 359 (1978), and Bjarnson v Kitsap County,
78 Wn App 840, 899 P 2d 1290 (1995)
HE Findings, Conclusions and Decision ZE-26-00 Page 4
Some Washuigton cases have dispensed with the changed cucumstances requirement where
the rezone specifically implemented the pohcies of the comprehensive plan Bjar»son v Kitsap
County, supra, Save Our Rural Environment v Snohomish County, 99 Wn 2d 363, 370-371
(1983), and Tugwell v Kittitas County, 90 Wn App 1, 8, 951 P 2d 272 (1999)
A comprehensive plan is considered as a general bluepnnt for land use regulation Only
general conformance with a comprehensive plan is requued for approval of a rezone proposal
Cihzens for Mount Vernon v City of Mount Vernon 133 Wn 2d 861, 873 (1997) and Cathcart
v Snohomish County, 96 Wn 2d 201, 211-12 (1981) Where the policies of a comprehensive
plan conflict with zoiung regulations, the provisions of the zoning code will usually be construed
to prevaul See Weyerhaeuser v Paerce County, 124 Wn 2d 26, 43 (1994), Cougar Mt Assocs v
Krng County, 111 Wn 2d 742, 755-57 (1988), and Nagatani Bros v Commisstoners, 108 Wn 2d
477, 480 (1987)
The County Heanng Exanuner Ordmance authonzes the Heanng Examiner to grant, deny
or grant with such conditions, modifications and restnchons as the Examiner finds necessary to
make a land use apphcahon compahble with the County Comprehensive Plan and development
regularions See County Resolution No 96-0171, Attachment "A", paragraphs 7(d) and secrion
11 Development regularions mclude, without lunita.non, the County Zonuig Code, the State
Envuonmental Pohcy Act (SEPA) and the County's Local Envuonmental Ordmance (chapter
I 1 10 of Spokane County Code)
Sechon 14 402 020 of the County Zorung Code authonzes amendments to the Code based
on any one of six (6) grounds, without differentiating between amendments to the text of the
Zorung Code and amendments to the official zonuig map Zorung Code 14 402 020(1)
authonzes the Code to be amended if it is " consistent with the Comprehensive Plan and is not
detnmental to the pubhc welfare " Zoning Code 14 402 020(2) authonzes a Code amendment
where "[c]hanges in econonuc, technological, or land use conditions has occurred to warrant
modification of tlus Code " These are the most relevant cntena for consideration of a site-
specific rezone apphcation
Section 14 100104 of the County Zoning Code states that the provisions of the Code shall
be interpreted to carry out and unplement the purpose and intent of the Comprehensive Plan, and
the general plans for physical development of the county adopted by the Board of County
Commissioners Zonuig Code 14100 106 indicates that when the provisions of the Zonuig Code
conflict with the Comprehensive Plan, or other adopted plans and development regulahons, the
more restnctive provisions shall govem to the extent legally pernussible and the Zoiung Code
provisions will be met as a muumum
The Comprehensive Plan ind.icates that the decision guidehnes sta.ted vn the vanous
sections of the Plan should be used as a resource and guide for approving specific land uses
B The proposed rezone, as conditioned, generallv conforms with the Spokane Countv
Genera.lized Comnrehensive Plan, bears a substantial relationslup to and will not be detnmental
to the nublic health, safetv and general welfare, and complies with the Suokane Countv Zonuie
Code and other annhcable develoument regulahons
HE Finduigs, Conclusions and Decision ZE-26-00 Page 5
1 Annhcable Comprehensive Plan policies
a Urban categorv
The site is designated in the Urban category of the Comprehensive Plan The Urban category
is intended to provide the opportunity for a"citylilce" environment, mcluding a vanety of land
uses served by a high level of public facilities and services Comprehensive Plan, Section 1
The Urban category includes the followuig charactenstics and pohcies, in perhnent part
Restdenttal net densihes should have an approximate denstty of 1 unit to
17 unats per acre
Since Urban areas will be the most intensely developed of all the
categoraes it cs primarily a resadential category of szngle family two-
famaly mulhfamrly and condomrnium bualdings along with neighborhood
commercial light andustrial and publzc and recreahonal factlzhes
Agricultural actrvihes will be very limited and conszdered a secondary
use The aesthettc setting will be predomznantly man-made structures
with occasional natural or planned natural or planned open spaces Most
areas in an Urban setting may not have a view of natural areas and open
spaces will most hkely conszst of park and/or school grounds
Low-to-moderate levels of noi.se and air pollunon wall most likely extst zn
Urban areas due to the antensaty of actavitaes and the hagh volume of tra, f~`'ic
generated
The more intensrve land uses such as light industrial and neighborhood
commercial should be located near the heavily traveled streets whrle the
least intensrve single family resadenhal uses will be r..solated from the noi.se
and trafj`'ic Multifamily structures wall usually be a transzttonal use
located between stngle famtly reszdential and the more antensive areas
Urban areas will have public water systems, sanitary sewer systems, storm
sewer systems, and utility systems such as elecmcal, telephone, gas and
cable servzces
Streets will be curbed and paved Street lights and sidewalks will be
common to residennal public and commercial areas Spectalized
pathways may also be common in the Urban area
Public facilities include elementary junior hagh school and hagh schools
Parks will normatly be associated with schools but not exclusively Publrc
labraries manned fire stations medacal facilities and government of~`'ices
and post of 'fices may be daspersed throughout Urban areas
Other servcces typical of Urban areas may include police publac transtt
refuse collechon and removal animal control and street maintenance
Due to the variety and mrx of land uses and activities found in the Urban
Category there are few land use activitles that would be inapproprrate
HE Fmduigs, Conclusions and Decision ZE-26-00 Page 6
Many uses may requare screening or other performance standards to make
them compatible with one another
Mining, major commercial users heavy industnal uses and intensave
farmtng would not be compahble within Urban areas
Goal 1 1 Encourage a variety of housang types and densitzes
Decision Guidelane 1 1 1 Urban development will be approved m areas
having adequate power suppltes water sanatary and storm sewers
streets and school andfire servrces provtded that such development meets
the intent of other Objectives and Decision Guidelines of this sectton
Decision Guideline 114 A vanety of densittes and resadentzal uses
should be available to provide a freedom of chocce to live in Urban areas
with varying densttzes combinations or mrx of uses (see detaaled Urban
defininons)
Decision Gurdeline 116 Development utalrzing construchon methods
site planning and/or landscaprng methods which are constdered ~
annovatave should be approved af the intent of Plan Objectives or Decision
Guidelines r..s maantaaned
Decision Guideline 13 3 All Urban development proposals should
require public sanatary and storm sewer systems or interim sewer systems
to protect water quaclity
Decrsaon Grurdeline 141 Development should not occur on lands as
being a 100 year floodplain or as having a ha.story of flooding unless the
developer constructs mechanisms
a) accepted by the financang tnstrtutcon and by the County Engnneers as
capable of protectrng life and properiy from flood damage, and
b) which do not increase or change water flows which may damage other
property
Goal 15 Encourage a healthful and pleasing environment in the
County s resrdenhal areas
Decision Guidelzne 15 1 Buff'ering and/or landscaping will be used to
mtttgate the differences between proposed developments and ex.snng uses
Decision Guadeline 15 2 Landscaping may be requared to provide a
healthful and pleastng envaronment
ObjecMve 15 c Encourage paved streets and sidewalks Yn exashng and
future developments where they are appropriate to the nature of the
development
Decision Guideltne 15 6 Proposed bualdings tn areas where the
day/ncght sound level (Ldn) exceeds current standards should be
adequately buffered or protected from noa.se sources
Decision Guidelrne 15 3 Urban densjty developments should be served
with underground utiltties where economically feaszble
HE Findings, Conclusions and Decision ZE-26-00 Page 7
Decision Guideline 15 4 Sidewalk facilaties wcll be requtred along
arterials connechng residential areas wrth community factlities and/or
commercial areas
Decision Guideltne 15 S Paved street and street hghts should be
required zn Urban density development
Ohjectave 15 d Residenhal areas should be drscouraged within htgh
nozse level zones such as in the vacinaty of airports railroads and
freeways
Objective 15 e When a neighborhood exxperiences pressure for change
in character such change shall be permitted upon appropriate review
Deca.szon Guadeline 15 4 Sidewalk facilitaes wild be required along
arterzals connectzng residential areas with communzty facilztaes and/or
commercial areas
Objectzve 15 8 When determanmg whether a proposal wYll change the
exzsting land use character of an area factors to consider may tnclude
a) the structure hezght of the proposal in relanon to structr,cre height of
nearby structures and
b) whether new structures will have a positave or negatrve ampact upon
the neaghborhood s archjtectural character
Goal 1 6 An orderly pattern of development should be establa.shed
between developed and undeveloped areas
Objechve 16 a Uhlity services such as water sewer power and natural
gas should be orderly and properly coordznated by land use planning
Decrszon Guidelane 1 61 Before land use proposal are approved they
should
a) conform to plans polictes and regulatzons of County water sewer storm sewer
uhlzty and special service di.stricts,
b) conform to County transportation plans and poltcies and
c) adenhfy and take steps to resolve szgnificant adverse Impacts upon exrsting uhlznes
(i e water sanitary and storm sewers uhlity available and future energy resources)
and tra, fj`'ic systems
See Comprehensive Plan, Section 1
b "Transihon area" pohcv
Because the site lies adjacent to land designated in the Major Commercial category,
"transition area" guidelmes discussed in the Comprehensive Plan may apply to the proposal The
introduction to the Comprehensive Plan contauns the following statement, under the heading
"Guidelines for Morutonng and Amenduig the Plan"
HE Fmduigs, Conclusions and Decision ZE-26-00 Page 8
Transitaon Area The area along the boundary between two or more land-
use categories is the transihon area It is the intent that the establrshed
boundarres between land use categories are accurate and definable on the
ground, but it is also recognrzed that a specific proposal may cross or be
adjacent to these boundaries and be situated in a transttzon area In
these anstances dependang on the impacts to existing land use categories
and the dastance a use intrudes into on adjacent category an amendment
may not be required In those cases where the determinahan is that the
proposal is not in the tran.sinon area a Comprehensave Plan amendment
may be necessary
See Comprehensive Plan, p 11
The Comprehensive Plan glossary also contauis the followulg relevant defiiutions
Transitional areas-The fringe areas between two or more Compreheri.szve
Plan land use categories Thas a.s an area whzch can allow developments
complying wzth either of the Land-Use map Categories dependent upon
the decision makers szte spec f c approval
Transahonal bufl`'ering-Buffenng technrques whtch mtght be requtred on
the penphery of two or more Comprehensave Plan land use categories to
ensure compatibtlity Such techraques might tnclude increasing the lot
sizes on the perimeter of a development whach abuts another land use
category to create open space between two potenhally incompahble uses
"Buffenrig" is defined by the Comprehensive Plan glossary as a" techruque of
sepazatng incompahble land uses by distance, changuig densrty, landscaping, screerung and/or
physical features or structures" "Compahbihty" means " [when] two d.ifferent land uses
exist adjacent to one another m such proxmrty to one another that adverse unpacts aze
insigruficant"
"11/Iingation" means strategies such as avoiding unpacts by not talcing a certaui action or
parts thereof, muum~ng unpacts by lurutuig the degree or magzutude of the achon, through
technology or other affirmative steps, rectifying unpacts by restoruig or repa.uing
environmentally sensrtive areas, reducing or eluninatuig the unpact over trme by preservahon or
mamtenance operahons during the hfe of the development, compensating for the impact by
replacing or enhancmg subshtute environmentally sensitive azeas, and morutoring the unpact and
ta.king appropnate correcnve measures See Comprehensive Plan, Section 50
c Maior Commercial categorv pohcies
The Major Commercial category of the Comprehensive Plan is intended to provide the
opportuiuty for development of commercial uses, " specifically commuruty and regional
shoppulg centers and commercial uses, directly related to major throughways" Comprehensive
HE Findings, Conclusions and Decision ZE-26-00 Page 9
Plan, Major Commercial category, p 99 The Major Commercial category include~s the
following relevant descnptions, charactenstics and pohcies
Residentaal use in Major Commercial areas is not tntended to be a high
priority in this category and may be Izmited to preexi.sting uses Certain
residential uses particularly mulhfamily developments may be
compatible through the use of proper screening and performance
standards
The Major Commercial Category will be composed of three different types
of commercial development shopping centers highway and arterial
commercaal strips and freeway commercial
The shopping centers are further broken down into three subcategories
(netghborhood communcty and regional) whach relate to size of site trade
area to be served and type of tenants within the shopping center The
tenants range from supermarkets drug stores and Laundromats to full-
line department stores highly specialized shops and professional offices
The consumer goods offered in strip development frequently difj`'er from
those found in shopping centers Typical businesses found along a strzp
often include new and used car sales fast food establishments bars and
fruat/produce stands
Freeway commercaal areas are usually made up of more specaalzzed
commercaal uses Freeway interchange areas are usually oriented to
single stops along the freeway for food gas and lodgrng
Major Commercial areas feature htgh-intensaty uses The heavy
automobile traffic and the related congestaon may create pollutzon
problems easpecially along the commercial strap developments
The shoppang center T.s a commercial development whtch i.r generally
deszgned devedoped operated and controlled by a single ownershap wtth
off-street parlang facilines placed on the site to serve all of the
estabhshments in the center The centers may range in srae from 4 acres
wrth 30 000 square feet of leasable floor space to over SO acres wrth
1 000 000 square feet of leasable floor space
Highway and arterial strip commercial areas wall usually be made up of
businesses on indavadual parcels clustered adong a heavaly traveled street
or highway each providang o, f, j`-street parlnng Shopprng ts not done by
walking from one store to another but rather is of a srngle purpose
nature
Most commercial development will be on relatcvely flat land and buildcngs
will be of a low profile Paved parkYng streets and man-made structures
will dominate the sate with few natural features to be found
Landscaping, screening lighhng sjgnage and other architectural
treatment wzll provcde for aesthetically pleasing development
HE Finduigs, Conclusions and Decision ZE-26-00 Page 10
Pleasing aesthetic and archztectural treatment of new development which
elamtnates or ts generally not characterized by szgnage clutter provides
maintained landscaping screens exterior storage provtdes sufftcrent
setbacks and screens parkrng areas should foster improved land use
compatibiltty with adjacent non-commercial uses and should support
exishng and attract new vtable cotnmercial development
Major Commercial areas require a full line of servlces and uhlities
These include servrce by or commitment to samtary and storm sewers
publac water systems and underground uhlttYes such as telephone, gas and
electricity Also available will be paved and ljghted streets parkcng lots
street maintenance garbage collectron and police and fire protection
In most cases tntensave farming activataes minzng and heavy industrial
uses would be incompahble wtth Major Commerctal uses Lakewise, most
szngle family restdential areas and schools would not be compatible
wtthan the Major Commercial Category unless proper screening and
performance standards are establrshed
Goa161 Promote development of commerctal land in a manner which is
complementary and compahble with adjacent land uses and the
surroundang environment
Objectave 61 a Comrrcercial developments should be buffered to protect
adjacent areas
Objective 61 b Provade for aesthehcs of development along County
Artenals and State Highways or Freeways
Decrsion Guidelane 61 1 The best means of encouragang corrtpatibality
between commercial uses and adjacent land use categories wzll be
accomplrshed by cori,siderzng
a) orientahon of the structures and✓or facilities of the proposal to
macntaan or tmprove upon the aesthetzcs and energy efflciency of ald
areas a, fj`'ected by the proposal, and
b) provi.sion of buffering needs and
c) provi.raon of landscaping needs
Deci.ston Guadeltne 612 Buffering or spanal separation between
proposed and extsting uses should be required of a developer if
determined that the proposed development s physical characterzstics may
be objectaonable to future development on nearby lands
Dectsion Guadeline 613 Provide for aesthetac qualtty of physical
development and land use along rzghts-of-way for Arterials State
Htghways and Freeways within the Urban Impact Area (UTA) of Spokane
County as follows
a) The rights-of-way as described above would be intended to have an
aesthetrcally pleasang vaew as seen by the travelang publtc and
adjacent property owners when they are developed with
commercial uses
HE Fmduigs, Conclusions and Decision ZE-26-00 Page 11
b) Standards regardang landscapzng signage storage and
architectural treatment should be developed for uses located along
these raghts-of-way
Objective 61 c Require developers to provide sufficient land for off-
street parking at commercial sates
Objective 61 d Encourage adequate circulahon patterns and
commercial areas and provide planned access to public transit
Deccsion Guadeline 615 Before commercial proposals are approved
they must
a) conform to plans polrcies and regulations of County water sewer
storm sewer
utclity and special service districts, and
b) identtfy and take steps to resolve adverse impacts upon exrshng
water sewer, storm sewer, utality, available and future energy
resources and speczal service distnct systems
Deci.rron Guadel ine 61 6 Before approvjng proposed commercial
developments it should be determtned that
a) the proposal has adequate on-sate areas for existing and potential
parlang and storm drainage control and
b) the proposal consrders the impact upon exisnng or planned
transportahon faczltties and conforms to County transportanon
plans and pokctes and
c) the proposal consaders access to exasnng and planned public transzt
and routes
Objective 61 f Encourage multaple-use centers
Objective 6 I g Encourage the clustering of commercial uses that are
onented toward the urban or regional market
Dectsion Gutdeltne 611 7 Multiple-use clustenng proposals
complementary to exishng and/or proposed commercial development will
be posrtively considered when such proposals accomplrsh the intent of
establi.shed County policies standards and crtteria Some examples
include
a) sharing physrcal factlities such as ingress and egress parJcing
facilines, sidewalks stgns, bufJ`'ering and landscaping facilihes, or
b) providang cooperative amentttes zn landscaping and/or innovative
design features
Decision Guidelrne 618 Appropraately bufj`'ered multafamily residenhal
development compattble with exrsting and potential commercial achvittes
may be permatted as transition between hagh-tntensity uses (for example
commercial uses) and low-intensity uses (for example single family uses)
especially when the commercial acttvities can provide or share waste
energy
HE Findings, Conclusions and Decision ZE-26-00 Page 12
Decision Guadeline 61 9 Clusterang of uses when it increases cost
effectiveness of utclities and/or transportation will be the preferred
commercial development pattern
Decision Gutdeline 6110 Those achvities defined as ` hght tndustry'
may locate on lands classified Major Commercaal provrded
a) the light industry is compatable and desagned to complement
exrsnng and future commercral achvaties and
b) this compatzbihty is assured through development covenants and
c) the light tndustry as located wrthan or adjacent to a residential
community or regional shopprng center
Objecttve 61 j Corasider small-scale convenzence stores and commerctal
enterpnses adjacent to reszdenhal neighborhoods
Decision Guideline 61 11 Residenhal communtty shopping centers
should be based to serve between S and 10 residential netghborhoods or
25 000 and SD 000 people
Decision Gutdeline 61 12 Regional shoppang centers should be located
to serve between 4 and 8 residenttal communitzes or 100 000 to 200 000
people
Decision Guzdeltne 61 13 Stores and commercial servaces establa.shed
to serve resrdents wathin a few blocks radius rnay be constdered
companble and therefore appropriate, when they are adjacent to
resadential land-use categoraes
Decision Guidelane 61 14 Marntenance of any small-town tax base and
economac vitality should be a hagh priority when malang a land use
deci.sion
c Transportation Sechon
The Transportahon sechon of the Comprehensive Plan contauis the County's Artenal Road
Plan and pohcies related to development along county artenals and local access roads The
Artenal Road Plan designates county artenals mto the classes of I'nncipai Artenals, Minor
Artenals, etc All other county roads are considered Local Access roads See Comprehensive
Plan, Section 21
The Artenal Road Plan (ARP) chazactenzes a Pnncipal Artenal(wnthout controlled access)
as a 4 or more lane (including tunung lane), moderately fast facility designed to permit relatively
unimpeded tra.ffic flow between major traffic generators, such as the central business distnct,
major shopping centers, major employment distncts, etc Prmcipal Artenals are considered the
framework road system for the urbaruzed porhon of the county, and are to be located on
commuiuty and neighborhood boundanes The ARP indicates that it is to be unplemented
through adopted artenal road plan maps, adopted road standards, and the County's Six-Year
Capital Improvement Plan. Comprehensive Plan, p 261
HE Finduigs, Conclusions and Decision ZE-26-00 Page 13
The Artenal Road Plan contemplates 4-8 moving lanes for Pnricipal ArtenalS without
controlled access The desued width between curbs for such artenal is 63-111 feet, and the
planned nght of way vvidth is 100-130 feet, depending on the number of movuig lanes Common
features along such artenals include pedestnan crosswalks at signalized intersechons, restncted
parkulg, landscapmg, drainage, street hghting and separated sidewallcs Channelizahon, or a
center tum lane, should be provided to control left tums, provide space for snow storage, and to
protect vehicles and pedestnans See Comprehensive Plan, p 246-247, 253-254 and Figure 21-4
The Transportahon section encourages an adequate, efficient, safe, economical and energy-
conservuig artenal system, one wluch provides converuent access to homes, employment,
shopping, personal busmess and recreahon Decision Guidelme 214 2 Decision Guidelines
214 5 and 215 7 of the Transportation section recommend that the function of exishng and
future artenals be preserved by controlluig land uses, parkuig and duect access along the
artenals Decision Gwdelme 215 3 encourages land use planrung that nunimizes the need for
high capacity transportation comdors, and encourages land uses in areas that can take advantage
of the avaslable capacity of existmg artenal streets
Deciszon Guidelule 215 11 recommends pedestnan facilities that enhance the safety and
converuence of pedestnan travel and to provide access to neighborhood facilihes Decision
Guideluie 21 15 states that sidewalks should at a minimum be provided along all artenal roads
and all local access roads wluch lead to schools, parks and shopping distncts
The Artenal Road Plan recommends the early acqwsition of the prescnbed nght of width
for Pruicipal Artenals, though actual road construchon withui such nght of way may be
accomphshed in phases over time Comprehensive Plan, p 253 Decision Guzdehne 21 13
states that the review of land use proposals should contain provisions for extensions, alignments
and adequate nght of way acquisihon for designated County Artenals Objechve 21 16
indicates that long-range vviderung reqwrements should be considered in developments adjacent
to artenals and anhcipated artenals, to allow for mcreased traffic volumes caused by future
developments Decision Guidelule 21 1 13 states that in selecting long-range artenal
improvements, considerahon should be given to long-range unprovements at sigiuficant
locations where such unprovements vinll delay or elimuiate future lugh cost reconstruchon
2 Consistencv of vrotect wrth Comnrehensive Plan and development reaulations
The apphcant proposes to rezone the srte from the Urban Residential-3 5(LTR-3 5) and
Urban Residennal-22 (UR-22) zones to the Regional Business (B-3) zone, for expansion of an
exishng automobile dealerslup, wluch is being remodeled All but the south 80 feet of the
southeast extension of the site, i e 90% of the srte is zoned UR 22, the remauider of the site is
zoned UR-3 5
Zorung Code 14 622 100, sets forth the purpose and intent of the UR-22 zone, as follows
The purpose of the UR-22 zone rs to set standards for the orderly
development of residenhal property in a manner that provides a destrable
lzvang envrronment that ts compattble wrth surrounding land uses and
assures the protection of property values It i.s antended that thas zone be
HE Finduigs, Conclusions and Decision ZE-26-00 Page 14
used to add to the variety of houstng types and densattes, and as an
implementation tool for the Comprehensrve Plan Urban Category General
characterzstres of these areas include paved roads public sewer and water
accessibalaty to schools and lzbrarres and a full lzne of public services
including manned fire protection and public transit accessibility Offices
are permrtted in the UR-22 zone in order to provide some of the servace
needs generated by hzgh-inten.stty land uses The highest density residential
aone UR-22 ts tntended primarily for multiple famtly dwelltngs and ts
usually located adjacent to major or secondary arterials It ts used as a
transition between low or medium density mulhple family uses and intensave
commercial or low intensity industraad uses and to provrde for higher density
housing in locations close to employment shoppang and major
transportation where movements of people can be handled ef~`'iciently and
with least overall adverse impact
Medical offices, and busmess or professional offices, are a pernutted use in the UR-22
zone Multi-fanuly dwellmgs, duplexes and single-family uses are among the residential uses
pernutted in such zone, at densihes (net) not exceeding 22 umts per acre, wrth some allowance
for bonus densrties Hosprtals, day care centers, a11 types of schools, nursing homes/convalescent
homes, and commututy residential facilities are also pernutted in such zone The maximum
buildulg height in the UR-22 zone is 50 feet, and the maxunum build.ing covera.ge is 65% See
Zonuig Code chapter 14 605
The purpose and intent of the UR-3 5 zone are set forth m Zorung Code 14 616 100, as
follows
The purpose of the UR-3 S zone i.s to amplement the lower density range of
the Urban category of the Comprehensave Plan The intent of the zone is
to promote areas of primarrly single family residential use rn an urbanzzed
neighborhood semng, having a high level of publtc services Lots shall be
served by a publac water system anrl shall requtre connectton to a publtc
central sewer system when available Roadways shall be paved and
curbed and may have sidewalks
Permitted uses in the UR 3 5 zone include single-family dwellings, duplexes, churches,
manufactured home parks, elementary and secondary schools, hosprtals, and vanous other
residential, pubhc or senu-pubhc uses The maximum residential density (net) allowed in the
UR-22 zone is 4 35 dwelling uluts per acre
The purpose and mtent of the Regional Busmess (B-3) zone is stated in Zorung Code
14 628 100, as follows
The purpose of the B-3 zone i.s to provade for the location of a wade range
of retail and service activittes This zone will implement the Major
Commerctal category of the Comprehensive Plan The uses within thas
zone may often require large areas for customer parlang, retail service
some outsade achvities, display and other commercial actavaties The
businesses locatrng within these areas often draw customers from the
county at large and other outlying areas rather than from a more limited
HE Finduigs, Conclusions and Decision ZE-26-00 Page 15
trade area Further it is the intent of thi.s section to implement
comprehensive plan policies whtch encourage commercial development
along Princtpal Artenals or highways and establish regzonal-servang
commercaal areas General characterrsncs of these areas Include paved
roads and sidewalks publac sewer and water and a full line of public
service includjng manned fire protectron and public transit accessibility
The B-3 zone pernut a wide array of intensive busmess uses, mclud.ing those uses pernutted
in the less intensive business zones contained in the County Zoning Code The development
standazds of the B-3 zone prolubit the height of bulldmgs from exceeding 35 feet vvithui 150 feet
of adjacent UR-3 5 zonuig The maxunum builduig height is othervvise 60 feet in the B-3 zone
Zonuig Code 14 628 335 Maxunum building coverage m the B-3 zone is 60%
The B-3 zone does not unplement the Urban category of the Comprehensive Plan While
the Urban category provides for neighborhood commercial services along heavily traveled
artenals, such services are unplemented in such category through the Neighborhood Busmess
(B-1) and UR-22 zones (offices) Such intensive, regional-servuig commercial uses as
automobile/truck sales and auto repair or auto-body work are pemutted m the B-3 zone, but not
in the less intensive B-1 and B-2 zone The project accordingly is inconsistent wrth the Urban
category
Wrth the recent construcnon of 2"d Avenue as a Pruicipal Artenal, and its one-way couplet
wrth Sprague Avenue, the proJect is a good candidate for apphcation of the transition policy of
the Comprehensive Plan Both the proposed zonuig and use of the srte implement the Major
Commercial category of the Comprehensive Plan The srte is located at the uitersechon of two
Principal Artenals, Pazk Road and 2°d Avenue The apphcant's existing car dealerslup, located
directly north and east of the site, fronts along Sprague Avenue, a Pnricipal Artenal that
compnses a major commercial comdor through the Spokane Valley area The project is a logical
extension of B-3 zorung from Sprague Avenue Due to the volume and relahvely lugh speed of
traffc along 2'dAvenue, the site is not well surted to residential uses, or most other uses,
permitted in the UR-3 5 or UR-22 zones
The project vnll be served by modern utilihes and a high level of pubhc services, including
pubhc sewer and pubhc transrt The prelumnary drauiage plan prepared by the apphcant's
consulting engineer, wluch was accepted by the County Division of Engmeeruig and Roads,
establishes that the project will be able to comply with the County's Stonnwater Guideluies
without hazm to the proJect or neighboruig properties Because 2"d Avenue was recently
constructed to County standards adjacent to the srte, no external road unprovements or
dedicanons of nght of way are reqtured to support the project or unplement County road
standards
The auto dealerslup, as expanded and remodeled, combines mulhple business uses on a
7 24-acre srte, i e automobile/truck sales, sernce and repair Such clustenrig of uses is favored
in the Major Commercial category of the Comprehensive Plan Exposure to 2"d Avenue allows
the dealership to make up for reduced traffic flow for the dealerslup along Sprague Avenue, as a
result of making it part of a one-way couplet vcnth 2°d Avenue
HE Fmdings, Conclusions and Decision ZE-26-00 Page 16
No public opposihon was subnutted wrth regard to the project The land lyirg north,
northwest and northeast of the site, and the land lying north of the southeast extension of the srte
is zoned B-3, and developed for commercial uses, including the appucant's adjacent dealerslup
The land Iying west of the site is zoned Urban Residenhal-7 (LJR-7), but is used as office space
by the Washington State Department of Transportation The land lying east and northeast of the
southeast extension of the srte, north of 2"d Avenue, is zoned UR 22 and UR-3 5 Further to the
east, the land is zoned B-3 Such land to the east is vacant, or developed with a used car/RV
dealerslup and a restaurant
The land lyuig along the south side of 2"d Avenue, directly across from the west half of the
srte, consists of a mobile home park on land zoned UR 22 A portion of the mobile home pazk
previously existed on the current srte, but was vacated to allow for the construction of 2nd
Avenue The existulg mobile home park is ciurently owned by Spokane County The mobile
home park is screened along rts frontage wrth 2"d Avenue by a new 6-foot high sight-obscunng
fence
The pnmary issues regardmg the project at the pubhc heartng dealt wrth buffering the car
dealership from nearby residential uses or residenhal zoiung, and providing for aesthetic commercial
development along the new 2"d Avenue comdor
The conditions of approval recommended by the County Division of Planrung reqture the
apphcant to uistall landscapmg in accordance with Sechon 14 806 040 of the Zorung Code County
Planrung condrtion #7 erroneously references such reqwrement as Section "14 804 040", wluch
section relates only to signage Zonuig Code 14 806 040 would reqiure the applicaat to uistall 5 feet
of Type III (see-through buffer) landscaping along the south border of the site, adjacent to 2"d
Avenue and Park Road Such provision would also require the apphcant to uista1120 feet of Type I
(screen) landscaping along the south half (south 80 feet) of the southeast extension of the site,
adjacent to UR-3 5 zorung
The site plan of record illustrates a 7-foot wide stnp of Type IV (open area landscaping) along
Park Road and a httle over half the frontage of the site along 2°d Avenue, west of the nuddle entrance
to the srte The srte plan illustrates enhanced landscaping, of a more screerung type, along the
remaming frontage along 2°d Avenue The landscaping illustrated along the east porhon of the 2°d
Avenue frontage appears to be approaumately 25 feet wide, except for a taperuig to approximately 50
feet at the southeast corner of the site Such landscaping is mtended to shield the existuig auto body
facilities builduig for the dealerslup, adjacent to the southeast corner of the srte, from traffic along 2'
Avenue The site plan of record shows enhanced landscaping near the north border of the site, and
new landscaping for the apphcant's ownership to the north, as part of redevelopment of the car
dealerslup
The apphcant relied on Section 14 802 220 of the County Zorung Code to support a contenhon
that Type N landscapmg, and not Type III landscaping, are required along the frontage of the site
with Park Road and 2"d Avenue
Chapter 14 802 of the County Zonmg Code sets forth off-street parkuzg and loading standards
Sechon 14 802 000 states that part of the mtent of such standards is to control parking and to provide
an aesthetically pleasing pazku►g facihty, in the interests of safety and the public welfare Section
HE Findings, Conclusions and Decision ZE-26-00 Page 17
14 802 220 of the Zoiung Code sets forth landscaping standards for parkuig areas,,and provides as
follows, in pertinent part
1 Purnose The purpose of the landscaping provision is
a To break up the vasual efJ`'ect created by large expanses of barren
asphalt
b To encourage the preservatton of mature trees which presently
grow throughout the County
c To ensure the preservahon of land values by creahng an
environmental quality whjch complements the objectives of the
respechve land uses
3 Landsca,pzng on street frontage Unless otherwase stated herein a
parkrng area or outdoor display area fronttng on a street rzght-of-way
shall provade a landscaped planting area of Type IV landscaping (per
Sechon 14 806 060) of at least three (3) feet in width along the entire
street frontage except for draveways provaded that the plantings shall
not obstruct the sight dtstance as street intersections or dnveway
approaches
Chapter 14 806 of the Zorung Code sets forth landscaping and screerung standards for
vanous land uses, in vanous zones Zonuig Code 14 806 000 provides as follows
14 806 000 Purpose and Intent
The purposes of the landscaping and screening requtrements of thr.s secnon are to
increase compattbilzty beiween dTfferent intenstties of land uses by providtng vi.sual
barrrers that interrupt the barren expanse of paved parlctng lots screen undesirable
views of surroundtng propertaes and provide a vzsual separahon and physical bu, fj`'er
between varying intensihes of abumng land uses It is the intent of these requirements to
encourage the rerention of sign f cant exrshng vegetation to the extent feastble to reduce
erosion and water runoff to conserve energy, to preserve and promote urban wildl fe
habttats, to minimrze ampacts of not.se light and glare and to aad in regulanng traff c
circulahon Every effort shall be made to locate proposed dandscaprng an consideranon
of the microclimate of the site and surroundang properties by manapulahon of sunlight
shade and wtnd for increased energy efficiency of the development and for maximum
comfort of the users of the slte
Zoiung Code 14 806 040 (2)(b) provides, in pertment part
2 The followzng landscaping is requtred adjacent to all highway,
arterial, collector, and local access street.s as defined in the Spokane
County Comprehensive Plan except where permatted structures and
driveways are proposed
b Within all developments located an any busrness or I-2 and I-3
zone a Type Ill landscuping strip with a mrnimum width of five (S)
feet shall be provtded
HE Findulgs, Conclusions and Decision ZE-26-00 Page 18
d The plantings shall not violate the sight distance requirements at a
street rntersechon or at a driveway nor interfere with the adequate
f low of stormwater runoff along dratnage easements
Under traditional rules of statutory or legislahve construction, the provisions of a regulation
are to be construed together, if possible, to ascertain the meaiung of the regulation Zorung Code
14 802 220 contains a quahfication in its application, beguuung "Unless otherwise stated
herein" This could mean erther "as otherwise stated in Sechon 14 802 200", or "as otherwise
stated elsewhere ul the Zoning Code" If the latter mearung apphes, the requuements of Sectton
14 806 040 (2) clearly supersede Sechon 14 802 220, to the eactent such provisions are m
conflict
Sechon 14 806 040 (2) sets forth different landscapmg standards adjacent to County roads,
dependuig on the zone and proposed use For example, within all developments in the UR 7,
UR-12 and UR-22 zones, 20 feet of Type III landscapmg must be installed along county roads
Zonuig Code 14 806 040 (3) requues the installation of 25 feet of Type II landscapmg along
freeways for all pubhc and uishtunonal uses, and also for developments in all business and
industnal zones, and m the UR-7, UR-12 and UR-22 zones Zonulg Code 14 806 040 (4)
requues a11 pubhc or ulshtutional uses to pmvide S feet of Type III landscapmg along county
roads
There are several examples under the Zonuig Code where the landscapmg reqLUrements of
Sechon 14 802 220 would apply to parking or outdoor display areas located along county or pubhc
roads, but where the landscapmg requirements of Chapter 14 806 of the Zorung Code for
development along county roads would have no apphcation Tlus includes, for example, a plethora
of non-uishtufiional uses pernutted m certain agncultural zones, or m the Rural Settlement (RS) zone,
of the County Zorung Code, includuig such uses as farm machuiery sales and repair, neighborhood
retail or service busmess, nursery, winery, etc It could also include such uses as a muu-day care
center in the UR-3 5 zone, or a kennel in the RR-10 or SRR-5 zone Another apphcation would be
in the case of development frontuig along a city street, rather than a county road
Under Washuzgton case law, deference is normally given to the interpretahon of regulahons
by the agency wluch enforces them, except where the regulations aze ambiguous This includes
the Ihvision of County Plannuig In the current circumstances, Sechons 14 802 220 (3) and
14 806 040 (b) can be construed together in a way that gives meanuig to the reqwrements of both
sechons regarduig landscapmg requirements along public road fronta.ges, without a conflict in
applicahon
Based on the above analysis, the Examuner construes Zorung Code 14 802 220 to be
applicable where it is not m conflict vnth Zonuig Code Chapter 14 806 Accorcungly, the
applicant is reqwred to install at least 5 feet of Type III landscapmg along Park Road and 2"a
Avenue, wrth the usual exceptions for pemutted structures, dnveways, sight distance and
drainage Type III landscaping, as a"see-through buffer" type of landscapmg, does allow
visibiuty for the dlsplay of velvcles along a county, although not as much as Type N(open area)
landscapmg would provide
HE Finduigs, Conclusions and Decision ZE-26-00 Page 19
The applicant is also required to insta1120 feet of Type I landscapmg along the south 80
feet of the east boundary of the southeast extension of the site, adjacent to UR-3 5 zorung The
site plan of record illustrates an enhanced wndth of landscapuig along the south 50 feet of such
border, without indicating the type of landscaping
The apphcant is to be complemented for the enhanced landscaping proposed elsewhere on the
site and the redeveloped dealership, and for the overall quahty of the proposed development
The applicant aiso objected to Counfiy Plarnung condition #8, wluch restncted signage to
manimate, non-flashing monumental signs not to exceed 6 feet in height The applicant did not
object to the restnchon on arumate and flaslung signs See testimony of Denny Chnstenson
The srte plan of record illustrates a 6-foot lugh monumental sign in the west corner of the srte, a
35-foot pole sign approxnnately 270 feet east of the west comer of the site, and another 35-foot
pole sign at the southeast corner of the site
The B-3 zone allows a freestanduig sign, which includes both monument and pole signs, at
a maximum height of 35 feet, for every 200 feet of frontage The apphcant has over 739 feet of
frontage along 2"d Avenue, which under the B-3 zone would enhtle the project to up to 3 free-
standuig signs, at a maxunum height of 35 feet The B-3 zone also restncts the tatal square
footage of signs, based on the amount of street frontage See Zomng Code 14 804120 The
applicant indicated that the restnchon to monument signs that are 6 feet in height would not
allow sufficient advertising for the apphcant's dealership, and would jeopardize its relanonship
with its parent company, Chrysler Corpora.hon
The Staff Report, on page 7, indicates that the added restnchons on signage are necessary
to prevent a prohferation of conunercial signage that has caused an aesthenc bhght along many
county artenals, and to protect the public's mvestment m the construchon of Z"d Avenue, which
has enhanced the commercial prospects for the srte
The Examiner takes notice that much of Sprague Avenue in the area was pnmanly
developed before the County Zomng Code was adopted in 1986, andlor before January 1, 1991,
when the zorung along such comdor was re-designated from the old zones of the now expu-ed
County Zomng Ordmance to the new zones of the County Zomng Code, pursuant to the Program
to Implement the County Zomng Code See County Resoluhon No 85-0900 The County
Zomng Orduiance allowed vutually unhnuted commercial signage along Sprague Avenue, and
unposed no landscaping or screeiung standards for almost all cominercial uses It also appears to
the Examiner that enforcement of signage requirements for the business zones contauied in the
Zoning Code has been somewhat lax along Sprague Avenue, contnbutuig to the proliferation and
clutter of signage
The development standards imposed by the County Zomng Code in rts business zones
unplement the policies of the Major Commercial category for aesthehc development along
county roads Had Sprague Avenue developed under the current Zomng Code, and the
development standards of the Zomng Code stnctly enforced, Sprague Avenue in the area would
hkely be far more attrachve as a commercial comdor
HE Findmgs, Conclusions and Decision ZE-26-00 Page 20
As set forth above, the Major Commercial category of the Comprehensive Pl,an
recommends providuig for the aesthetic quahty of physical development and land use along
county artenals, including the estabhshment of standards regarding landscapmg, signage, storage
and arclutectural treatment The Exairuner notes that the Comprehensive Plan was adopted in
1981 In 1986, the County adopted the County Zorung Code The Zonuig Code established
development standards for each zone, in place of the County Zorung Ordinance, which had very
few development standards This includes the signage, landscaping, storage, etc standards of the
B-3 zone
The Comprehensive Plan contmns special standards for development along certain pubhc
roads This includes policies of the Industnal category of the Comprehensive Plan that estabhsh
an aesthettc comdor along Sunset Highway, State Routes No 2 and 902, along Interstate 90 in
the West Plains area of the County, and along SR 904 in the viciruty of the Crty of Cheney See
Comprehensive Plan, Sechon 7 The County has adopted neighborhood/commuiuty plans for the
West Terrace neighborhood and the Pasadena Park neighborhood, wluch addirions to the
Comprehensive Plan respechvely recommend special development standards along certain
artenals Chapter 14 707 of the County Zoning Code estabhshes the West Terrace Overlay zone
to implement special development standards in the West Terrace azea Chapter 14 710 authonzes
the adoption of ArtenaURoad Maps as official controls for designated county artenals, wluch
chapter has been utilized to gRUde the future development of designated artenals in the West
Terrace area.
Because specific plamung policies and official controls providing for enhanced
development standards along 2°d Avenue have not been estabhshed, the Exanuner lacks a strong
basis for restnchng signage beyond that reqwred by the applicable zone, to provide a more
aesthenc roadway along 2°d Avenue for the travelmg pubhc The apphcant's dealerslup is a
regional business use, which under the B-3 zone must be located along a Pnucipal Artenal or
state highway Such uses hve offthe volumes of traffic and exposure provided along such major
traffic comdors Tlus includes enhanced signage over that allowed m the less intense business
zones, such as the Neighborhood Busmess (B-1) zone
Since the project is designated in the Urban category, and m a transihon area for the Major
Commercial category, the project must mingate negahve unpacts on nearby residential land uses
and zoYUng The west half of the site is located acrass 2'dAvenue from an exisring mobile home
park, on land zoned UR 22 The location of a 35-foot ta.ll pole siga directly across 2'd Avenue
from such exishng residenhal development is inconsistent wrth such nearby development, and
should be restncted The Exanuner has restncted any sign located duectly across from the
mobile home park to a maximum helght of 6-feet If the pole sign is moved further to the east,
so that it does not he directly across from the mobfle home pazk, the sign may be 35 feet tall
The 35-foot pole sign proposed m the southeast corner of the srte is also allowed
The restnchon on animated and flashuig signs is supported by Section 14 804 040 of the
County Zorung Code, which prolubrts flashuig signs, and signs that create a safety hazard for
pedestnans or vehicular traffic
HE Findings, Conclusions and Decision ZE-26-00 Page 21
Except as indicated above, no deficiencies with regard to the ability of the project to
comply with development regulahons have been estabhshed in the record The project has been
condihoned for comphance with the development standazds of the B-3 zone and other apphcable
provisions of the County Zorung Code, and the recommendahons of the commenhng pubhc
agencies
No pubhc agencies objected to the DNS issued for the proposal by the County Division of
Planrung The proposal vvill not have more than a moderate effect on the qua.hty of the
environment, and the Examiner concurs with issuance of the DNS The procedural requuements
of chapter 43 21 C RCW and chapter 11 10 of the Spokane County Code have been met
C Condrtions in the area have sufficiently changed in the area since the site was last zoned to
iushfv the provosed change of condihons, as conditioned
In applymg the changed cucumstances test, courts have looked at a vanety of factors,
including changed pubuc opinion, changes in land use pattems in the area of the rezone proposal,
and changes on the property rtself The Zorung Code references changes in "economic,
technological or land use condihons" as factors that will support a rezone Spokane County
Zoiung Code Sechon 14 402 020 (2) Washington courts have not reqiured a"strong" showing
of change The rule is flexible, and each case is to be judged on its own facts Bassanz v County
Commissioners, 70 Wn App 389, 394 (1993)
As stated previously, recent Waslungton cases have held that changed circumstances are
not reqtured if the proposed rezone unplements policies of a comprehensive plan The Examiner
found above that the property implements the pohcies of the Comprehensive Plan
Changed condihons that have occurred since the zoning of the srte was re-designated to the
UR-3 5 zone on January 1, 1991, pursuant to the Program to Implement the Spokane County
Zonuig Code This includes the recent development of 2°d Avenue as part of a one-way couplet
with Sprague Avenue, planned redevelopment of the apphcant's adjouung car dealerslup, the
extension of pubhc sewer to the area, increased commercial development along the Sprague
comdor, increased residenhal growth in the area, and increased traffic in the area.
IV DECISION
Based on the above Findings of Fact and Conclusions of Law, the apphcahon for a rezone
to the B-3 zone is hereby approved, subject to the conditions of approval of public agencies
stated below
Any condinons of such agencies that have been added or significantly revised by the
Heanng Exa,miner are italicized
Failure to comply with the condihons of ttus approval may result in revocahon of tlus
approval by the Heanrig Exarruner Tlus approval does not waive the apphcant's obligation to
comply with all other requirements of other agencies with junsdichon
HE Findmgs, Conclusions and Decision ZE-26-00 Page 22
SPOKANE COUNTY DI'VISION OF PLANNING
1 All condihons unposed by the Heanng Examiner shall be bmding on the "Apphcant,"
which term shall mclude the owner (s) and developer (s) of the properiy, and theu heus, assigns
and successors
2 The zone reclassification applies only to the property as legally descnbed in an attachment
to the rezone applicahon ui County Division of Plammng File No ZE-26-00 Such property is
currently referenced as County Assessor's tax parcel nos 45192 9141, 45192 9142 and
45192 9601, as aggregated pursuant to cerhficate of exemption CE-389-00
3 The apphcant sha11 develop the subject property substannally in accordance with the site
plan of record subnutted by the applicant on September 7, 2000, subject to compliance with
condrtions of approval and development regulations Minor alterations or revisions to the srte
plan may be approved administratively by the Duector of the Division of Planiung/designee, as
authonzed in Secbon 14 504 040 of the Spokane County Zorung Code, as amended, provided
they are consistent with conditions of approval and development regulahons All other changes
must be subnutted to the Heanng Examuner for heanng and approval, through a change of
condihons apphcation
4 The project shall comply with the Regional Business (B-3) zone, the Aquifer Sensitive
Overlay zone, and all appucable provisions of the County Zomng Code, as amended
5 The Division of Plannmg shall prepare and record with the Spokane County Auditor a Title
Nonce, notuig that the property m queshon is subject to a vanety of special conditions imposed
as a result of approval of a land use achon This Title Notice sha11 serve as pubhc nohce of the
condinons of approval affecting the property ui queshon The Title Notice should be recorded
wrthui the same tune fi ame as allowed for an appeal and sha11 only be released, in full or ui part,
by the Divrsion of Planning The Trtle Nohce sha11 generally provide as follows
"'The parcel of pmperty legally descnbed as [insert legal descnption] is the sub9ect of a land
use decision by the Spokane County Heanng Examiner on February 2, 2001, unposing a vanety of
special development cond.ihons File No ZE-26-00 is avaulable for uispechon and copyuig in the
Spokane County Division of Planrung "
6 The Division of Plaiuung shall file with the Spokane County Audrtor, within the same hme
frame as allowed for an appeal from the final disposirion, including lapsing of appeal penod, a
Title Notice, wluch shall generally provide as follows
"Pnor to the issuance of any building permit for any builduig or any use on the property
descnbed herein, the applicant shall be responsible for complyuig with the provisions of the
Zorung Code for Spokane County, Chapter 14 706 (Aquifer Sensihve Area Overlay Zone) The
property which is the subject of tlus nohce is more particularly descnbed as follows (uisert legal
descnpnon)"
HE Finduigs, Conclusions and Decision ZE-26-00 Page 23
7 Extenor lighting shall comply wrth the Section 14 810 180 (Illuminahon) of the County
Zonulg Code Pnor to the release of any site unprovement building permits, approval is reqtured
by the Division of Planning Director/designee of a specific lightuig plan for the subject property
Direct light from any extenor area lighting fixture shall not extend over the property
8 Pnor to the release of any building pemut for site unprovements, a specific landscape plan,
planting schedule and provisions for ma.intenance acceptable to the Planning Division
Director/designee shall be subnutted for approval Landscaping shall be consistent with the
requirements of Chapters 14 806 and 14 802 of the County Zorung Code The requirements of
Sectaon 14 806 040 (2)(b) shall supersede Sectzon 14 802 220 to the extent the landscaping
requtrements of such sechons are Yn conflict
9 Approval is reqtured from the Director of the Division of Plaruung/designee of a sigrung
plan for the descnbed property pnor to the release of any building pernut Any freestandzng
signs on the sate located aeross 2"d Avenue from the existzng mobale home park to the south shall
be limrted to a maximum heaght of sLx (6) feet Animated or flashing signs are prohibited
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Pnor to release of a builduig pernut or use of the property as proposed
1 Approach pemuts are requued pnor to any access to the County Road System
2 The apphcant shall subnut drainage and access plans for approval by the Spokane County
Enguieer
3 A pazking plan and traffic cuculation plan shall be subrrutted and approved by the Spokane
County Engmeer The design, Iocahon and arrangement of parlang stalls shall be in accordance
with standard engineeruig prachces Paving or surfacing as approved by the County Engineer
will be reqiured for any portion of the project that is to be occupied or traveled by velucles
4 Roadway standards, typical roadway sections and drauiage plan reqwrements aze found m
Spokane County Resolution No 99-0265, as amended, and are apphcable to this proposal
5 No construction work is to be perfonned witlun the existing or proposed nght of way unhl
a permit has been issued by the County Engineer All work withui the public road nght of way is
subject to inspecnon and approval by the County Enguieer
SPOKANE REGIONAL HEALTH DISTRICT
1 The sewage disposal method shall be as authonzed by the Duector of Utilihes, Spokane
County
2 Water service shall be coordinated through the Director of Uhlihes, Spokane County
HE Finduigs, Conclusions and Decision ZE-26-00 Page 24
~
3 Water service sha11 be by an existuig public water supply when approved by the Regional
Engineer (Spokane), State Department of Health
4 A public sewer system shall be made available for the project and individual service
provided to each lot pnor to sale The use of individual on-site sewage disposal systems shall
not be authonzed
5 The use of pnvate wells and water systems is prolubrted
SPOKANE COUNTY DIVISION OF UTILITIES
1 A wet (live) sewer connection to the azea-wnde public sewer system shall be constructed A
sewer connection permit is required Commercial developments shall submit lustoncal and/or
estunated water usage pnor to the issuance of the connecrion pernut in order to establish sewer
2 The applicant shall submrt expressly to Spokane County Division of Utilines, "under
separate cover", only those plan sheets showuig sewer plans and specificahons for the public
sewer connechons and facihties for review and approval Commercial developments shall
subnut lustoncal and or eshmated water usage as part of the sewer plan subnuttal
3 Sewer plans acceptable to the Division of Utihries shall be submitted pnor to the issuance
of the sewer connecnon permit
4 Arrangements for payment of apphcable sewer chazges must be made pnor to issuance of
sewer connection pernut Sewer charges may include connechon charges and general facihhes
charges Charges may be substanhal, depending on the nature of the development
5 Any water service for this project shall be provided m accordance wnth the Coordinated
Water System Plan for Spokane County, as amended
HE Fmduigs, Conclusions and Decision ZE-26-00 Page 25
DATED tlus 2nd day of February, 2001
SPOKANE COUNTY HEARING EXAMINER
c~ t .
4Michh C Dempsey, WSBA #8 5
NOTICE OF FINA,L DECISION AND NOTICE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, the decision of the
Heanng Examiner on an application for a zone reclassificanon and accompanying SEPA
determnation is final and conclusive unless witlun ten (10) calendar days from the Examiner's
wntten decision, a party of record aggneved by such decision files an appeal with the Board of
County Commissioners of Spokane County, Washington However, RCW 36 70B 110 (9)
ind.icates that admnustrahve appeals of county land use decisions and SEPA appeals shall be
filed wrth the legislative body wrt,hin fourteen (14) calendar days of ttie date of the decision.
This decision was mailed by cerhfied mad to the Apphcant on February 2, 2001
DEPENDING ON WHICH APPEAL PERIOD REFERENCED ABOVE LEGALLY
APPLIES, THE APPEAL CLOSING DATE IS ETTHER FEBRUARY 12, 2001, OR
FEBRUARY 16.2001
The complete record in tlus matter, i.ncluduig this deeision, is on file dunng the appeal penod
wnth the Office of the Hearmg Examiner, Third Floor, Pubhc Works Building, 1026 West
Broadway Avenue, Spokane, Washulgton, 99260-0245, (509) 477-7490 The file may be inspected
dunrig normal working hours, hsted as Monday - Fnday of each week, except hohdays, between the
hours of 8 30 am and 5 00 p m Copies of the documents in the record vvill be made available at
the cost set by Spokane County
HE Fmdings, Conclusions and Decision ZE-26-00 Page 26
r
RFCEtVEp
OC126100
0
SPpxANE COU11Ry ENGINEE
R
,
~
Q, NOTICE 4FAPPLICATION
TYPE III
SPOKAMCOUJ~uy DIVISION OF PLANNING
This Notice of Application is bemg provided to affected agencies and owners/taxpayers
of property located withm 400 feet of a proposed land use application receNed by the
Spokane County Division of Planning This notioe is to advise you that the land use
application may afFect you and to mvde your comments on the proJect Wntten
comments may be submitted by any person regarding this project and the environmental
review (SEPA) process All comments received by November 9, 2000 will be
considered by the project planner prior to preparation of a staff report and
recommendation of a decision to the Heanng Examiner Comments will contmue to be
welcomed up through the public heanng The project file may be examined befinreen
8 30 a m and 5 p m Monday through Fnday, except holidays, m the Plannmg Dnnsion of
the Public Works Building, 1'd Floor Pennd Center West, 1026 West Broadway,
Spokane, Washington If you have questions, you may call the project planner at the
phone number identified at the end of this notice Please reference the PROJECT F/LE
IYUMBER(S) in all your communications
.
PROJECT FILE NUMBER~'~-26-60
~
PROJECT DESCRIPTION The application proposes to rezone 1 99 acres of land from
the cuITent Urban Residential-22 (UR•22) Zone and Urban Residential-3 5(UR-3 5)
Zone to Regtonai Business B-3 Zone The applicant proposes to expand an existing car
sales and service dealership southward to the subject rezone sde The B-3 Zone, if
aQproved, allows the expansion of the car dealership
PROPERTY OWNER Holianren Inc
7702 E Sprague Avenue, Spokane, WA 99212
924-3250
APPLICANT Same as property owner
CONTACT PERSON Denny Chnstenson
1614 W Riverside, Suite 106, Spokane, WA 99201
744-9317
PROJECT ADDRESS AND LOCATION The rezone site is located adjavent to and east
of Park Road at the northeast comer of the intersection of Park Road and the new 2"d
Avenue one-way couplet road in the Northwest 1/4 of Section 19, Township 25, Range
44 E W M Assessor's tax parcel numbers for the project site are 45192 9141, 9142
and 9601
DATE APPLICATION SUBMITTED September 15, 2000
Type III Ntc of App/ror Page 1 of 2
1
DATE DETERMINATION OF COMPLETENESS ISSUED October 5, 2000
COMPREHENSIVE PLAN DESIGNATION Commercial and Urban
EXISTING ZONING Urban Residential-3 5(UR-3 5) and Urban Residential-22 (UR-22)
ADDITIONAL PERMITS In order for the project to be developed as proposed
additional permits must be obtamed mcluding but not limited to building permits, sewer
connection permd, access permds, stormwater management and any permits that may
be required by other local, state and federal agencies
ADDITIONAL STUDIES REQUESTED No additional studies, plans or deteRnination
have been requested by the reviewing agencies outside the typical application submittal
requirements
ENVIRONMENTAL DOCUMENTS Review of existing development regulations,
proposed zonmg and typicat recommended conditions of approval and/or mitigating
measures indicate the State Environmental Policy Act (SEPA) threshold detemnination
will likely be a Determination of Non-Signrficance (DNS)
DEVELOPMENT REGULATIONS The proposed project shall comply with the
regulations and development standards identifed in the Spokane County Zoning Code
Spokane County Subdivision Ordinance, Unifonn Building Code, Spokane County
Standards for Road and Sewer Construction, Spokane County Guidelines for
Stormwater Management and the regulations of the Spokane Regional Health Distnct
ACTiON This proJect is subJect to a future public heanng You mnll be receiving a
Notice of Heanng which vrnll be issued a minimum of fifteen (15) days pnor to the public
heanng A wrdten report, includmg a staff analysis of the proJect vinii be available for
mspection seven (7) calendar days pnor to the public heanng Parbcipation m the public
heanng is encouraged A copy of the Notice of Decision issued by the Spokane County
Heanng Exammer which identfies the findings of fact, conclusion, decision and appeal
nghts wdl be provided to those mdividuals who testrfy at the public heanng and wdl be
available to ali others upon request
ATTACHMENTS Pfease find attached a vicmity map and a rezone sde plan for your
revisw
REVIEW AUTHORITY Jim Falk, Associate Planner
Spokane County Division of Plannmg
1026 West Broadway Avenue
Spokane, Washmgton 99260-0050
(509) 477-7228
Fauc (509) 477-2243
Date Issued ober 25, 2000 Date Mailed October 25, 2000
.
Signature ,
Type III Ntc of App/rev Page 2 Of 2
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`0 Project Status Active ENGINEER'S REVIEW SHEET
As E3uilt Plans Received Rezone File ZL1,-0026-00 '00
- Koad Plans Approved
Companion Filrs-
Ncw Road Siandardti 5, -1 Ntvlar
- Related Files:
Hcaring: 01/03/2001 9:00 Building Dept:
"f echnical Review: 10/0512000 3:00 L] Harvard Rd Nlan
Preliminary Review: Type:
Iarge Lot Bldg. Square Feet
Dute Iteceived: 09121 /2000
No. Lats: No. Acres:
Project Name UR-3.5 & LTR-22 TO B-3 DISHMAN DODGE AUTONIOBILE DEALERSHIP
Site Address N. 02ND, W. LEWIS, C. PARK, S. SPRAGUL-, SPRAGUE E. 7702
Applicant Range-Towriship-tiecticin: 44- 25 - 19 PARCEL(S): (1ir,t 20)
Denny Chris[enson Conditions Mailed: . 4519-29i 4i 451929142 -t~ 1 9?.9o01
Flood Zone No
1614 W. Rivcrsidc Av, 106 Water Sourcr f'ublic
SPOKANE, WA 99201-
Sewer Sourre
I'hone (509) 744-0979 (509) 466-0902
I-ax (509) 744-9317 Sciiool Dis~ 3b3
Fire Dist 1
Phone UiNL
Owner
HOLLANRFN [NC
7702 E. Sprague Av
SPOKANE, WA 99212-
Phone (509) 924-3250
I-ax (509)924-4567
13uildins! Ph 477-3075 , I'lanning I'h: 477-2205 Contact: JIM FALK
Dnte Submitted Description [nitials
Eng Need Technieally Complete Eng Need Fiarvard Rd Mitigation
Eng Need Drainage Plans Eng Need Traffc Analysis Eng Nceci Uther
0910512000 Eng Agree Pay Fees Received Eng Final Plat Fees Compieted
(:'up} tu :1ccountin_
Cng Agree Priority Fees Received 09/07/2000 Eng Prelim Piat Fecs Completcd
('umpletcd - ur 1ec:(Is ±u be signed
Notice to Pubiic "Notice ta Public K l ; 4 6
Uesi`,n C)eN iation Dates(in-C)ut)
uii-Li yuanties tur
drainage irem calcutated
Elcarin~ Date Decision App 1 Den Cnnd Applel I3CC'
Appealed to IICC Decision App Den Cond Appld c_'uurt
Appeali;d to Courl Decision App Den Cond Appld
; Stamped Mylars to Serretary (Sandy)
Stamped 208 Lot Plans to Secretary (Sandy)
j 't '
Pro;ect Staws Active ENGINEER'S REVIEW SHEET `
As Buill Plans Received Rezone File ZE-0026-00 '00
I
Road Pians Approved
Companion Files:
New Road Standards 5-I5-95 Mylar
Related Files:
Hearing: Building Dcpl:
"Cechnical Review: 10/02/2000 3:00
Preliminary Rcview: ~ Trpe: Large Lot . IIldg. Square Feet
Date Received: 09/21/2000 No. LaLs: No. Acres:
Project Name UR-3.5 & UR-22 TO B-3 DISHMAN DODGE AUTOMOBILE DEALERSHIP
Site Address N. 02ND, W. LEW[S, E. PARK, S. SPRAGUE, SPftAGUE E. 7702
Applicant Range-Township-Sectiun: 44 - 25 - 19 PARCEI.(S): (first 20)
I)enny C'luistenson C'ondiuons Mailed: 45192.9141 45192.9142 4-5192.9601
Flood Zone No
1014 W. Riverside A~ , 106 Water Source Public
SPOKANE, WA 99201-
Sewer Source
Nhonc Fax School Dist 363
(509) 744-0979 (509) 744-9317 Firc Dist I
(509) 466-0902 t'hone Dist
Owner
HOLLANREN INC
7702 C. Sprague Av
SI'OKANE.1'l'A 002 121-
Phonc Eax
(5 09) 92 4-±?5 0 (509) 924-4;67
13utlding Ph: 477-3675 / Planning Ph: 477-2205 Contact: JtM FALK
Date Submitted Description Initials
Eng Need Technically Complete Gng Need 1-iarv•ard Rd Mitigation
Eng Need Drainage Plans Cng Need Traffic Analysis Lng Need Other
09;0i-2000 Eng Agree Pay Fees Received Eng Final Plat Fees Completed
Copy tu :lccounting
Eng Agrzz Priority Fees Received 09/07/2400 Eng Prelim Plat Fees Completed
Notice to Public / Noticc to Public # 1 3 -l 6 Completed - or Needs to be si-mied
lie,iun De\ i:ltic,n Dates ( In-0ut )
IToilti quaiu►es tor
dra:nage item calculaced
f-learing Date Deeision App Den Cond Applcf EiC'c'
Appealed to BCC Decision App Den Cond Appltf C'Ourt
Appealed to Court Decision App Drn Cond AEipl(f
/ j Stampecl Mylars to Secretary (Sandy)
/ Stamped 208Lat I'lans to Szcretary (SandY)
'k -J~ ~ • .j
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokane Cotinty Planning Department /
FROM DNision of Engmeenng & Roads Sc.t,~~~ cf 1~,~~
DATE December 19, 2000 1
PROJECT UR-3 5& UR-22 TO B-3 DISHMAN DODGE
FILE # ZE-0026-00!
Heanng 01 /03/2001 @ 9 00
Sponsor/Applicant DENNY CHRISTENSON
Section Township Range 19-25-44
Planner JIM FALK
Technical Review Date (10/05/2000 @ 3 00)
The Spokane County Engineenng Department has reviewed the above referenced appiication The
following "Conddions of Approvai" are submitted to the Spokane County Planning Department for
inclusion in the "Fmdmgs of Fact, Conclusions and Order/Decision" should the request be approved
Pnor to release of a building permit or use of property as proposed
1 Approach Permits are required prior to any access to the Spokane County Road System
2 Applicant shall submit for approval by the Spokane County Engineer dramage and access
plans
3 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accorclance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles
4 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal
5 No construction work is to be performed within the existing or proposed nght of way until a
permit has been issued by the County Engineer All woric within the public road nght of way is
subject to inspection and approval by the County Engineer
END
CC Applicant DENNY CHRISTENSON
Enqineer/Surveyor
Planner JIM FALK
1
DETERMINATION OF
NONSIGNIFICANCE - "DNS"
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
FILE NUMBER: ZE-26-00
DESCRIPTION OF PROPOSAL: Zone reclassification from Urban Residential-3.5 (UR-3.5)
and Urban Residential-22 (UR-22) to Regional Business (B-3) on approximately 1.99 acres for
the purpose of expanding an existing caz sales and service dealership.
PARCEL NO(S).: 45192.9141, 45192.9142 and 45192.9601
HEARING DATE AND TIME: January 3, 2001 at 9:00 a.m.
OWNER: Hollanren Inc, 7702 E. Sprague, Spokane, WA 99212; 509/924-3250
PROJECT CONTACT: Denny Christenson, 1614 W. Riverside, Suite 106, Spokane, WA
99201; 509/744-0979
LOCATION OF PROPOSAL: Generally located adjacent to and east of Park Road at the
northeast comer of the intersection of Park Road and the new 2°d Avenue one-way couplet road
in the Northwest '/4 of Section 19, Township 25 North, Range 44 EWM, Spokane County,
Washington.
LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING
DETERIVIINATION: The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. This decision was made after review of a completed
environmental checklist and other information on file with the lead agency. This information is available
to the public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least
15 days from the date issued (below). Comments regarding this DNS must be submitted no later
t6an 5:00 p.m., January 2, 2001, if they are intended to alter the DNS. All comments should be
sent to the contact person listed below.
RESPONSIBLE OFFICIAL: By: Jim Falk Title: Associate Planner
Spokane County Division of Planning
1026 W. Broadway Ave.
Spokane, WA 992 0-0220 (509) 477-7200
•
DATE ISSUED: December 15, 2000 SIGNATURE:
OONffVEVIS REGARDING IIWIRCNIlViWTAL ARE WFLC70ME AT TIHE HFARING.
I
APPEAL OF TffiS DETERMINATION, after it becomes final, may be made to the SPOKANE
COUNTY DIVISION OF PLANNING, 1 st Floor, 1026 W. Broadway, Spokane, WA 99260. The appeal
deadline is ten (10) calendar days after the signing of the decision to approve or disapprove the project.
This appeal must be written and the appellant should be prepared to make specific factual objections.
Contact the Division of Planning to assist you with the specifics for a SEPA appeal.
This DNS was mailed to:
1. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineering, Transportation Engineering; Scott Engelhard
3. Spokane County Division of Engineering, Development Services; Bill Hemmings
4. Spokane County Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Regional Health District; Steve Holderby
7. Spokane County Division of Building and Code Enforcement, Jeff Forry
8. Spokane County Air Pollution Control Authority, Chuck Studer
9. WA State Boundary Review Board; Susan Winchell
10. Fire Protection District No. 1
11. West Valley School District No. 363
12. East Spokane County Water District No. 1
13. WA State Department of Transportation; Mark Rohwer
14. WA State Department of Fish & Wildlife, Kevin Robinette
15. WA State Department of Natural Resources, Chuck Gulick
16. WA State Department of Ecology, Chris Merker
. ~
► l
. ~
i S P O K A N E O U N T Y
DNLSION OF PLAMVING A DMSION OF TNE ['UBLIC WORKS DEPARTMENT
MICHAEL V. NEEDHAM, DIRFCTOR GARY OBERG, DIRECTOR
MEMORANDUM
TO: Spokane County Division of Engineering & Roads; Scott Engelhard, c/o Sandy '
Kimball
Spokane County Division of Engineering & Roads; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building & Code Enforcement; Jeff Forry
Spokane County Fire Protection District No. 1
East Spokane Water District No. 1
WA State Department of Ecology, Chris Merker
WA State Department of Fish and Wildlife, Kevin Robinette
WA State Department of Natural Resources, Chuck Gulick
FROM: Jim Falk, Associate Planner .01i0*110
.
DATE: December 6, 2000
SUBJECT: Review and comments for the hearing of January 3, 2001 at 9:00 a.m.
FILE ZE-26-00
DESCRIPTION: Rezone from UR-3.5 and UR-22 to B-3 on approximately 1.99
acres for the purpose of expanding an existing car sales and service dealership
STR: 19-25-44 (45192.9141, .9142, .9601)
APPLICANT: Denny Christenson for Hollenran, Inc. (Dishman Dodge)
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by December 20, 2000.
wc
Attachments: Notice of Public Hearing
1026 W. BROADWAY • SPOKANE, WASHINGTON 99260-0220
PF-1(lNr- (+(191 477-720fl . F.Ax: (qN) 477-2241 • TDD- f1;091 477-7111
NOTICE OF PUBLIC HEARING
SPOKANE COUINTY HEARING E R
TO: All interested persons, and owners/taxpayers withui 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS
Application Ffle No 2E-26-00, Zone reclassification from Urban Residential-3 5(UR-3 5) and Urban
Residential-22 (UR-22) to Regional Business (B-3) on approximately 1 99 acres for the purpose of
expanding an exmtmg car sales and service dealerslup
Parcel No(s) - 45192 9141, 45192 9142 and 45192 9601
Hearing Date and 1~me January 3, 2001 @ 9 00 a.m
Place Commissioners Assembly Room, Lower Level, Spokane County Pubhc Works Biulding, 1026
West Broadway, Spokane, Washington
Owner Hollanren Inc, 7702 E Sprague, Spokane, WA 99212, 509/924-3250
Project Contact Deany Chnstenson,1614 W Riverside, Surte 106, Spokane, WA 99201, 509/744-
0979
Locahon Generally located adjacent to and east of Park Road at the northeast corner of the intersecrion
of Park Road and the new V Avenue one-way couplet road in the Northwest'/4 of Sechon 19, Townslup
25 North, Renge 44 EWM, Spokane County, Washuigton
Comprehensive Plan Commercial (C) and Urban (U)
Zoning DesYgnadon Urban Residential-3 5(UR-3 5) and Urban Residential-22 (iJR 22)
Envhronmental Determmahon A Deternunation of Nonsignificance (DNS) was Lssued by the County
Ihvision of Planning, as the lead agency on December 15, 2000 The comment penod ends January 2,
2001
Related Permits N/A
DrvisYOn of Planning Staff Jun Falk, Associate Planner, (509) 477-7200
HEARING E R PROCEDURES
Hearing Process and Appeals. The hearmg will be conducted under the rules of procedure adopwd m
Spokane County Resolution No 96-0294 All interested persons may ftstify at the pubhc heanng, and
may subnut wntten comments and documents before or at the heanng The Hearmg Examiner may lunrt
the time given to speakers A speaker reproesenting each side of the issue Ls encouraged Any appeal of
the Hearmg Exammer's decmon will be based on the record estabhshed before the Heanng Examiner,
pursuant to County Resolution Nos 96-0171 Environmental appeals will follow the same procedural
route as the underlying action. All hearmgs vall be conducted in facihties which are accessible to
persons vrnth physical dbsabihties
Inspecttion of File, Copfes of Docaments: A StaffReport wlll generally be avwlable for uispection
seven days befare tbe hearmg The Staff Report and apphcation file may be inspected at the Spokane
Couaty Division of Planning, l'I Floor Permrt Center, Pubhc Works Biulduig,1026 W Broadway,
Spokane, WA 99260-0220, between 8 30 am. and 5 00 p.m., weekdays, M-F, except hohdays Copies
of doauments will be made available for the cost of reproduction. If you have any questons or special
needs, please call the Dnnsion at (509) 477-7200 Send wntten comments to the Spokane County
Ihvision of Plannw,g,1026 W Broadvay, Spokane, WA 99260, Attn Jun Falk, File No ZE-26-00
Motions must be made in wnting and subnutbed to the Spokana County Hearmg Examiner, 3' Floor,
Pn'hlie Wnrke Rrnl(iino 1 f176 W Rma(iwav CnnkanP WA 99260-0245
► j
OFFICE OF THE SPOKANE COUNTY ENGINEER
~ 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
SPMIAMCA"M "ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO Spokane County Building and Planning Department
FROM Division of En9ineenn9 & Roads . ~
DATE October 3, 2000
PROJECT UR-3 5& UR-22 TO B-3 DISHMAN DODGE
FILE # ZE-0026-00
Sponsor/Applicant DENNY CHRISTENSON
Section Township Range 19-25-44
Planner JIM FALK
TechnicallReview Date 10/05/2000 @ 3 00
The Spokane County Engineenng Department has reviewed the above referenced application The
followrng "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved
Prior to release of a building permit or use of property as proposed
1 Approach Permits are required prior to any access to the Spokane County Road System
2 Applicant shall submit for approvai by the Spokane County Engineer drainage and access
plans
3 A parking plan and traffic circulation plan shail be submrtted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles
4 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal
5 No construction work is to be performed within the existing or proposed nght of way untii a
permit has been issued by the County Engineer All work withm the public road right of way is
subject to inspection and approval by the County Engineer
CC Applicant «-aolicantName»
Engineer/Sur~2yor «:,^gineerLooYUp»
Planner «B__ldingPlanninqContact»
t A
Traffic Counts
Road Name Location Leg Count
PARK RD at 18TH AV (START) S 41
PARK RD at 8TH AV N 7294
PARK R.D at 8 TH AV S 1864
PARK RD at SPRAGUE AV N 4852
PARK RD at SPRAGUE AV S 9289
PARK RD at BROADWAY AV N 7696
PARK RD at BROADWAY AV S 7045
PARK RD at SINTO AV (START) S 8439
PARK RD at MISSION AV N 2778
PARK RD at MISSION AV S 7303
PA.R.K RD at BNSF CROSSING #53124 (SOU S 2868
PARK RD at SR 290 (TRENT) N 2546
PARK RD a t S R 290 ( TRENT ) S 2868
PAR.K RD at UPRR CROSSING #53123 S 2360
PARK RD at EUCLID AV S 2360
PARKER RD at CAMERON RD (START) S 146
PARKER RD at BNSF CROSSING #33191 N 106
PARKER RD at SPOTTED RD (START) W 179
PARKER RD (END) at SMYTHE RD S 100
PARKER RD (END) at MONROE RD W 260
PARKER RD (START) at JENNINGS RD N 101
PARKHILL DR at CINCINNATI DR E 179
PARKHILL DR at CINCINNATI DR W 59
PARKSMITH DR at MARKET ST E 3436
PARKSMITH DR at MARKET ST W 3988
PARKSMITH DR at BR 3617 OVERPASS FOR BNSF W 4350
PARKSMITH DR (END) at PEONE RD S 601
PAGE 1' 15 17 30 21 SEP 2000
Road# Road Names MPost Reference Descriptio Road Log Info
03789 PARK BEACH RD(NEWMAN 000 SUTTON BAY RD R 09 LIGHT BITUM 18
PARK BEACH RD (END) 180 EAST END OF RO.AD R 09 LIGHT BITUM 18
03714 PARK RD (START) 000 SOUTH END TO 18TH AV U 19 GR.AVEL 18
PAR.K RD 180 18TH AV (START) U 17 LIGHT BITUM 20
480 BEVERLY DR (START) U 17 LIGHT BITUM 20
550 EDGERTON RD (START) U 17 PAVED 22
594 12TH AV (END) U 17 PAVED 22
620 11TH AV (END) U 17 PAVED 22
680 10 TH AV ( END ) U 17 PAVED 22
740 9TH AV ( END ) U 17 PAVED 22
800 8TH AV U 16 PAVED 22
920 6TH AV (END) U 16 PAVED 22
990 5TH AV (END) U 16 PAVED 22
1 050 4 TH AV ( END ) U 16 PAVED 22
1 120 3RD AV (END) U 16 PAVED 22
1 180 2ND AV ( END ) U 16 PAVED 22
1 240 1 ST AV ( END ) U 16 PAVED 30
1 300 SPRAGUE AV U 14 PAVED 38
1 350 UPRR OVERPASS U 14 PAVED 38
1 410 SPEAR AV (START) U 14 PAVED 36
1 550 VALLEYWAY AV (START) U 14 PAVED 36
1 800 BROADWAY AV U 14 PAVED 36
1 930 CATALDO AV (END) U 14 PAVED 36
2 050 BOONE AV ( END ) U 14 PAVED 36
2 110 SHARP AV (END) U 14 PAVED 36
2 190 SINTO AV (START) U 14 PAVED 36
2 230 MAXWELL AV (START) U 14 PAVED 36
2 310 MISSION AV U 14 PAVED 36
2 430 NORA AV U 14 PAVED 36
2 520 BALDW I N AV ( S TAR.T ) U 14 PAVED 48
2 550 INDIANA AV (START) U 14 PAVED 48
2 620 BNSF CROSSING #53124 U 14 PAVED 48
2 640 BNSF CROSSING #53124 U 14 PAVED 48
2 670 SR 290 (TRENT) U 14 PAVED 48
2 800 MONTGOMERY AV (END) U 16 PORTLAND CEMENT 18
2 870 CARLISLE AV (END) U 16 PORTLAND CEMENT 18
2 990 MARIETTA AV U 16 PORTLAND CEMENT 18
3 050 BUCKEYE AV ( STP,RT ) U 16 PORTLPiND CEMENT 18
3 150 UTAH AV U 16 PORTLAND CEMENT 18
3 180 UPRR CROSSING #53123 U 16 PORTLAND CEMENT 18
3 190 RUTTER AV U 16 PAVED 38
3 310 EUCLID AV U 19 PAVED 38
3 370 DALTON AV (START) U 19 PAVED 38
3 440 LIBERTY AV U 19 PAVED 38
3 500 BRIDGEP4RT AV U 19 LIGHT BITUM 22
3 560 GLASS AV (START) U 19 LIGHT BITUM 22
3 690 KIERNAN AV (START) U 19 LIGHT BITUM 22
PARK RD (END) 3 800 SOUTH RIVERWAY AV U 19 LIGHT BITUM 22
03715 PARK ST (START) 000 MARSHALL AV (MARSHAL R 09 LIGHT BITUM 16
PARK ST (END) 030 MARSHALL RD R 09 LIGHT BITUM 16
03716 PARKER RD (START) 000 JENNINGS R.D R 09 GRAVEL 26
PARKER RD 920 WATT RD ( START ) R 09 GR.AVEL 26
1 660 DEPOT SPRINGS RD (EN R 09 GR.AVEL 26
2 190 CAMERON RD (START) R 09 GRAVEL 26
3 210 BNSF CROSSING #33191 R 09 GR.AVEL 26
PARKER RD (END) 3 340 SMYTHE RD R 09 GRAVEL 26
03717 PARKER RD (START) 000 BURROUGHS RD & SPOTT R 09 GRAVEL 24
A ` a
PARKER RD 340 COUNTY PIhT #82-09 R 09 GRAVEL 24
600 S POTTED RD ( S TART ) R 09 GR.AVEL 26
.
.
PAGE 2 15 17 31 21 SEP 2000
Road# Road Names MPost Reference Descriptio Road Log Info
PARKER RD ( END ) 1 100 MONR.OE RD R 09 GRAVEL 20
03822 PARKHILL DR (START) 000 WEST END TO DAKOTA S U 19 PAVED 36
PARKHILL DR 090 DAKOTA ST (END) U 19 PAVED 36
180 CINCINNATI DR U 19 PAVED 40
260 HAMILTON CT (END) U 19 PAVED 40
420 COLUMBUS ST (START) U 19 PAVED 40
PARKHILL DR (END) 450 COLUMBUS ST (END) U 19 PAVED 40
03856 PARKSIDE DR (START) 000 SOUTH END TO GREENSI U 19 PAVED 36
PARKSIDE DR 020 GREENSIDE CT U 19 PAVED 36
PARKSIDE DR (END) 100 LANZCE CT (START) & U 19 PAVED 36
03811 PARKSMITH DR (STAR.T) 000 HAWTHORNE RD U 16 PAVED 26
PARKSMITH DR 087 BNSF CROSSING U 16 PAVED 26
370 GRAVES RD (END) U 16 PAVED 26
670 MARKET ST U 16 PAVED 26
730 BR 3617 OVERPASS FOR U 16 LIGHT BITUM 26
820 STONEMAN RD (START) U 19 LIGHT BITUM 26
1 090 REGINA AV (MEAD) (ST U 19 LIGHT BITUM 26
PARKSMITH DR (END) 1 400 PEONE RD U 19 LIGHT BITUM 26
03718 PARKWAY RD (START) 000 AUBREY L WHITE PY U 19 PAVED 32
PARKWAY RD 100 LEMON LN (END) U 19 PAVED 32
PARKWAY RD (END) 140 SR-291 U 19 PAVED 30
03794 PARKWOOD CT (START) 000 SOUTH END TO FAIRWOO U 19 PAVED 26
PAR.KWOOD CT (END) 070 FAIRWOOD DR U 19 PAVED 26
10 Records Processed
.
PAGE 1 15 18 16 21 SEP 2000
Road# Road Names MPost Reference Descriptio Road Log Info
04538 SPRAGUE AV (STAR.T) 000 HAVANA ST & SPOKANE U 14 PAVED 60
SPR.AGUE AV 120 DEARBORN RD (END) U 14 PAVED 60
250 CUSTER RD (END) U 14 PAVED 60
370 CHRONICLE RD (END) U 14 PAVED 60
500 CARNAHAN R.D ( END ) U 14 PAVED 60
710 MCKINNON ST (END) U 14 PAVED 60
840 HOWE ST ( END ) U 14 PAVED 60
1 000 FANCHER RD U 14 PAVED 68
1 290 DYER RD ( END ) U 14 PAVED 68
1 310 DYER RD (START) U 14 PAVED 68
1 380 DOLLAR RD (END) U 14 PAVED 82
1 440 DAVID ST (END) U 14 PAVED 82
1 510 THIERMAN ST U 14 PAVED 82
1 560 ELIZABETH RD (END) U 14 PAVED 82
1 620 BR.ADLEY RD (END) U 14 PAVED 82
1 690 DORA ST (END) U 14 FAVED 82
1 750 COLEMAN RD (END) U 14 PAVED 82
1 880 G I R.ARD RD ( END ) U 14 PAVED 82
2 000 PARK RD U 14 PAVED 82
2 450 VISTA RD (START) & L U 14 PAVED 82
2 560 SIPPLE RD (END) U 14 PAVED 82
2 590 BESSIE RD (START) U 14 PAVED 82
2 710 SARGENT RD (END) U 14 PAVED 82
2 860 DISHMAN RD (END) U 14 PAVED 82
2 900 BR 4594 UNDERPASS FO U 14 PAVED 82
2 990 P,RGONNE RD U 14 PAVED 88
3 060 DISHMAN-MICA RD (END U 14 PAVED 88
3 120 WILLOW RD U 14 PAVED 88
3 240 LOCUST RD ( START ) U 14 PAVED 88
3 370 FARR RD U 14 PAVED 88
3 460 SUNDERLAND RD (START U 14 PAVED 88
3 550 WALNUT RD (START) U 14 PAVED 88
3 620 HERALD RD (START) U 14 PAVED 88
3 650 DARTMOUTH RD (END) U 14 PAVED 88
3 760 FELTS RD (U-CITY) U 14 PAVED 88
3 800 BALFOUR RD (START) U 14 PAVED 88
3 870 RAYMOND RD (START) U 14 PAVED 88
3 990 UNIVERSITY RD U 14 PAVED 88
4 180 GILLIS RD (START) U 14 PAVED 88
4 280 MOFFITT RD (START) U 14 PAVED 88
4 370 SKIPWORTH RD (STAR.T) U 14 PAVED 88
4 510 BOWDISH RD U 14 PAVED 88
4 680 FOX RD (END) U 14 PAVED 88
4 750 UNION RD (END) U 14 PAVED 88
4 810 PERRINE RD (START) U 14 PAVED 88
4 870 ROBIE RD (END) U 14 PAVED 88
5 000 SR-27 (PINES RD) U 14 PAVED 88
5 110 HOUK RD (END) U 14 PAVED 88
5 130 HOUK RD (START) U 14 PAVED 88
5 520 MCDONALD RD U 14 PAVED 88
5 580 CLINTON RD (START) U 14 PAVED 88
5 660 MCCABE RD (START) U 14 PAVED 88
5 760 BLAKE RD U 14 PAVED 88
5 850 MAYHEW RD (START) U 14 PAVED 88
6 010 EVERGREEN RD U 14 PAVED 88
6 110 BOLIVAR RD (START) U 14 PAVED 88
6 180 BANNEN RD ( S TAR.T ) U 14 PAVED 88
_ •
6 300 BESTi RD (END) U 14 PAVED 88
6 510 ADAMS RD U 14 PAVED 88
.
PAGE 2 15 18 16 21 SEP 2000
Road# Road Names MPost Reference Descriptio Road Log Info
6 760 PROGRESS RD U 14 PAVED 88
7 030 SULLIVAN RD U 14 PAVED 88
7 530 CONKLIN RD U 14 PAVED 71
7 910 STEEN R.D ( END ) U 14 PAVED 71
8 040 FLOR.A R.D U 14 PAVED 71
8 240 TSCHIRLEY RD (START) U 14 PAVED 71
8 280 TSCHIRLEY RD (END) U 14 PAVED 71
8 340 APPLEWAY AV (START) U 16 PAVED 20
S 360 S PR.AGUE AV ( END ) U 16 PAVED 20
8 450 MANIFOLD RD (END) U 16 PAVED 20
8 540 LONG RD (END) U 16 PAVED 20
8 630 ARTIES CT (START) U 16 PAVED 20
8 690 MOEN ST (END) U 16 PAVED 20
8 780 GREENACRES RD U 16 PAVED 20
9 040 BAR.KER RD U 16 PAVED 20
9 190 HARMONY RD (START) U 17 PAVED 20
9 400 HOLIDAY RD (START) U 17 PAVED 20
9 540 HODGES RD (END) U 17 PAVED 20
S PR.AGUE AV ( END ) 10 050 HENRY RD U 17 PAVED 20
04540 SPR.AGUE AV (LIBERTY 000 LIBERTY LAKE RD R 08 LIGHT BITUM 20
SPRAGUE AV 050 BR 5507 LIBERTY LAKE R OS LIGHT BITUM 20
080 MCKINZIE DR(LIBERTY R OS LIGHT BITUM 20
140 GARRY DR(START)(LIBE R OS LIGHT BITUM 20
310 WRIGHT BV (LIBERTY L R 08 LIGHT BITUM 20
420 MOLTER RD R 08 LIGHT BITUM 20
480 WAR.D RD ( END ) R 08 LI GHT B I TUM 20
630 CLUBHOUSE RD (END) R OS LIGHT BITUM 20
800 HILLVIEW RD (END) R 08 LIGHT BITUM 20
990 OVERLOOK RD (END) R 08 LIGHT BITUM 20
SPRAGUE AV (END) 1 110 GAGE ST (END) & NEYL R OS LIGHT BITUM 20
04621 S PR.AGUE AV ( START ) 000 I DAHO RD R 09 GR.AVEL 18
S PR.AGUE AV ( END ) 150 I DAHO S TATE L I NE R 0 9 GR.AVEL 18
04845 SPR.AGUE AV (START) 000 TSCHIRLEY RD U 19 PAVED 30
SPRAGUE AV (END) 090 SPRAGUE AV U 19 PAVED 30
04537 SPRAGUE RD (START) 000 WEST END AT LINCOLN R 09 GR.ADED/DRAINED 10
SPRAGUE RD 1 010 STROUP RD R 09 GRADED/DRAINED 10
2 000 COULEE HITE RD R 09 GR.AVEL 24
3 040 LADD RD (START) R 09 GRAVEL 18
3 660 BNSF CROSSING #50151 R 09 GR.AVEL 18
4 040 WOOD RD R 09 LIGHT BITUM 20
4 930 US ARMY PURSUANT SEC R 09 LIGHT BITUM 20
S PR.AGUE RD ( END ) 5 040 R I TCHEY RD ( END ) R 09 L I GHT B I TUM 20
02302 SPRAGUE ST (START) 000 SOUTH END TO 6TH AV R 09 GRAVEL 12
SPRAGUE ST (END) 090 6TH AV R 09 GR.AVEL 12
6 Records Processed
. . w . C.
. . ~~E►V~
SE P 212000
GIN,
~R~►~~AAIEC~UNIY EN
S P O K A N E U N T
DIVISION OF PLANNIIVG A DMSION OF THE PUBLIC WO1tKS DEPARTMEN-r
MICHAEL V. NEEDHAM, DIRECTOR GARY OBERC;, DIRFC70 `R
e1 E~l10 R:1N i)l!'!I
UA,cL: SLPtk2111l)C1- -20.
TO: Division of Enoincering and IZualiS - I 1'aI]SpU1'taLlvll L'IlgltlCt;I'lllo: ~cott
Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; B11I 1 It;lllllllll` ~
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building & Code Enforcenic;ilt, .ieti t,urry
Spokane County Air Pollution Control Authority, Chuck Studer
Spokane Regional Transportation Council; Glenn Miles
Spokane Transit Authority; Christine Fueston
West Va11ey School District No. 363
Spokane County Fire District No. 1
East Spokane Water District No. 1
WA State Boundary Review Board; Susan Winchell
WA State Deparhnent of Ecology
WA State Department of Fish & Wildlife, Kevin Robinett c
WA State Departrnent of Natural Resources, Chuck Gulick
C~
FROM: Jim Falk, Associate Planner .~c '
RE: ZE-26-00; Zone Reclassification from Urban Residential-3.5 (UR-3.5) and
Urban Residential-22 (I1R-22) to Regional Business (B-3) for the
'I'L C EIN 1C'A L IZI:\'1L NN ' N-IF, L"I'ING'
October 5, 2000 at 3:00 P.M.
DIVISION OF PLANNING 1`` FLOOR LII3RARN'
Please review the above application alld use tlle attached TECHNICAL REVIEW MEETING
FORM for your comments. The Division of Planning encourages you to attend this
meeting. The sponsor and representative have also been invited to attend this meeting. If
you cannot attend, please forward three (3) copies of your review comments on the
attached form to me for the meeting. The attached TECHrtICAL REVIEW FoRMs will be
given to the sponsor at the meeting and included in the Division of Planning file. Thanks
for your cooperation. If you have any questions about the application, please contact me
at 477-7200.
NO'TE: The Division of Ylanning will now be circulating comments for SEPA Checklist at
the time of technical review. This will be the only time you wilt be able to
comment regarding t6e SEPA Checklist for this project.
Copy without enclosures: Hollanren Inc., 4wner, 7702 E. Sprague, Spokane, WA 99212
Denny Christenson, Agent, 1614 W. Riverside, Suite 106, Spokaile.
!~tt'lChmo1i.tc" Tcchnicnl P.C,,ie~~
PHONE: (509) 477-7200 • FAx: (5W) 477-2243 • TUD: (509) 477-7133
\ 1
~
Spokane Connty
Divnion of Plaunmg
Technical Revnew Meeting
Meetvig Date and Tune October 5, 2000 @ 3 00 p m
Project File No ZE-26-00
Project Locarion Generally located at the northeast corner of the mtersection of
V Avenue and Park Road in the northwest '/4 of Section 19, Township 25 N,
Range 44 EWM, Spokane County, Washington
Comprehensive Plan Commercial and Urban
Project Descnption ZE-26-00, Zone Reclassificabon from Urban Residential-3 5
(UR 3 5) and Urban Residential-22 (UR-22) to Regional Busmess (B-3) for the
expansion of the Ihshman Dodge automobile dealership
Parcel No(s) 45192 9141
45192 9142
45192 9641
Owner Hollanren, Inc
7702 E Sprague
Spokane, WA 99212
509-924-3250
Applicant Denny Chnstenson
1614 W Riverside, Surte 106
Spokane, WA 99201
509-744-0979
Project Planner Jun Fa1k
2 6 ~I~R 0 0
1 77r;c
♦
SPOKANE COUNTY DIVISION C)F PLANNING
RECEiVEC9
ZONE RECLASSIFICATIO1d APPLICATION SPOKME COUNTY
SEP 0 7 2000
PARTI
A GENERAL #NFORMATM btV'15lON t3F PLANN1NtC,
Legal Oroner Hatlanren Inc
MaMng Address 7702 Esst SDm+due Avenue
Crty Sookane State WA Zlp Cade 992M) 2.
Phone 509-924-3250 (Work) (Home) Fax 509-924-4567
ls►►PPlicanV,A_.g~ne t Denrq+ Chnstensan
Mailing Address 1894 WVest Riverstde Avenue. Suite 106
City Suokane Stefie WA Z'iip Code 99201
Phone 509-744-0978 (Work) 509-466-0902 (Home) Fax 509-744-9317
IF APPUCANT IS NaT QWNER, IPCLUDE WRRTEIV QWNER AUTHORIZATION F8R APPUCANT TO SER1/E AS
REPRE3ENtA7'lUE
Projecpropasal site ma {acnes Qr sq ft.} 86.633 sf rezone area
Adjaoent area owned or corrftrolled (acres or sq ft.) 228.638 sf (existln4 8 3 aoned area)
Assessor's paroel rtumbers of ProjedlProPosel Pottions of 9604. .9142 artd 9941 nortlh of 2'dAve.
Assessor's par+cel numbers v€ adjacerrt area owmed or controtled 45194.9104. .9105 9141,,.9142L,
9165 end .9601
Stneet address of proposat 7702 East Sprgque Avenue
Extdng zone cmiflcation (s) and date estabffshed UR-22 and UR-3.5
Ewsting use of property Automobihe DisWbufiion lAutamobae salesl and aubomobile service
Proposed zoning B-3 Reaional Busmess
Cornpnehensnre plsn categary Commenoal & Urban Schoot d,stnct West Vapev #363
Watier punveyor East Sookarte VVat+er Dlc ,#1 Fire dstrict F'tre DMict #1
Proposed use ofi propenty-
Stngie farmly dweftgs t} Duplexes Muftftm1y dwellirrgs
AAanufactured homes 8usiness (X) tndustnal Mixe1 use
Other -Desrxft
List pnevious piannmyg dMsion adbns Inrrotving tMs PropertY P~~ ag~.~os
ZQNE RECLASSIFICATION APPLICATI0N PAGE 2 Of 5
B LEGALtZC?PJE RECLAS5IFICATION 1tdF0►RMA'f'tON
Locetion vf proposal 7702 Eest Spraque Avenue
Sec6on 19 Tavmstnp 25N Range 44 E
Name of public mad(s) providing access Second Avenue
VVtdth of property fronfing on public raad acoroxnmately 739 lineal feet
Does tha proposet have aooegs to an artenal or pianrted arteriai? Yes (X) No
Name(s) of artefiai roads Second Avenue
Legal descxiption of PropertY for each aorte rredessficabon propased
See athached.
E,dsting zane(s) UR 3 5 ard UR-22 Urban Residemial to proposed zone(s) B-3 Recional Business
. fior the folla►whtg described property
Attach legai de►scrip#hon sLemped by tand surveyor or provtde telow
See affached
If you do nat hald tdle ta the pmparly w►hat is your Wteres8 in it?
Holtanren tnc. owns ti'tle to a1l oropertrv Qrooo►sed fbu tte neaone
Wha# are the dhanged corditions of the am wfixh you feel malce this proposat waffanted?
Canshuctiort of the ValleV CoupW Iindudin4 the extension vf 2'd Avenue and imorovements to
Soraaue Avenue.
RREL REZONE APPL LSC 8-98
's
ZONE RECLASSIFICATION APPLICATION PAGE 3 af 5
What impact wil the proposed zone reclassficabon have on the adjacent properties?
West = no imQact North = anil orovide B-3 zorurtg for enUre ro~rty ovmed byaMwnents between
SQrsque Avenue and 2'dAvenue. East = none th~s ro~pert~~s I~keirL~o be rezoned to B-3 also,
South = no imDacL the boundary af tlhe B-3 zone is, QroQosed to be the north Ijne of 2"d Avenue.
What factors support the zone nodassnlcabon? Nearly 500A of the area nrooosed for rezone has _
been used as a automobile dealershiQ for decades Construcfion of the Valley CouQlet creates a
loaical commeraal oomdor between SoraQye Avenue and 2ndAvenue Furdher. 2"d Avenue
creates a natural dnnsson Ime with B-3 zonmg on the north side and UR 3.5 and UR-22 zonina
south of 2nd Avenue
What measures do you propose to~mibgate your proposal's impact on sumounding land use?
There is no imnecK on the sumoundinq land uses on the west north and east sides of the aro!
The oQ~perty bounderL&M the south vfili be larscaoed, aDd the eMposed rew oonstruchon Wnll
enhance the appearamoe of the entire a nlLpetween S~a ue Avenue artd 2nd Avernue #Liet is owned
by the proQonent
PART I I
` FIRE MARSHALL / FIRE DISTRiCT
RCW 38 70 B requires eady coordmatlon and unfomeflon
A THIS PROPOSAL 18 WITHIN FIRE, PROTECTION DISTRICT NO 1
B WHAT IMPROVEMENTS2 NEED TO 8E MADE TO AAEET THE DISTRICTS FIRE PROTECTION
REQUIREMENTS?
G SEE ATTACHED LETTER DATED
D REQUIRED FIRE FLOW (galtonsj per mmute)
1 have reviewed the proposal and have adwsed fhe epplfcant of the Fire DL*rct reqruirements
SIGNATURE TtTLE DATE
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ZQNE RECLASSIFICATION APPLICATION PAGE 5 of 5
SURVE1fOR VERIFtCAT10N
I the undersigned, a licensed land surveyor, have completed the infomrabon requested for the zornng
map and wntten tegal descnpbon
Signed Date
Address Phone
City State Zip
P A R T I I I
SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION
I, the undersigned, swear or affirm under penalty of perjury that the above responses are made truthfuliy
and to the best of my knowledge
I further swear or affinn that I am the owner of record of the area proposed for the previousiy identified
land use achon, or, d not the owner, attached herevnth is wrrtten permission from the owner authonzmg
my actions on hrs/her behalf
A I
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Signed Date ~ • 49,
Address • ~ 1 Phone
Cdy State ~ Zip -1 ~
nature of Applicant or Representabve Date
State of Washmgton )
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County of Spokane )
Signed and swom or affirmed before me on this (o day of ':~4A~ 2000,
by
Notary ~I11111fI/~~ Ci, A, A'
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~ 1on Notary Public m and for the State of Washmgton residm9
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My appointment expires
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z-C~ PART IV
~~111111~~~
TO BE COMPLETED BY THE DMSION OF PLANNING
Date submitted Fde number
Date accepted By
Total fees Receipt number
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SPOKANE COUNTY DIVISION OF PLA►NNING
Date
Department
Department Contact Person
Action ZE-26-00, Zone Reclassification from Urban Residental-3 5(UR 3 5) and
Urban Residenhal-22 (UR 22) to Regional Business (B-3) for the expansion of
the Ihshman Dodge automobde dealerslup
TECHIJICAL REVIEw 1VIEETING OCTOBER 5, 2000 @ 3 00 P M
Aote The followuig uiformation is to provide the proposal sponsor wrth pnmary agency
comments to assist the sponsor and a1d the processulg of public heanng items heard
before the Heanng Exanuner The followuig mformation does not provide a complete or
binding final review of the proposal Thus vvill occur only after the proposal is accepte,d
and placed on the Pubhc Heanng Agenda The acceptance of the apuhcahon and
schedulinE of the apphcation on the Pubhc Heanng Agenda is the pnmary funchon of
tlus meeting A secondary funchon of ttus meetmg is to provide a preliminarv review of
the apphcation This will provide a forum for the sponsor and other departments of what
to expect as standard development conditions and design recommendahons
The comments received are based on a prehminary review of the application form and
srte plan by the Deparlments and Agencies which have been cuculated the uiformation
(not all agencies/departments have been contacted--only those wbo have been deternuned
to have pnmary interest
1 a. Does the apphcahon (or can the development) meet requuements to be
placed on the Pubhc Heanng Agenda? ❑ YES ❑ NO
b If no, what is lackmg?
c Pubhc Heanng Schedule Hearmgs before the Heanng Exam~ner are
scheduted upon determination that the apphcation is complete Items will be
scheduled for the first available gubhc heanng
2 After a prehmmarv review of the annhcation what "Conditions of Approval"
would be reqlured of the development? (Attach condihons if necessary)
~
i
~ a
E 26
00
SEPA ExvilitoxMEElv''AL CHECKr.LST RECEiVED
WAC 197-11-960 SpoKANE COUNTY
spokane Envffonma" ordmanoe Section 11 10 230(1) SEP 0 7 2000
DrnsIoN oF PiANN,~G
pURpOSE OF CHECgLIST
The State Envnonmental Pohcy Act (SEPA), clapter 43 21C RCW, requues all goveanmental ageacies to
consider the envu amnental impacs of a praposal before malnng demons An envsronmental unpact
st~tement (ELS) must be prepsred for all proposats wrth probable s~gmfica~t adverse mnpacts on the
quahty of the envsronmeat The pinpose of dus checkhst is to provide uiformatioa to help you and the
agenCY iden* m*wt fi-om Your Pj'QPosd (and to redace or avoid unpacts from the proposal, if it cga► be
done) and to help the agfmcy deade whether aa EIS is required.
INSTRUCTIONS FORAPPLICANTS
Tlus eaviromnental cheGkhst asks you to descnbe some bmc uiforimahhon about your proposal
Governmeantal sgencie.s use this checklist to detamine whether the envuonmental impacts or yonr
propasai aare s~gnific~ reqwring prepmra~zon of an EIS Answer the queshons bnefly, wrth the most
precise infor~mation kaown, or g~ve the best descnption you can
You must mswer each queshon acacurately and cmefiilly, to the bmt of your knowledge In most casesy
yon shonid be able to answer the questions from yomr own obsavahans or project plans wrthout the need
to bue experts If you really do not know the answer, ar if a queshon dces not apply to your pmposal,
wrne "do not know" or "does not apply" Complete answers to the questians now may avoid uanecessary
delays latw
Some queshons aslc about governtn~tal r+egulatia~ns, suh as zaning, shoreline, and lmtdmark d~s~nahons
Answer these qwestion if yon can. If yon have problens, the govmnmental sgencies cm assm you.
The checklist qumtons apply to all parts of your proposal, eve.a if you plan to do them over a pmod of
time or on differM parcels of land. Attach any addinanal u~formation that will help descnbe your
Proposal or its envmmnental effects The agency to which you submrt this checklm may ask you to
explan your answeas or provide additional mformation n~asonably related to det Fn minmg if there may be
significant adverse mVact.
IISE OF CNECgI.IST POR N0IWPRQlECT PROPOLSALS
Complebe dns c.hecklist for non-projed proposals, even though qaestions may be answered "does not
apply " IN ADDITION, complete the SUPPLffi4ENT'AI. SHI?ET FOR NON-PROJECT ACTIOAIS (part D)
For non-prqed actions, the references in the checkhst to the words "prqec," "apphcgut" and "gropedy or
N~ VN~
soe should VG rwd as R~~osal,M q!'mposer,M and M~ecW geographiC ,9'lpsl M
respechvely
y
r' ~ a
A. BACKGRODPtD FILFJPROJFCT NU 1 Name of prapased pmoject, if apphcable
Ihshman Dodee
2 Nffine of apphc3nt
Denmr ChnsensQn
3 Address and phone nambar of apPhc,aa►t and contid person
1614 W R.ivemde AvenueY Snitc 106 '
Spokaae. wesbanom -
contaa- neeny cbnsftson 4 Dae checlslist prepared.
AuQUSt 30. 2000
5 A►genc.y requestmg checkbst
Spokme Count!r Dmmoa of Plmmme - - 6 Proposed,tinnm8 or schedule (mchtidzng pbasmg, if aPFhcable)
Constraction 1ko beQan Novembez:, 2000 and conclnda 3nne~ 2001
ti
~ v.
R
~
A. BACKGROUND ) (ombwied)
7 a Do yon bave any plans for fadn~e additions, expansion, or finther actn* releted to or connected with dus
proposai? If M Wl$in.
Yes Srte plan shows 3 eansting buildmas to ba removed aad a new bwldmp- to be bwlt
b'Do you own or have options an iand nearby or adjacent to tlus proposal? If yes, eacplam.
Yes Land owned bv proponent has been dnnded bv 2°d Aveaue crvgm parcels sauih of 2°d wrth the same
owaeslup as those north of 2°dThe land sondi of 2nd Ave is not pr+oposed for rezomm
8 Iast any envnronmentai mformahon you know about tiat has bm prepmcd, or will be prepared, direcdy related
to fts proposal.
T'he anlv enviro~mental mformaotion is tlus SEPA che,ckhst
9 Do you know whether apphcations are peaduig for gove~nmentel approvals of other proposals duectIy
affemig the PmPatY wvcrW bY Yonr groposal? If yes, explam.
agmpbans for the or~ mojuemon havg beea awhed for.-Ap,pLcahons necessarv to secane a
ProPertta
Buildmit Pernmt are pmdma the aoppraval of the rezone ~pphc,ahon.
10 LAst My government approvals or penmts t6at will be needed far yrnu proposat, if kaown.
SEPA che,ckhsk rezone to B-3. Bwldine permrt. -
i ~
,
.
A. sACxc,RovxD (o=Wjea)
11 G1ve a bneC completie de.~cnphon of your proposal, includmg the proposed oses aad the mze of the project and
ate Thac are sevail quesaans laW in dus cheddist that ask you to descn'be cerimn aspects of your proposal.
You do not need to repee those ansvvers on tLis page
Constiuction of a new showroom/adminsbahon bmldine and exQansian of outside displav ar~ea is proposed
a portion of wlnch hes outmde of the cmrent B-3 zone The entire contiuuous site is 7,23 acnes The area to be
rezoned is approxmutelv 2 acres
12 Locahon of the proposal Give suffiicieat mformation for a pmon to ~mderstand the prease locahon of your
FroPosed ProJect, mcludmg a street addres.s, if any, and section, tawnshup aad range, if kaowa. If a proposal
would oocmr ov+er a range of ama, provide thw range or bonndanes of the stte(s) Provide a legal descnption,
sne plan, vicnuty msp, and t~opograpbuc map, if reasonably available Wlule you should sabmit any plans
~ bY the agencY, You aare not required to duphcate maps or deWed plans subrmtted wrth any peimit
apphca' on related to tus checklist.
The address is 7702 East Spraeue Avenue It hes m~medmtelv esst of Park RoacL betweea Spzague Avenue
and 2d Aveaue See Srte Plaa mcluded with rezone apphcation.
13 Does the proposel achon he withm the Aquifer Samsthve Area (ASA)? The Pnonty Sewer Sennce Area? The
City of Spokene? (See Spoksne Couaiy's ASA Overlay zane Atlas for boundanes)
ASA = ves PSSA = ves. Crtv of Spokaae = no Comntv of SpQkame = ves.
i ~
,i E t ~ lb
~ s
~ EVALIIATION FOR
AGENCY USE ONLY
TO BE COMPLETED BY APPLICANT
B. ENVIItONMEN!'AL FLEMENTS
1 EARTS
a Gmeral desmiptillan of the site (cucle one) flat mllmg, hilly, steep slopes,
mountainous, other G►enerally flat
b What is the stwpestzslope on the sme (approxnmft permt slopa)?
6% -
c What general types of soils are found on the ste (for exampl% clay, saad, gcavel, peat,
muck)? If you know the classificahon of agncultutal soits, Womfy diem aa+d note sny
pnme farmland.
Sand and gravel
d. Are the,re suzfaoe mdications or lnstory of unstable soils m the mamnediabe vicmityl
If so, descnU
No
e DescnU the purpose, type and spproximabe qusnftes of any filling or gcadmg
proposed. IndYCate source of fill.
An eshmated 17.000 cnbic vards of sod wffl ibe dishnfied dmms constivctton. Somme
fill has not leen de.~ermined at tlus mne, - ~
f Could eroman occw as a resnlt of clewnn& constraction, or use? If so, generally
desanle
Ile,re is mimmnl poteflhel for wosion Muc,h of the ffite has existinK,pavin"e lot is
Generallv level. The omma pot,enbsl for erosion will oocuc dutma the consttuctian
Process
-
~
,
EVALIIATION FOR '
AGENCY IISE ONLY
B. ENVIRONMENTAL ELEMENTS (C.onthmmW
g About what pemat of the srte will be covaed wrth impamous surfaces stler pro3ect
oonstructian (for example, asphalt or buildings)?
86%
b Proposed meamm to reduce or control erosion, or other mnpacts to the eacth, if any-
All slopes wdl be l~tadsc~ed.
L AIR
a What type of erussions to the anr would resolt from the proposal (Le, dust,
automobile, odorsy mdusbr* wood smoka) chnymg GonsftWon aad when tha project
is cample,Wd? If any, genaa11Y describe and grve epproximate quantrtiesy if known.
Dammg constiuction - dust end automobile exhaust enmsmon will be present
Upon complehQn of canstraction - sutomobile edaust emsslon will be present
b Are thae moy off-site sources of emssions or odor that may affect yoor pmposal?
If so, gonae11Y desciY'be
No
c Proposed measures to redace or control enmmons or othea mipacts to au, if any-
None
A. ~
r ~
• EVALIIATION FOR
AGENCY USE ONLY
B. ENVIItONMErPi'AL ELEMOENTS (CMAMW)
3 wATER
a surface
1) Is dme wry smrfice waft body on or m#he m~nedia~e vicmity of the site (mcludmg
yeu-round and seasonai str+eams, saitvvater:, iakes, Pondsy wedands)? If yes, dembe
type and provide nanes. If appropnate~ state whst stxem or river it flows mto
No -
2) Will the project requue aay work over, m, or adjacent m(wYtbm 250 feet) the
descnled wateas? If yes, please descnbe and aitach avmlable plms
No
3) F.shnnate the amaunt of fill and dredge matenal dzat wonld be placed m or removed
fiom smfam vvaw or wettaads and indicaw the area of the sft that wonld be affected.
Indicate the soune of fill matenal.
Not aQphcable
4) Will the proposal requue surface water wAkhawsis or divemons? Chve general
PurPose, aad approximate queatmes if kaown.
No - - -
5) Does the praposal he withn a 100-year floodplam? If so, note Iocation an the srte
plaa
No It is Zone C
~ A. .
EVALIIATION FOR •
AGENCY IISE OATLY
B. ENVIRONMENTAL ELEMENTS (Caaitliimd)
6) Does the proposal involve any disscAmrges of waste mateaials to surface watas? If so,
describe the type of wasbe and ~mticapated volume of discharge
No
b Cmowid
1) Will gronndwstet be wrthdrawn, or will water be (hscharged to ground wateefl
(hrve general desc~ription, purpwse, and approJUmate quantites if known.
No wrthdra~wals~.and no discbarge duvcthr mto ground water
2) DescnU waste matenal that will be dLschargai mto the groimd frarn septic tanlcs or
other smutary wasbe treattaeat fawdity DescnU the geueral saze of the systean,
the number of such sysbems, the ntunber of houses to be served (if apphcabl4 ar the
number of persons the system(s) are experxed to serve
jQposed nevv bmldmg wffi be camnected to the muma
Existmgjbuildingg md p
-pt
sew(r svstem
3) Descnbe any systems, other than those deagaed for the chsposal of sawtacy waste,
msWlled for the purpose of discheargmg flmds below the gmrnmd suarface (mcludmg
systems such as those for the duposal of sborm water ar diamage from floor drams)
DescnU the type of systetn, the amomDt of material tD be disposed of throngh the
system and the types of matmals Melyto be dzsposed of (mcluding mateaals wluch
may enter the systim madveabendy through spills or as a redt of fire fighting
activrties)
Sirnm sewer will be dnmcted to swale ar+eas for treatmeat Floor drems will dischane
Direcdv to sand and/or erease traps for treatment then into mnmciol sewer svsbgm.
1
s
EVALIIATION FOR
AGENCY USE ONLY
B. ENVIRONMENTAL LLEACUPrS (Cqthm")•
4) Wi1 aay chemicals (espomallY urgmc sohqmts or pMoleom faels) be stared in above
ground or tmdoground storage tanks? If so, what types sad qoantdies of matenaLs will
be sbored?
There are no underPround skmge t~nks Used anh-fraeze aad mator od are each
Stored m above promd 1500 gallon double co----nme,nt tanks
5) What protecttve measunes wfll be taken to ensin,e tbat leaks or spils of any cheflucais
sbmod or used on sne wfll not be allowed to percolate tu groundw$ter (dus mclndes
measures to keep chemcals out of &sposal systems dembed m 3b(2) and 3b(3)?
The sDorwe tanks are donble walled. All floor draas are cannected to aa oil/water
Sepmmibor: end the pmponent has msatuted clean-up procedures
c Water Runoff (mclndmg storm water)
1) Descnle the somrca of runoff ('mcludmg storm wata) and method of collection and
dtsposel, if amy (include quantdtes, if known) Wheae will this waw flow? will this
water flow mtio othear waters7 If so, de,sari-be
The sow+ce of rnn-offwill be sborm water aad a shsbt amoimt of HVAC condensa~ton.
All will be collected mto swale areas and none will flow direcdv into other watess
2) Will aay chemcels be stared, handled ar usad on the site in a location where a spill or
lak will drann to surface or groundwabar or to a sborm water dLqpOSal sYsbem
discharging to sinftce or grouadwater?
No
3) Con1d wasoe matezisls enter ground or swface wateas? If so, generally describe
No
r
EVALIIATION FOIt '
AGENCY USE ONLY
B. ENVIRONMENrAL LLEMENTS (CmtboeM
d. Pmposed measures to reduce or vontr+ol surfaoe, ground, and ronoffwater vmpacts, if
any (if the proposed acuon hes witim the Aqufer Sensmve Area be espemally clear on
explanations relatmg to facilrtias concermng Searons 3b(4~ 3b(51 and 3c(2) of tlus
cliecklist)
Roof drams have leaders to drvwells, asQhalt sinfaces will drmn to swales for treatment
4. PLAN1'S
a Check or cucle types of vegeauon found on the site
deciduous tw alder, maPle, aspm other
evergreen hee fir, oedar, piney other
sbrubs
grm
Pasture
aap or grmn
wet soil plants cattail, bud=W, bullrusll, sknnk cabbage,
other
water glaab wateatr lily, eelgrsssy milfoil, other
XX odear types of vegetstioiL No known veEetabon exists on the sme
b What kind and amount of vegeman wlll be reunoved or alter+ed?
F.xistmg ve~.e~on. if anv. will be removed and repl ,aced wrth tylncal l~nd!i~
per Spokane Countv standards
c L4st threstened or endangered spmes kaown to be on or near the sft
No known endan,Qeaed spemes elast
(L Proposed limdscapmg, use of naave plmts, or other
measures to preserve or enhmce vegetaian on the site, if emy
All groj)osed lattdscarnn~ will meet tXpical Spokane Cowntv standards for Planhn~,s.
J
! -
EVALIIATION IPOR
AGENCY IISE ONLY
B FNVIItONAWNTAL ELEMWIM (cadhmmQ:
5 A►MMAI.3
a Circle any bnds and mumals wlnch have been observed on ar
near the so or are known tio be on ar nm the sft
bnds hawk, heron, eegle, SDngbnds, other No
mammals deer, bear, elk, beaver, othw No
fish bass, salmon, traut heirmg, shellfisb, other No
b I,19 any dmlmal or endangered speae.s known to be on or ne,a the srte
No.
c Is the site part of a nmgraaron route? If so, explsm
No
d. Praposed meamm to preseive vz enhance wildhfe, if any
Non.e _
6. ENERCY AND NATURAL RESOURCES
a What kinds of eRnergy (electric, natunl gs4 oil, wood stove, solar) will be used
to meet the completed projeds eaeroy needss? De='be whethe9r rt will be used for
h~ng, mantficdnrmg, etc
The exi~n aad gro~osed buildm&s vvffi dependW,on electriatypund natmral2,as' for
Enemy• _ ,
b Would yous project affect the potentiW nse of solac eaerg,y by adjaoent pmperttes?
If so, generallY describe
No No sbadows from tlus developmeat will ext-end ont+o adlaoW pr+aperues
. L
c
EVALUATION FOR '
AGENCY USE ONLY
B. EIWIRONMENTAL ELF.MENTS (Caadbow):
c What kmds of energy conservation feMres are mcluded in the plans of this pmposal?
List ather praposed measures to redace or contr+ol energY imPacts, if anY
New construchon will meet or exceed the la#est Fnew Code re4wrements Used
motor oil is recycled as a heabne fuel m the service area.
7 ENVIRONMLNTAL HEALTH
a Are tha+e aay envnonmentat halth hurds, includmg exposame to toxic cheaucals,
nsk of fire and exploaon, spill, or hazandons waste, that could ocm as a result of thus
Proposal? If so, descnbe
Yes Ihwnig const~nctian bazards are cmated by-weldmggrm g,juid other
construchon activihes. Once construchan is campleted. the exposure will be mmimul
but will mclude fim exQlosion. sQill and bazardous waste
1) Descn'be specal emergency searvnoes that might be required.
Fue prot+ection sarvicas could be reqnired.
2) Proposed measures tio reduce or control e~nv~romne~l
health hazards, if an3r
Donble c.aatmnme.nt sborage for bulk storme, one sallon contaners for other stormm
floor draw canneded to s~parators, and ill cleaa-urocedures in place
b Noise
1) What types of nrnse cnst m the area wluch may affect your project (for exawple
traffi c, equuPment, operahon, other)?
VVhile traffic aad e4wpment noise eanst thev do not affect the developmmt of tlus site
2) What types and levels of noise would be created by or associa~ed with the parojeCt
on a short-teim or a long tetm bans (far elcmmple trafflc, construwon, oPeration, other)?
Indicate what homs noise would come from the sft
Constructum noise will be generated bov com rs nailers, heawawrnnent e~bc
Upon campletian. the noLSO w!ll lessen aad eeaerally contamed witlun bmldwgs
~ EVALIIATTOPI FOYt
AGENCY IISE ONLY
B ENVIRONNENTAL EI.EMEAITS (CanthmeO
3) Proposed mea.sure to reduce or oantrol noise mqxiM if any-
Restnct nolse prodacms eqwpmeat to use wrthm bmldines
8. LAND AND SHORELJNE USE
a What is the cwrent nse of the site and adjacent properties?
The srte is cuirentlv usod as a motor ve2ncle sales andrservrce facihtv A porbon, of the
eanshna site ais a vacoad mobile home parlc and vacawd resbmmt
P
b Has the sitie bem used for agnculture? If so, desGabe
No.
c Describe any suuctures on the ate
There are S bmldmgs c,uffentiv on the srte. a 24?350sf saleslsernce lilde . a 12.953sf
Auto body blde. both will remmn. The,re are 3 bmldme to be demolished. a 4.560sf
vacant re~n1 1' , a vacant 5,027sf sernce bld& and a 12.049sf semce bL4
d. Wil1 aiay stractures be deffiohshed? If so, wlnch?
Ther+e are 3 bwldmg to be deanolished. a 4.560sf vacant reWomt a vacant 5.427sf
service bldp- and a 12.049sf savice blde
e What is the cinrent zomag class-fic~tron of the srte?
Of the P tgontipons oEWert3& the miqontXpf thg tsie is zaned B-3. There is also
same UR-22 and a snall ffinomrt of L]R-3.5, tbst are pmQosed to be chomed to B-3
EVALIIATION FOR
AGENCY USL ONLY
B. ENVIIiONMENTAL ELEA02M (Cwtione4y
f What is the cmrent Comprchenstve Plan des~gnation of the sitie?
Comme,rcual and Urban
g If apphcable, what is the curent shorelme master program des~gnatton of the site?
The site is not wnthm the shorelme area
h. Has my part of the siw been classified as an "envsromnentally semWe" area?
If so, spemfY
There is a potwhal for emdiible soils unmedialelv sauth of 2d Avenus. o►utnde the
brnmdanes of the proposed rezone
i Approxmwely how maay pwple wonld rmde or wotk m the campleted project'?
93
J Appzoximately how mmy people would the complebod project displace?
None.
k. Proposed measures to avoid or rednce d~splaoe~nent vnqWts, if ffiry
Not Whcable
1 Proposed measures to enswe the proposal is compahble with eaashng and projected
Lmd nses aad Plans, if anY
Rezane land to B-3. uaprove emsdng uses bV removed outdated structtmes, constrnct a
Bmldmq~ and lands~ms the enti.ne site
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1
EVALIIATION F(Dlt
AGENCY USE ONLY
B. ENVIRONNUMAL ELEMENTS (Candn=dD-
9. HOUSIIRG
a Approximetely how maay wnits would be pwvided, if aay? Indicate whethw lugb,
middle, or low mcome housing.
No honsmg is proposed.
b Approxtmately how maity mnts, if any, would te elim~na~ed? Indicate whether lugb,
middle, or low-income housm,g.
None will ba elmninabecl.
c Proposed measures to rodace or control houmg nmpacts, if aay
Not aophcable
10 AESTHTICS
a Whai is the tallest heg& of ffity proposed sbrachire(s), not mcludmg antvnnas,
what is -&e pRmcYpal eactenar bwlding ma- aial(s) proposed?
'Ihe proposed shacttme will not eacceed 30' heieht. The prmciple exbenor matenals wM
lmck snd Oss - - -
b Whatviews m the vmmedista vicmity would be altered or obsttucted?
None
c Proposed measure.s to reduce or control aesthehc impacts, if aay-
The new bmldnq will ie more aesthetica 1 than. the bnildm-p bemg
•
EVALIIATION FOR
AGENCY USE ONLY
B. EIWIROIVMKNTAL BI.EMLNI'S (couftued)
11 LIGHT AND GLARE
a What type of light or glare will the proposal produce? What hme of day would rt
mamlY ocem?
The hehtne on the ate wall be from new area hWAng. The fixtmes anll be placed and
aimed to avoid glare extencHng outude of the propertv bomndanes If Ware were to
occur rt wontd be most likelv to do so durme mght-time hours
b Could hght or glare from the fimshed project be a safety hazard or mterfere wrth views?
No
c What exshng off-ate soune.s of light or glare may affect your proposal?
Strva Lghtmg aad headhghts finm traffic
d. Proposed measure.s to rence ar control hght and glare =pacts, if mry
Use shffip cut-off lum~nsnes for site hhbng wrth placeznent and gamins to contain
Oare vmtthm propeatv bonndane.s.
12 RECREATioN
a What des~gna~ed and mformal recrec ft onal oppordmmes are m the nnmediate vicmity?
None
b woula the proposea ~jecc a~~lace any costmg ica uses? ff so, aescribe
No
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EVALIIATION FOR
AGENCY USE ONLY
B. EIWIROMUNTAL ELLACENTS (Cauthmed)
c Proposed me,asures to r+odoce or control impacts an recraMon, incladutg recreabon
opportwuties to be provided by the project ar appLcau% if any
None
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13 HISTORIC A1VD CULTURAL PRFSERVAITOPT
a Are there any places or objects Lsbed on, or proposed for, naaonal, state, or locel
prem vaaon regLstem known to be an or next to the stte? If so, g~aerally de.smU
No
b Geaeially descnbe amy landnamrks or etindeace of histonc, ardmological, scienttfic
or cntbnil importance knawn to be on or next to the ate
None
c Proposed measune.s to reduce or control mqxwts, if aay-
None
14 TRANSPORTATION
a Idenhfy pubhc streets and hughways servmg tbe so and descnbe proposed access
to the exisung street system. Show an so plmsy if any
The sm is bordered bv Spragae Avemie on the north., Park Road an the wesk and Znd
Avenue on tbe south
b Is srte currently saved by pubhc tranmt? If not whet is the appoximate distance
to the nearesi tramt stop?
Yes
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EVALIIATION FOR
AGENCY USE ONLY
B. ENVIRONAZNTAL EMMM (ConazodY
c How many padnng spaces wonld the comple,ted project have? Haw many would the
ProJect ebmmate?
230 parkmgs~,aces are reguffed. No ~,will be el~nar~ed.
d. Will the proposai reqwre aay new roads or shvets, or improvements to enshng roads
or steets, not mcludmg dnveways? If so, genezally descnbe (indicvte whether pubhc
or pnvate)
No The ad~acent roads are curnentlv beme improved bv the State aad. Conntv
gov~ ,
e Will the proJect use (or occur in the mumediatie vicnnity of) watea, rail, or aar
traaspartation? If so, geterally desaabe
No
f How mairy velucular tnps per day wonld be gene,ratied by tha completed proled?
If known, mdicate when peak volumes wauld occvr
360 velncle tnps pes dav
g PraPosed measww to reduoe or control transportahon impacts, if aay-
Appraaches to the site will be locabed and szed to mmnmze the mopacts npon existng
mads. On-site traffic wffi be routed to enhsncs tha safe use of the aQprDaches.
15. PUBLIC SERViGE.S
a Wonid the projer,t resalt in an mcreased need for pnbhc sennces (for example
fire protiocuon, pohce protection, health care, school% other)? If so, generally describe
No &dditionsl pnbhc semces should be necessuv The revased sitie plan. redaction of
the numbea of buildmes, aad new constraction should have the effe,et of reduanp, the
need for pubhc seavice.s.
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EVALIIATION FOR
AGENCY USE ONLY
B. ENVIRONIVENrAL ELEMENTS (C=Mnnd)-
b Proposod measmes to reduce ar control direct mVacts aart pubLc sennces, if sny
Redncaon m the mmmber of bwldings, modera oonstruchon. oreanmed on-sft traffic
Movement~ and well 1ffid-out site access will rednce or control the Yimpacts npom pubhc
services.
16 UTEUTERS
a Cmle utilmes cmrwdy availsbie at the site electncity, natunral gasy water, r+efiLse
service, telephone, samtmy sewer, sepc systenn, other
b Descn`be the uhlmes 69 are proposed for the projeM the utility providmg the
semce., and the genend vonstruclion aarwdes on the site or m die mnnediate vicmity
winch nmght be needed
Eleetricity dt natmal gas = AvLoa Utihaes. Water = East Spokane Waber Distnct,
Refuse = RTaste Manaeemea~t Inc Telephone = US West. Sewer = Citv of Spokane
Cable TV = Cax Cammmmicahons
G SIGNATURE
I, the undess~gied, swear under the genalty of pegury that the above respanses are made ftuthfully aad to the bet of my
knowledge I also understaad tlmt, should there be any vallfol aump~esmtation or willfiil lack of fiill disclosure on my
Part, the ag~ maY wlthdraw any deInation of nonrmgmficenc;e that rt nnght issve m rehance upon tlus checklisk
Date Augvst 30, 2000
Proponent HoDerren.Inc. Proponen
(Pteese type or print) S~gnabure)
Address 7702 East S2mmAvmue - City, Stateg Zip Spokana WA 99212
Phone. 509-924-4567
Person complebng t6e [orm Dennv Chnmenson _ Date _AMMW 28,.2000
Phone 509-7444)979
' • ~
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FOR STAFF USE ONLY
Staff Member(s) Reviewmg Checkbst.
Based on this staffrevYewof the eavffoi ental Gheckhst,and other perdnent uifornabon, the staff
A. Conchudes that there are no probabla mgmficant advease mipacts aad recomnnends a
det. ~ nmhoa of non~gaificance (DNS)
B Concludes that probable s~gnificmnt adverse environmental mqma,cts do aast for the curcnt
proposal and recammends a mitigsted detezmmarion of nons~gnific~nce wrth condmons (1VIDNS)
C Conclndes that there are probable s~gmficant adver`se environmental m2pacts and recomm~ds
a deIermnI'tion of s~gmficaace (DS)
REFER TO FU SCMDULE IOR FILING FEE
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.S O It C: O U N "1-
D1VISfON Or CNGINGCR(NG AND ROAUS /1 UIVISION OF THG f UISLIC WORkS DF-T,Ut"I'A11:N'i'
Wiliiam A. Johns, I'.f., Counly Gnginccr RECEIVEG
sPOKANE CcUNY\,
AGRrrNIrN1,, rro ~"AY 1,rrs SEP f_►
I:NC[NI;I:It'S AGRI:I:NILN'1' NUM13l:1t PLAN,.~,W~-
"I'his asrcement he(wcen Spokane C0unty 111ci -17,)~f1LA Chrf5276P!~--On
~
nTu-rtifinor«n~1 ~vl~osc intcrest in (iic ~~rojccc is aq
ucrttC t^tg7s-netac.) ,
. ~ ► .
is e.nt~~i~cl iuto tl~is cla} of , 20~ ."'l~is abrceiiieiit is ap~~lic.►ble to thc prajcc(
k11U\V11 .lS:
t~rtsj~cc;~d7r~-cs ~,m~ritt~ rrttr .
"1'hal tlie inclivicf~ , , . , . . . .
to the Iollowi»g
i. Itciiiibursc Spokanc County I"Or projcct rcvicw ancl inspection (ecs as spcciliccl in Chapter 9.14 oC
the SpukailC Cou»ty Cocle. '1'lic; f'ces will be basecl oii actual salary costs iiicurrecl by Spokanc
Coujiiy fur projcct rLVicws ancl / or iiispec;tiuns plus a len pe1'CClll aCII1lIlilStrative chacbe, and will
bc; billccl niontlily <<s acc:ruccl. Aily billinb amounts duc:, incluciing any expcnscs incurrecl in tlic
coliection of aii overclue accoullt, must be paicl prior to the County's acceptance of tlie pco.jec:t t'or
lilinb. 11' a prujccl is approvccl atul/or Iilc:cl willi a balance still owinS, lhC U11E)IIICI bIllance shall hc
Aiiy iiivoices ijot paicl within 30 clays uf tlie invoice c1aie wi11 be consiclececl cleliticJuen[. [C any
outstancling bala»ce on the account for this project is not paid within 30 clays of the invoice clate,
no furtlie►• reviews of tlie project docuilleilts will be coiicluctecl until tlie e»tire account baJance iti
lmid. Any balance oii the account for this project nut paicl xvitliin GS clays of tlie itivoice claee mav ~
result iti fcga1 action or elie initiation oC other collectioii proceclures, iiicluditlb rcfecral to ,t
co((ectioii agency. The Spoiisor will be liablc for any aiid all exrciises incurrecl Uy tlle County ('Ol•
tllC Culicc(iOtl 01'0Vcrdiic ~IccOunls.
e1. 'I'liC 1tt0i1(Ii15' hilliiig s110ulcl bc scttt to tlic attcntiun ul*:
N f1 M L. d4ny-=01
Au u Rt.ss : 1?, i Utrx, fclie~ A\A~ ~ U ci,r)~, srATC: L11' COllC:
I1110NE f'ilONl~ 2:
FAX
L-Mai1 ll: cLGt e Cff+ • Ctifn
; ui►~l;;~.t.~~~Ll 1,4-ii!t::e ;opay (hese fec;s lnny reStilt in clel,~y in comnlecion or ~ipproval oC tlle projece ur otllcr
possihle StilIc11011s.
0 tl' ellis f'ec i►greerlicite is coinpletccl by somconc otlicr tltan tlic Spoitsur (i.e., tf~e projcct ow-iic:r c,r <<
principal in the firi» snonsoriiig (iie project), such as the Lngineer clesigning the project, t(icn
writccii auchorization froi» tlte Sponsor spccitically .iuthorizi»g the Agcnl to cxcculc tllis l~'cc
Agrecniriit is nttachecl to this V-ce nsr nent.
.
S1GNA"I'URC T3y: _ - '
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nM n
A
Ol\;igrrrlrr.dor "_'/?U
1026 W Ijr();,
~
-'OSt0XANE COLJNTY DIVISION OF BUII.DING AND q.,uDE ENFOR ~
1026 WEST BROADWAY AVENUE • SPOKANE, WA 99260-0050
` (509) 477-3675 `
J
C STPE INFORMATION PR4JFCr INFORMA,ITON ,
Stte Address 7702 E SPRAG[TE AVE Project Nnmber 00007473 Inv- 1 Tssne Date:
SPOKANE WA 99212 permrt Use ZE-26-00
Parcel Nnmber 45192 9141
Subdivision RANGE Appticant DLSFIlv1AN DODGE
Block Lok 7702 E SPRAGUE AVE
Zoning B-3 Regional Busmess SPOKAM wA 99212 phone- (509) 9243250
Contach DENNY CHRISTENSEN
Owner DISF~ViAN DODGE 1614 W RIVERSIDE AVE
Address 7702 E SPRAGtTE AVE SPOKANE, WA 99201 Phone (509) 744-0979
SPOKANE WA 99212 Setbadts - Iront: I,eM Rghr Rear.
Inspector SR INSPECTOR
Water Dist EAST SPOKANE
Group Namc ZE-26-00
Project xame.
C PERMTcs' )
Zone Changee Contractor License
ENVIRONMENTAL REVIEW 375 00 ENC3INEERS REYIEW $200 00
REZONE TO B-1 H-Z, B-3 2 51870 00 UTIId1IES REVIEW $100 00
Total Permit Fee $2,245 00
~ PAYMEN'f SUMIlISARY Page 1 of 1 NOTES )
PERMIT Processed By WRIGHT RAE
Pnmted By WENDEL GLORIA
Tran Date Iteceiot # Pavment Amt
09/07/2000 7508 $2,245 00
Total Fees AmonntPaid AmountOwing
$2,245 00 $2,245 00 $0 00
•
~ ~ •
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a '
~y
Spokane County
Public Works Department
Divison of Building & Code Enforce'nent
Receipt
Receipt Numbe{ 7508 Customer Number
Projects
Full
Profect Nbr lav Nbr Fee Amt Im► Amt Owing PAID Pnu
00007973 1 $2 245 00 $2 245 100 $2 245 00 $2 245 00 EZ
Total $2 245 00 $2,245 00 $2 245 00 $2 245 00
NLscellaneous Items
Total PAID► $2,245 00
Tender
?pe Check Acct Balance CC Nhr, _1 1- _ 1Exv DQte TENDERED
Checkl 5324 2 245 00
Total TEIVDERED 2 245 00
Over / (Shon) $0 00
ChQage $0 00
Notes
TrQn Date / Thne 09/071200012 06 22 P
By GWendel
Logon User gwendel
Statlon GWENDEL
Overrtde By
Pri»ted 091071200012 06 25 PlN Page 1 of 1
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ZONING AND LAND USE FEES
RECELPT INFORMATION 2 ~ 1414 ~ ~TVM210
Date: File Number: , Parcel No.: • 14
.
Name: th VaA ft&jrfe - Phone Number: -
Company Name (if applicable):
.
/A thP
Address: NA" v City/StatelZip:
FEE INFORMATION .
.
! Item Item (multiplied by (equals)
! # Description Amount # of Items) Totai
~
• . . . . /DO,
~ 2AAi 00
?OTAL AMOUNT DUE .
.
- Transaction T00 -
~ gy: Receipt
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: - . . . ~.;x~ , . - . , . • : •
. . . .
• ~ ~ 1 ~ C .
1
EC IVED
R
~ D E C 2 8 2000
Sp c ~COUNTY ENGINEER
STAFF REPORT TO THE HEARIN(G tXAMINER
" I
FILE ZE-26-00
SPOKANF COUIUY DIVISION OF PLANNING
HEARING DATE: January 3, 2000 @ 9:00 a.m. FILE ZE-26-00 I
PROJECT PLANNER: Jim Falk, Associate Planner
PROJECT DESCRIPTION: Zone reclassification from Urban Residential-22 (UR-22) and Urban
Residential-3.5 (UR-3.5) to Regional Business (B-3) to expand an
existing automobile sales and service facility.
Project Data
Project Location: The site is generally located at the northeast
comer of the intersection of Park Road and 2nd ,
Avenue in the NE of Section 19, Township 25
N., Range 44 EWM, Spokane, Washington.
Parcel Number(s): 45192.9141, 45192.9142, 45192.9601
QwnerlApplicant: Hollanren, Inc
7702 E. Sprague
Spokane, WA 99212
(509) 924-3250
Applicant's Agent: . Denny Christenson
1614 W. Riverside Avenue, Suite 106
Spokane, WA. 99201
509-744-0979
Qomprehensive Plan Category: Major Commercial (C)
Zoning: Urban Residential-22 (UR-22) and Urban
_ Residential-3.5 (UR-3.5) established in 1991,
previously zoned Multi-Family Suburban (MFS)
in 1959.
Existing Land Use; Commercial (vehicle display area)
Surrounding Zoning and Land USes:
• North; Zoning to the north of the site consists of
Regional Business established in 1991,
previously classified as Commercial (C) in 1941
and 1976. Land use to the north of the site is
Ening edominantly commercial.
• South: to the south of the site consists of Urban
Residential-22 (UR-22) and Urban Residential-
3.5 (UR-3.5) established in 1991, previously
classified as Mult-Family Suburban (MFS) in
1959. Land use to the south is single family
homes (mobile home park) and undeveloped
ZE-26-00
Staff Report - January 3, 2001 Hearing ~
1 of 8
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} Kning operty.
• East: to the east of the site consists of
Regional Business (B-3), Urban Residential-22
and Urban Residential-3.5 established in 1991,
previously zoned Commercial in 1941. A used
car/RV dealership and resteraunt are the land
uses east of the project site.
• West: Zoning to the west of the site consists of Urban
Residential-7 (UR-7) and Regional Business (B-
3) established in 1991, previously zoned
Commercial in 1941 and 1954. Land uses are
commercial and a Washington State
Government facility (WASDOT).
Recent land use actions in Recent approved land use actions in the
surrounding area: surrounding area are as follows:
SP-1205-99, a 4 lot short plat for single family
dwellings near the intersection of Dick and Alki
Roads;
SP-1144-97, a 4 lot short plat for single family ,
homes located near the intersection of Alki and
Ella Roads;
ZE-31-97, a rezone from UR-3.5 to UR-12
located near the intersection of Ella and Alki
Roads;
- ZE-56-94, a rezone from GA and UR-3.5 to UR-
22 located near the intersection of Park Road
and 8t' Avenue;
ZE-47-91, a rezone from UR-3.5 to UR-22
located near the intersection of 5th Avenue and
Park Road;
` ZE-1A-71, a change in conditions to allow the
.
' business offices in the UR-22 Zone located near
.
the intersection of Broadway and Ella Roads;
ZE-6-99, a rezone proposal to rezone RR-10 to
UR-22 and I-2 near the intersection of Shannon
Avenue and Knox Road.
Land Division Status: The subject property consisted of 3 tax parcels
of record until they were aggregated by CE-389-
00 on September 9, 2000. CE-389-00 also
aggregated the subject 3 parcels with 3 adjacent
: parcels owned by the applicant. The applicants
entire contiguous (and aggregated) ownership is
_ 7.24 acres. The rezone site is 1.99 acres
-Vater P'urveyor:: EasfSpokane CounfyWaler ~istricf~l~o. ~
ZE-26-00
Staff Report - January 3, 2001 Hearing
2 of 8
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-norefines Mana ement: 'Jot~inp ica e
Sewage ~isposa? 7he si~e is servedby fhe Spokane County pufiic
sewer s stem.
-F'ire is ic : ~pokanounFy-~ire Protection is ricf#~
Nearest Arterial and Distance: The site is located adjacent to the new 2no
Avenue Couplet Road and Park Road, both
. roads classified as Principal Arterials
Neighborhood Association: None known
• This proposal is located in the Urban Impact Area (UTA)
• This proposal is located inside the Interim Urban Growth Area (IUGA).
• This proposal is located inside the Public Transportation Benefit Area
(PTBA).
GMA/Critical Areas
Aquifer Recharge Area: The subject property is located within
the Priority Sewer Service Area (PSSA)
and the Aquifer Sensitive Area (ASA)
Overlay Zone.
Fish & Wildlife Habitat Conservation None illustrated on the Spokane County ~
Areas: Critical Areas Maps.
Floodplain: The site is not located within a flood
plain
Geologically Hazardous Areas: Soils Map #75 and soil information on
page 47 of the Spokane County Soil
Survey (CU-Ills-2) indicate the project
site is not in a geologically hazardous
area.
Wetlands: None illustrated on the Spokane County
Critical Areas Maps.
SEPA
A Determination of Nonsignificance (DNS) was issued for the proposal on December 15,
2000, with a comment period ending on January 2, 2000.
Noticinq
Published: The proposal was published in the Legal Notice section of the Spokesman
Review December 14, 2000.
The deadline for notifying property owners/taxpayers within 400 feet of the proposal was
December 18, 2000.
Site Posting Deadline: The deadline for posting public notice on the site was December
18, 2000.
1724 Compliance Dates
Application Accepted: September 15, 2000
Technically Complete / Determination of Completeness issued: October 5, 2000
Date Notice of Decision is due: February 3, 2001
ZE-26-00
Staff Report - January 3, 2001 Hearing
3of8
♦
Reviewinq Aqencies
16 agencies were notified on September 20, 2000, and December 6, 2000. Comments were due
on October 5, 2000, and December 20, 2000.
Agencies Notified Response Date Agencies Notified Response Date
Received Receive Received Receive
d d
Spokane County Yes 10/3/00 Spokane Regional Yes 10/5-00
Division of Engineering; 12/19/00 ~ Health District 12/20/00
Road & Transportation
Spokane County Yes 8/24/00 Division of Building & No
Division of Engineering; 9/22/00 Code Enforcement
Development Services
Spokane County Yes 10/11 /00 Spokane County Fire Yes 10/4/00
Division of Utilities Protection District # 1
Spokane County Yes 10/5/00 East Spokane County No
Stormwater Utility Water District No. 1
Spokane County Air No West Valley School No
Pollution Control District
Authority
Wash. St. Boundary No Wash. Dept. Fish and No ,
Review Board Wildlife
Wash. Dept. of Ecology No Wash. Dept. of Natural No
Resources
Spokane Transit Auth. No Regional Trans. No
Council
Agency Comments:
Agency comments received are in the form of recommended conditions of approval.
Public Comments:
No comments were received from the public.
Description of the Site:
The subject site is 1.99 acres and has a slight slope declining from 2"d Avenue to Sprague
Avenue. The site is bounded on the south by the new 2"d Avenue Couplet Arterial and on the
north by the applicant' ownership and automobile dealership (Dishman Dodge). Further north is
Sprague Avenue. Park Road is adjacent to the west side of the project site. The project site
appears to serve as a vehicle display area and an off-street parking area for the Applicant's
employees. A small portion of an auto body repair facility located adjacent to and east of the
project site is within the project site. Surrounding uses include the applicant's car dealership,
vacant gas station, auto glass business, an automobile dealership not owned by the applicant, a
mobile home park, undeveloped property, a restaurant, a used car and RV sales business, and a
Washington State Department of Transportation office building. The site is located within the
Interim Urban Growth Area (IUGA) as adopted by the Board of County Commissioners,
Resolution #97-0321.
6ackground:
The current zoning of the subject site is Urban Residential-22 (UR-22) and Urban Residential-3.5
(UR-3.5) established in 1991, previously classified as Multiple Family Suburban (MFS) in 1959
(ZE-16-59). The application for the proposed zone reclassification was submitted on September
ZE-26-00
StafF Report - January 3, 2001 Hearing
4of8
Ap
15, 2000 A Techrncal Review meetmg was held on October 5,2000 The application was
determined to be technically complete on October 5, 2000 The Notice of Application was
circulated on October 25, 2000 with the comment penod endmg on November 9, 2000
Staff Anelysis
Project Descripbon
The proposed project consists of a zone reclassification from Urban Residential-22 (UR-22) and
Urban Residential-3 5(UR-3 5) to Regional Busmess (B-3) for an expanded auto sates and
services dealership Approximately 90% of the proJects sde is m the UR-22 Zone and the
remairnng 10% of the srte is in the UR-3 5 Zone The batance of the applicant's ownership north
of the project site is m the B-3 Zone The project site development plan indicates that the rezone
sde vinll be paved and landscaped to accommodate vehicles to be displayed for sale and to
accommodate customer and employee vehicles
Comprehensive Plan
The subject property is located vnthin the Major Commercial category of the Comprehensive Plan
The Major Commerciai category is intended to provide the opportunity for development of
commercial uses, specrficaliy commurnty and regional shoppmg centers and commercial users,
directiy related major throughways The Major Commercial category Ynll be composed of three
different types of commercial development shopping centers, highway and artenal commercial ~
stnps, and freeway commercial Highway and artenal commercial stnp areas vinll usually be
made up of businesses on individual parcels clustered along a heavily traveled street or highway
Most commercial development vwll occur on generally flat land and padung areas, streets and
bwldings vinll dominate the site Landscapmg, screenmg, signage and architectural treatments will
help to cxeate sdes that are aestheticaliy pieasing
Most commercial development will be on relatn►ely flat land and buildings mll be of a low profile
Paved parkmg, streets and man-made strur.tures will dominate the sde wdh few naturai features
to be found Landscapmg, screernng, lightmg, signage and other archdectural treatment an11
provide for aesthetically pleasing development The project sde is relatNely flat and commercial
projects locating there on will provtde for landscaping, screenmg, lightmg and signage as requined
by the County Zonmg Code
Major commercial areas require a full Ime of public serrnces and utddies mcludmg sandary and
storm sewers, public water systems Underground ufildies such as telephone, gas, electricdy are
also common in commercial areas These sennoes are avatlable to the project site exoept storm
sewers Surtaoe drainage will be accommodated on-site due to the application of surtace
draina9e requirements within the County Stormwater Management Guidelmes
Comprehensive Plan Goai 61 states °Promote development of commerCAal land in a manner
which is complimentary and compatibie with adjacent land uses and the suROUnding
environment ° Objectnre 61 a states that Commeroat developments shoutd be buffered to
proted adjacent areas Decision Guidelme 61 1 c states that °The best means of encouragmg
compatibility between commercial uses and adjacent land-use categones wdl be accomplished by
considenng provision of tandscaping Objecbves 61 c states that developers shouid be required
to provide suf'f cient land for off-str+eet parlung at commercial sites Decision Gwdeline 61 6
states " Before approving proposed commercial developments, it should be determined that the
proposal has adequate on-site areas for exisbng and potenbal parWng and storm dramage
controls
ZE 28-00
Staff Report - Janusry 3 2801 Hearing
5 of8
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The applicant has provided a sde plan that provides for landscapmg and parking Provision for
parking is consistent vwth the reqwrements of the County Zornng Code Approval of this
application with the recommended conditions will assure that the project is consistent wdh all
landscaping and dramage reqwrements
Section 6(Major Commercial Section) last paragraph of the "Charactenstice Features" on Page
89 of the Comprehensive Plan encourages aesthetic and architectural treatment of new
development which elimmates or is generaily not charactenzed by signage clutter, provides
mamtained landscaping, screens extenor storage, provides sufficient setbacks and screens
parking areas, should foster improved land use compatibility wnth adJacent non-commerciai uses
and should support existing and attract new viable commercial development Decision Guidelme
61 3 encourages provision for aesthetic quality of physical development and land use
along rights-of-way for Arterials, State Highways and Freeways mnthm the Urban Impact Area
(UTA) of Spokane County These major thoroughfares ane encouraged to have an aesthetically
pleasing view as seen by the traveling public and adjacent property owners when they are
developed with commercial uses The decision guidelme suggests that regulation of landscapmg,
signage, storage and archdectural treatment of commercial development should be locating along
these nghts-of-way is appropnate
Owners of property fronting on the new 2"d Avenue coupiet wnll have substantial inoentive to
rezone and develop their ownerships to vanous commercial uses The proliferation of commercial
signage has created an aesthetic biight on many of the County's artenals It would be ~
mappropnate to allow commercial signage to become an aesthetic blight on this new artenal
comdor It is the public's substantial road improvement mvestment that has enhanced the
commercial prospects of fronting property it is, therefore appropnate that the County strongly
encourage a more restncctivve signage pattem on this Comdor, as it is m the public interest to
mamtam ds aesthetic appearance In this regard, the recommended conddions of approval
r+equire the applicant to provide detailed landscaping, signage and lightmg plans as a means to
maintain the aesthetic appearance of this comdor at the project sde Said plans will need to be
approved prior to release of any sde development permds it is noted that recommended
conddion # 8 requires signage that is substantially more restnctive than Zornng Code
nequirements
Decision Guidelines 61 4, 61 5, and 61 6 recommend that commercial developments have
access to major artenal systems, conform to plans for public water and sewer systems and be
reviewed for impacts to the area transportation systems The proposal is located adjacent to the
new 2nd Avenue Couplet which is designated as a Pnncipal Artenal by the Spokane County
Artenal Road Plan The project site is cumently served by public water and sewer The Division of
Engmeenng and Roads has submdted recommended conditions -of approval to mitigate any
impacts that the proposed developmerrt may have on the adjacent transportation system All
utildy purveyors must approve project utildy plans pnor to issuance of a Certificate of Occupancy
Water Quality Goal 101 states that no further degradation of the Spokane Vailey-Rathdrum
Prairie Aquder (as defined m the Spokane Aqwfer Water Quality Management Plan) ObjectNe
101 d states that fill-m development and development with densdies which support existing or
proposed sewer systems mnll be preferned Objecbve 101 n encourages that development
mmimize the amount of pollution caused by stonnwater runoff Decision Guideline 101 n states
that where mcneased stormwater runoff potential exists due to a proposed development, runoff
management procedures shouid be a conddion of approval A prelimmary dramage study has
been accomplished by the applicant's engineer and has been accepted by the County Engineer
The recommended condibons of approval require complianoe to Spokane County Stonnwater
zE 2s-oo
Staff Report January 3 2001 Hearing
6 of8
•
Managemerrt Guidelinels A Pollution of groundwater mll be mmimized as the proJect is served
by the Spokane County sandary sewage collection system
The project sde is located in the Intenm Urban Growth Area (IUGA) The subject appircation is
consistent wdh the reqwrements of County Growth Management Resolution 97-0321
Zoning
The purpose of the proposed Regional Busmess (B-3) zone is to provide for the location of a wide
range of retail and servioe actnnties and to implement the Major Commercial category of the
Comprehensive Plan Major commercial uses often draw customers from the County at large and
other outiymg areas rather than a more limited population It is also the intent of the Regional
Busmess (B-3) zone to implement Comprehensive Plan polictes that encourage commercial
development along Pnncipal Artenals or highways and establish regional servmg commercial
areas General charactenstics of these commercial areas mnll mclude paved roads and sidewalks,
public sewer and water, and a full line of public services The subJect site is located adJacent to a
pnncipal artenal and vinil be served by a public sewer and water, solid waste disposal, power and
telephone, public transft servioe, police and fire protection services
Existing zornng in the anea of the sde consists of a muc of Urban Residential-3 5(UR-3 5), Urban
Residential-22 (UR-22), and Regionai Business (13-3) Section 14 623 020 of the Zornng Code
provides that the proposed uses (automobde and truck sales and repair) of the project sde are
permitted uses There have been no rezones to commercial use m the immediate vicmity (wdhin '
1500 feet of the project sde) m the last 15 years
Site Plan
The srte plan of record illustrates a proposed vehicle display parking area and a combination
employee and customer parking area Both parking areas and south and west site boundary rnnll
be landscaped The rezone sde is 1 99 acres Two acxess points are dlustrated to the sde and
are located along the 2"d Avenue Three stand alone signs and 10 outdoor lighting fixtures are
proposed Compliance wdh Zonmg Code requirements pertairnng to signage and lighbng can not
be detemrnned because of insufficient data
Site Pian Data
Proposed Required
Building Coverage 5% 60% maximum
Buddmg Height 16 6 feet 35 feet (withm 150' of a UR-3 5 zone)
Landscaping
Second Avenue Type IV'"' 5' Type III
Park Road Type IV'* 5' Type III
East Sde Boundary None None
South Sde Boundary None None
Budding Setbacks
Front yarcl (2`d Avenue) 120' from Centedine 65' from Centerline
Flanwng Yard NA
Side yard (east property line) 40' from side property None
line
zE zs-oa
Staff Report - January 3, 2001 Hearing
7 of8
~
r
Parlung 141 spaces (64 for
display and 77 for
employees and
customers)
Signage 2-35' high pole sign, allowed-4 signs not
1-6' monument sign exceeding 35 m ht
'The County Zonm~q Code, Section 14 806 040, specifles that 5' of Type III Landscapmg is
required along 2" Avenue and Park Road The plan states that Type IV landscaping ts
proposed However, a detailed landscaping plan mll be submitted and approved showmg
compiiance mnth Type I11 landscapmg requirements pnor to issuing a buildmg permd
*'kOff street parkmg requirements applicable to the project site are dependent on the
improvements to be developed on the contiguous ownership lymg north of the project site
Overall, the expansion plan proposes 241 parking spaces The County Zornng Code, Section
14 802 040(31) and (32) reqwre 230 parlung spaces The overall parlung space plan,
therefore, complies wdh the requirements of the Zoning Code
Detaded site plan review mll be necessary to determine compliance mnth all required development
standards and is recommended to occur admmistratively
~
Staff SummarV
The proposed zone reciassfication from Urban Residential-22 (UR-22) and Urban Residential-3 5
(UR-3 5) to Regional Busmess (B-3) is generally consistent wdh the Goais, Objectives and
Decision Guidelines of the Major Commercial category of the ComprehensNe Plan and the
purpose and mtent of the proposed Regional Busmess (B-3) zone
Attachments
A Maps
• Vcmity Map
• Site Development Plan
• ComprehensNe Plan
• Zoning
B Recommended Conditions of Approval
C Agency Comments
ZE 28-00
Staif Report • January 3 2001 Hearing
8 of 8
. ,
►
ATTACHMENT A
MAPS
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SITE DEVELOPMENT PLAN
COMPREHENSIVE PLAN MAP
ZONING MAP I
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ATTACHMENT B
CONDlT10NS OF APPROVAL
~ RECOMMENDED CONDITIONS OF
APPROVAL FOR ZE-26-00
.
s:
,
. - - - . .
~ -
DIVISION OF PLANNING
SPOKAIsT, COLIWY ~ -
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which
term shall include the owner or owners of the property, heirs, assigns and successors.
2. The zone change applies only to the parcel legally described in the Planning Division
project application file designated ZE-26-00, Assessor's tax parcel nos. 45192.9141,
45192.9142 and 45192.9601, the three parcels as aggregated pursuant to CE-389-00.
3. The development of the subject reclassification site shall comply with the Regional ~
Business (B-3) Zone and all applicable chapters of the County Zoning Code, as amended.
4. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This Title Notice shall serve as public
notice of the conditions of approval affecting the property in question. The Title Notice
should be recorded within the same time frame as allowed for an appeal and shall only be
released, in full or in part, by the Division of Planning. The Title Notice shall generally
provide as follows:
The parcel of property legally described as [from file No. ZE-26-00], is the subject of
a land use action heard January 3, 2001 by a Spokane County Hearing Examiner on
(insert legal description),imposing a variety of special development conditions. File
No. ZE-26-00 is available for inspection and copying in the Spokane Counfiy Division
of Planning.
5. The Division of Planning shall file with the Spokane County Auditor, within the same time
frame as allowed for an appeal from the final disposition, including lapsing of appeal
period, a Title Notice, which shall generally provide as follows:
"Prior to the issuance of any building permit for any building or any use on the property
described herein, the applicant shall be responsible for complying with the provisions of
the Zoning Code for Spokane County, Section 14.706 (Aquifer Sensitive Area Overlay
Zone). The property which is the subject of this notice is more particularly described as
follows: (insert legal description)
6. Exterior lighting shall comply with the County Zoning Code, Section 14.810.180
(Illumination). Prior to the release of any site improvement building permits, approval is
required by the Division of Planning Director/designee of a specific lighting plan for the
subject property. Direct light from any exterior area lighting fixture shall not extend over
the property
7. A prior to the release of any site improvement building permits a specific landscape plan,
planting schedule and provisions for maintenance acceptable to the Planning Division
Director/designee shall be submitted for approval. Landscaping shall be installed
consistent with the landscaping plan as approved by said Director/designee and
maintained. Landscaping shall be consistent with the requirements of Section 14.804.040
(Location of Required Landscaping) of the County Zoning Code.
8. Approval is required from the Director of the Division of Building and Planning/designee of
signing plan for the described property prior to the release of any building permit. Signage
on the property which is a subject of the reclassification request shall be limited to
inanimate, non-flashing monumental signs not to exceed 6' in height.
9. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner and the site plan of record submitted on September
15, 2000, subject to compliance with the conditions of approval herein. Minor variations,
when approved by the Director of the Division of Planning/designee pursuant to Section
14.504.040 of the Spokane County Zoning Code, as amended.
►
~
I
.
I
ATTACNMENT C
AGENCY AND PUBLIC COMMENTS
MEMORAA D U M
DATE October 5, 2000 (Commarts due October 5, 2000)
arnung RECEIVED
TO Jun ZME
Di of l
FROM V l, P E a.nd John`~Hohman, P E, Stormwater SPOKANE COUN7Y
UWrt3'
RE ZE-26-00 - Zone Reclassificahon from Urban Residential-3 S to 0 CT 5 2000
Regional Busuiess for the expan.sion of Dishman Dodge
cc FLES oivtsioN oF PLAuntrNo
This zone reclassificabon will allow the expansion of an ewstang aufio dealership between
Sprague Avenue and 2"d Avenue, which is located within the Spokane-Rathdrum Praine `aqwfer
sensfive area' (ASA) We have no objections to this planning acdon
In order bo provjde advance notice of future requirements for this project, we have inciuded the
following aomments
The future construc4on of the dealership improvements will be subject fio the Spokane
County Guidelines for Sbormwater Management (GSM) These guidelines require that
impervious area within the ASA must drain to Grassed Percolabon Area (GPA) swales, if
the soils are suitable for infiltration The applicant demonstrates knowiedge of these
requirements by indicafing the use of swales in the SEPA Checkiist and on the site plan
Thank you for the opporturnty to comment
G 1StormlD"n Review Canmerft1ze2600 doc
_ ►OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO Spokane County Buildmg and Planrnng Department
FROM Division of En9ineenn9 & Roads
DATE October 3, 2000
PROJECT UR-3 5& UR-22 TO B-3 DISHMAN DODGE RECEIVED
FILE # ZE-0026-00 SPOKANE COUN7Y
nt DENNY CHRISTENSON O CT 5 2000
SponsorlApplica
Section Township Range 19-25-44 DIVlS10N OF PlAN1NI1VG
Planner JIM FALK
Technical/Review Date 10/05/2000 @ 3 00
The Spokane County Engmeenng Department has reviewed the above referenced applicafion The
following "Conddions of Approval" are submitted to the Spokane County Planning Department for
mclusion in the "Findings of Fact, Conclusions and Order/Decision" shouid the request be approved
Prior to release of a building permit or use of property as proposed
1 Approach Permits are required pnor to any access to the Spokane County Road System
2 Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans
3 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineenng practices Pavmg 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
4 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal
5 No construction work is to be performed within the existing or proposed nght of way until a
permit has been issued by the County Engineer Ali work `nnthin the pubiic road nght of way is
subject to inspection and approval by the County Engineer
CC Applicant «ApplicantName»
Engineer/Surveyor «EnqineerLookDp»
Planner «BuildinqPlanninqContact»
.
RECEIVED SPOK:ANE REGIONAL HEALTH DISTRICT
SPOKANE COUN'TY ENVIRONMENTAL HEALTH DIVISION
D C 2 2 2000 Inter-off'ice Communicatlon
DMStON OF PtAtVNING DATE December 20, 2000
J
TO Jun Fa1k, Associate Planner, Spokane County Planning Ihvision
FROM Steven P Hoeerby,, R,S - EHD, SRHD
SUBJECT Proposed Zone Change ZE-26-00 (Hollenran)
1 References
a) Map of subject, scale 1" = 401, by Denny Chnstenson & Associates, undated, received by this office
September 21,2000
b) Reconna.issance Geologlc Map of the West Ha1f of the Spokane Quadrangle, VVashington and Idaho,
Allan B Gnggs, 1966
c) Soil Survey, Spokane County,, Washuigton, Soil Conservahon Service, U S D A, March, 1968
d) Spokane County, Washui,gton, Enp
meeruig Interpretahons, Soil Conservation Service, U S D A,
August, 1974
e) Spokane County Rules and Regulahons for Sewage Disposal Svstems, January 19, 1995
fl Logs of water wells in Range 43, 44E, Townslup 25N, Sections 18, 19, 209 24, and 30
g) Map Spokane N E Quadrangle, U S G S, 1973, and Spokane N E, U S G S, 1973
h) Map West Sprague Sewer Project, Spokane County
2 Findulgs
a) This project lies over the Spokane-R.athdrum Aquifer
b) The project is withm Cntical Water Supply Service Area 03 and vvithin the service azea of East
Spokane Water Distnct Water supply Wnll be a public system
c) The project is uiside the Spokane County Comprehensive Wastewater Management Area, mside the
General Sewer Service Area, and ulside the Pnonty Sewer Service Area recommended in the 1201'
Study The method of sewage disposal is subject to approval of the Director of Utilitles, Spokane
County, pursuant to County Resoluhon 80 0418 adopted March 24, 1980 The topography and soils in
the area are generally swtable for use of individual on-srte sewage disposal systems The lot is not of
the proper dlmensions to permit the use of both an individual well and sewage system
d) The project lies in a relatively flat area east of Pazk Road and south of Sprague Avenue Local
dramageways are ulsigruficant
e) Burface sods are classed by the U S Soil Conservation Service as Gamson gravelly loam vvith 0% to
5% slopes They have a sephc tank filter field lumtahon of shght There is also possible
contam~nat~on of groundwater Tlus soil would be classified as a Type IV
fl Geologically, the soils are glaciofluvial deposrts These geological structures generally yield moderate
to very large ainounts of water Data from wells in the azea referenced in sechon 1 f shows they are
from 78' to 1000' deep and have static water levels varying from 15' to 200' below the surface The East
Spokane Water Distnct has indzcated that rt can supply domeshc use water for the project upon
completion of agreements wnth the proponent
3 Reqwred (mandatory) Conditions If Approved
a) Sewage disposal method shall be as authonzed by the Duector of Urilities, Spokane County
b) Water service shall be coordinated through the Duector of Uhlihes, Spokane County
c) Water service sha11 be by an exasting pubhc water supply when approved by the Regional Engineer
(Spokane), State Department of Health
d) A public sewer system will be made available for the project and individual service vvill be provided to
the lot Use of indivldual on-srte sewage disposal systems shall not be authonzed
4 Recommended Condlhons of Approval
- a) Use of pnvate wells aad water systems is prohibited
c Duector of Uhlihes, Spokane County
c Sponsor Denny Chnstenson
1614 W Riverside, Ste 106
Spokane WA 99201
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokane County Plannmg Department
FROM Division of Engineenng & Roads S'cv ,T( ~~lc~.
DATE December 19, 2000 ~
PROJECT UR-3 5& UR-22 TO B-3 DISHMAN DODGE RECEtVED
FILE # ZE-0026-001 SPOKANE COtJNTY
Heanng 01103/2001 @ 9 00 D E C 19 2000
Sponsor/Appticant DENNY CHRlSTENSON pmS1Al11 OF PL,A(VlVI1VG
Section Township Range 19-25-44
Planner JIM FALK
Technical Review Date (10/05/2000 @ 3 00)
The Spokane County Engmeenng Department has reviewed the above referenced application The
foliovnng "Condibons of Approval" are submrlted to the Spokane County Planning Department for
mdusion in the "Findmgs of Fact, Conclusions and Oroder/Decision" should the request be approved
Prior to release of a building permit or use of property as proposed
1 Approach Permits are required pnor to any access to the Spokane County Road System
2 Applicant shall submd for approval by the Spokane County Engmeer dramage and access
plans
3 A parking plan and traffic circulation pian shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance wdh standard engmeenng practices Pavmg or surfacing as approved by the County
Engmeer wiil be required for any portion of the project which is to be ocxupied or traveled by
vehicles
4 Roadway standards, typical roadway secbons and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposai
5 No construction worlc is to be performed wdhin the existing or proposed right of way until a
permit has been issued by the County Engmeer All work within the public road nght of way is
subject to inspecbon and approval by the County Engineer
END
CC Applicant DENNY CHRISTENSON
Engineer/Surveyor
Planner JIM FALK _
To Jim Faik (Dnnsion of Planning)
CC
From Jim Red (Division of Utilibes)
Date Monday, December 18, 2000
Subject ZE-0026-00 Stage Heanng Exammer Phase
UR-3 5& UR 22 TO B-3 (Dishman Dodge)
SS09 AWet (Irve) sewer connechon to the area-wnde Public Sewer System is to be constructed
Sewer connec#ion permd is required Commercial developments shall submit historical and or
esbmated water usage pnor to the issuance of the connecfion penrnt in order to establish
sewer fees
SS12A Applicant shall submrt expressly to Spokane County Division of Ublibes "under separate cover",
only those plan sheets showing sewer plans and specifications lor the pubilc sewer
connecbons and facilibes fior review and approval Commercrat developments shall submd
histoncal and or esbmated water usage as part of the sewer plan submittal
S312F Sewer plans acceptable to the Drvision of lltilibes shall be submrlted pnor to the issuanoe of the
sewer oonnecfion permd
SS15A Arrangements for payment of applicable sewer charges must be made pnor to issuanve of
sewer connecbon permit Sewer charges may include special connecbon charges and general
facilibes charges Charges may be substanbal dependmg upon the nature of the development
WS01 Any water service for this proJect shall be provided in accordance with the Coordinated Water
System Plan for Spokane County as amended
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n~a,`a.e er Depart,menk af Puhlic Works RIGHT-U~-WAY PI~AN ~ I I i ,v 1~°,', 3? ~O~ppt~ i lt7~5 Wesl BraaA+~~y ,1•e PE.ANS ~ CONTEtAC7 ~NGINE£R COUNTY ENGINEER 4Y PL.,41V N,VERSaTr ROaa 4 Q~13
f ! S~f SH~~T N(1 13 ~0~ Rf~51~{ htl"FS ~~eckcd ~y' SnnKane hMA. 992`~u oi;n THI~,~MAN R,~AO 7C~ UNlV~RSITY ROA ~ w i _ _ . _ , _ _ ~ , 9' VER71CAf i: : 15091 x56- Jt~ ~!i dn~e 7n~e r ~ ~ pRQ,:EC1 No. 4E-a32 {~3~-~ Nv ~Lle 9r Ckd innr Revismn -a3z (aa3)-1 r _.i -A _ . YJ.
~
Parcel: 45192.9141
Owner; HOLLENBACK, M E
CoOwner:
Owner Address
II
7700 E SPRAGUE AVE SPOKANE WA 99212-2935 USA
~ f
Site Address \7702 E SPRAGUE AVE SPOKANE j ~
Legal Description ~
19-25-44 THAT PTN OF GOV LT 1 DAF; 8EG AT A PT 50FT S &
450FT E OF NW COR OF SD LT 1 TH S130FT TH E150FT TH S380.62FT TH E30FT TH S83.27FT TO THE N R/W LN OF CRP #1956
SECOND AVE TH SELY ALG SD R!W LN ON A CURVE A DIST OF
101.44FT TH N611.84FT TO S RIW LN OF SPRAGUE AVE TH W280FT
TO POB
~
3:fl 1 st
FM
=
~
17-TfM1
Notice: This is not a legal document. Data depicted on this map is general & subject to constant revision. It is intended
for reference use only. Legal documents should be obtained from the appropriate agency.
,
Parcel: 45192.9142
Owner: HOLLANREN, INC.
CoOwner:
Owner Address
7700 E SPRAGUE AVE SPOKANE WA 99212-2935 USA
Site Address 0 ADDRESS UNKNOWN SPOKANE \ j
i
Legal Description ~
19-25-44 TNAT PTN OF GOV LT 1 DAF; BEG AT A PT ON S R!W LN ~
OF SPRAGUE AVE WHICH PT IS 50FT S& 430FT E OF NW COR OF SD ~ , ~
SEC TH S580.02FT TO N RNU lN OF 2ND AVE CRP #1956 TH SELY
ALG SD R!W LN A DIST OF 200.54FT TH N83.27Ff TH W30FT TH 1 s y'--i
N380.82Ff T H W150FT TH N130FT TO S R!W LN OF SPRAGUE AVE TH ~
W20FT TO POB
' ~ " -
1 St
FM
ti
~ -
=O
NoGce: This is not a legal dacument. Data depicted on this map is general & subject to constant revision. It is intended
for reference use only. Legal documents should be obtained from the appropriate agency.
i
~
Parcel: 45192.9601
Owner: SPOKANE COUNTY ENGINEER'S
CoOwner:
L
Owner Address ~
1026 W BROADWAY AVE SPOKANE WA 99260-0001
Site Address ~l TLW ~
0 AODRESS UNKNOWN SPOKANE _ j
~ I
Legal Description ~
ROSE HAVEN MOBILE HOME PARK 19-25-44 PTN OF GOV LT 1 DA F; BEG
WLY ALG NLY RNJ LN OF 3RD AVE TO E LN OF PAR K RD TH N ALG SD R
I I ~ ~
iSt ~
[EQ L1~1 1_l41lKD
~
rTm= ~
]JU= U=
i 7YTm r7T=
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for reference use oniy. Legal documents should be obtained from the appropriate agency.
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