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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 r ;pPAGUE A IE.NJE ~ 100 6 B 45 ~ ~ \ / ~J~ t ~G 8 ! ~ u " t ~ ~ ~ 51[ w[ ~ w-& srt. >>,.M v i acs e1p~ / Il r~ i J J Btl'J~6 I0a& A[aNMID l0,6A Q il I~A'cS LL C= m ~~~.~r. Cacrn =3eccha4c i«a Swl a,aw✓ uss rauroesa suts smut t atwa ~u'~ Ahcsc~sC~ ~F 2+os ? ~ . ~ ~ ~ / / j ar n oF Us -,R 7 WbX+FiW`. M[ YwMpl ~ tuwm a wkuc v tte acaam uo i 1 eUsm+c so a. 2 ,aa 7 nM u fACtuTIES W D OOS 1933 Y 0/300 9 24 350 ff a~ISQR t;'~ g 7,196 ~ 0/.CO 9 1 8 6 NpfiAT vau+a uwac sPKCi ~ ~ ~ ~ lax ("0v we) i M 0 u'skc%sl ~ k!8 swTM ~ EP a ~ ~ ! 7 t h Ri7Pu5Ee 5ALE5 BVlD r c ~ Q 1 J 8 SF s0 U~1CH 7 rt'~ 0 4 uc5 Sn80.L I ( ~ / ~ QD BywG WA ANA4 90 SpKO pRONDFU ~ WIYYW5PU N[0.W[P AEWG. 6P1C[8~ ¢tc m wss uc o.Mwc. vAas oaoaow. /R % AftA wnM or~ 'eawwr 1 ~ 1.'■....."""`.~ ~ ~IWY~1 AWTIES >zeu sF 168 EIW1 ~ SFc~, N~ r i ~ ~ ~ WT' ~m s ~ i lo ~ ~ ~ I V y ~tk W „te~ ► ' 51TE PLAN VICWITY MAP RECEIM =t 9POKANE COUNiY N - I' SEP 4 7 Zppp ~ omstoN oF w,pNUQ ~ ~ ZE-26-00 ~ ~ ZE-26-00 Vicinity Map , Maxwell sno Sloo ~ - . ~ Desw ~ ~ - ~ Ckd&_ DlWaasn~ ~j~~~ 1 r ~ . ~ ~ S 73 ~ ~ ~ H S ~ lst , ~ . ~ ~ ~ 19 o ~ ~ 30 y Scafe 1kch -1250 k0vuWkd 09/0/00 Vidrft Map `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 PREL REZOAIE APPL LSC 8-98 x ASSOC Seg 7Ab 931? la 004 FRONR' ST~ vALI~ D~ ) P d SPOSAM AM ~ $09 89~- S ASSUC gjikioo lp 51 F~' ' 9--13„299 2II67ptA ~ , ~~309S AWJCATIM 1 , ~+Ow I J e ~ . ~ ~ dsVM~'°~'a ~ ~ ~ ' Fv ~ i~ ~ a I PARM~ t~-- ~ ' , ~ ' . i somor ~,~°,,~a~► ~ ~ i M'RI STENSON "ASSOC r-,m 7dd 931 I ~ 14001 1 0AM FRQ' East S ~rster Di6 P 2 ~~e 9- 00 iS~ ?FAX sOSe~ RISTD~ ''°S~ 5~09 7~ 931 ? 08! .r vrsc+ t 0. $o~ ~ ~ • FMKl9AA! NAVE BM P" 2L pq M0►i ~ ~ Av~►t~srs~'~'~~ ~Jtc ~ ~...~•F;Q~ ~F `?ov, ,,,,,,,R~N .•~M eeD ' S'~E ~►'~'[l~ ~~~et'~~ C. t ~ . ~ ~~yeseas~0 ~~s~►6F~. . . ~t . • - _ ~ ~M ~ ~ ~~,?OeM4~'~ Z~; HAS~ ~r r % ' ~►?TA~~~ ~~'it o~►'t~ ~s 7 ~ ~v,. ie~„~rswdll~Oi'~ AAD►• 16 „e~,~ t,tea~ld►v~°~! t~ . m►qa - 7r ~ wr 1 AA MLIST A pAVAWARY d1~~0M ~ SM A1'fACHED !f~►YE~ t ~d ~ ~ mf~ ~ Aftf 9 p~~y~rdtu~p~~~ a7~W~,sef'~s~ A ova~'°r a~d r~l~+ ~ . ~r~p~► DATE ~ ..r► we .+e.+►" e ~?'a~•rs~ ~ ~►~'.sa"'*~~ O.d d cf~' +M 9-i5-200 2 22PM FRC -R ISTENSON " ASSOC 509 74d 9'417 P 2 09/15/00 13 08 aSd9 403 SP CT-Y HEALTB ti UD002 ~ 7.S~`LEW 4 DI ►'Y4 r rvin u+K 1 4-.# 4 tWiLn Atbxl- 1 • ~ APPLIGAT~OIr Pa~i T ~j mw 1 A. ?Ki8 Pl~oPO~LiS WRHl~! 11MI1'~t d 3A'~~C?OitYJ1RRAi~C~9 ~OR 11~►T~it 11t~7 s~ F~pYOf NI~YL~ 8E~! . 11~A0E /~S ~ ~r A1Ap~ ~M PLAN MtlST ~ ~ ~ ) ~ ( ~ C► t D~ J1Ti/yd~ RE't'~R DK~ - r e~.~ev~~pr~o~.~e~e ad~ ~poa~af~ ~ae ~ rrmy~o ~rS . , . ~ . ~f ~ r r ..-w A~w~~os~r~s~a0► ~ee~~ A PRl~Ll~NA~Y TJII~! 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It ~ a 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 aifen Signed Date ~ • 49, Address • ~ 1 Phone Cdy State ~ Zip -1 ~ nature of Applicant or Representabve Date State of Washmgton ) ) ss County of Spokane ) Signed and swom or affirmed before me on this (o day of ':~4A~ 2000, by Notary ~I11111fI/~~ Ci, A, A' ~ s~ D ~ 1on Notary Public m and for the State of Washmgton residm9 ~~s , ~ • at ~ . NOtAJ?1' S , My appointment expires ~ pueLIC . • ~ • ta z-C~ PART IV ~~111111~~~ TO BE COMPLETED BY THE DMSION OF PLANNING Date submitted Fde number Date accepted By Total fees Receipt number PREL REZONE APPL LSC 8-98 ~ ~ a - ZE-2&00 a ~ i %ricinity Map Maxweu s hwo - / ~ 6 DemM DeSM- Col~ S ~ 1~ ABm? J 13 ~ . ~ ~ lst ~ - ~ ~ . ~ ~ ~ ~ - 19 < ~ ~ 4 ~ ~ ~ 30 ' V - 1~hr . ~ Scak I U W 1° 1250 I lO=aAO oq/ 12l0o YMnitym°Y ~ i • ~ l x ivicHNICaL REvIIEw MEETnvG 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 I ' 1 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 L ~ . ~ • 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 ~ 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 . ~ 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. ~ 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 ' • ~ i ~ 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 , . . 1 07 .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: _ - ' . 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 • ~ ~ • . ~ 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 ~ L ' ~ 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 . . , , . : . . . _ , : - . . . ~.;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 J ~ _ . } 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 , . r. -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 . ~ 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 ~ VICINITY MAP SITE DEVELOPMENT PLAN COMPREHENSIVE PLAN MAP ZONING MAP I ZE-26-00 Vicinity Map . ~ _ ~ w -.A Maxwell ~ ~ 9 a I Sigw Sinto ~ Desmd pesnxt- cawdo Manno ~ S2dJM _ ABri - , ~ 13 ~ ~ ► xaff ine-9, . ~ ~ ~ ~ . ~ 7th ~ ~ ~ 19 ~ ~ ~ $0 . Sca{e :1 hh - 1254 k 6001led) 09M2JO %4drAY MaP . I r" " I / ; '_:f'..~1,~ ~yin ~ • ~ ~ f. ~ ~~f .n`• ~ ` I / i. 1Orti 4'[ 1'f.•r~ Y. 7 24 aQ[S ~ rnc Pubo. w,43J W. i.n ults •,I a,'~G ~Ii~Y.r r ':tWif !~.'X. CO'.UIGCilt (wlw MM) I~yj'1i ~ /~~.1~ i I l ; ~r^~ a• u i I i I I J t1 ~ MIOh: u4f1- IOWkt SN[1 l*UfY ~ rM Ni ~ 13 1[ 7 l✓GK✓. N[ rv InY„V 'rilU p P-~G lKll i1[0.~. i70 ~T' Y Rvtt li 75a Yo V700 •117 t~,h~ ~ txisnr~c v*i/mo a D ~ SEwvitE f►CUnfS inooo v . ~.kn ~ 24.350 SF arx~ ov,..r 42.726 v0~~~xo • s~ ~ ~.,wuN a IA.aaw r.us PRoVIam: 11.~ ~ ~ ~ i~• i ~ ` ie'a• HEIcH' P(KbIt 0F ~4t. YIU. ua f,nu. in.) xpM . .tN' (.s• . 7. ~ r i r[s, - 1stu sar.. ~Alr Qb HI,+U 14A PMrnG, iW YVIS PIOOWM o11Y7[ 1[OUKD r.ftcK 37 1AUf iMYW u+ C~1 at4+a ~ ~ ~ ~ s•~' 0)kIl Mt+►Wr, 114+41MCAlD. 4ari.'."..- ~ ' I~ y ~ J we~ L . ' - .apu.~au+own < , ...J 1 t i( ' JE kD~r vn 2. UR-~r , ~ • , * ~7771 ~ ' ~ t Jy uR~•S 4~~. :t{~ ~C) yTE PLAN , VICWITY MAP Q FiECEIVED ~ SPOKANE CpUNiy ~ cn SEP 0 7 2ppp 115 ~ DMSION OF P1AMMQ ! f 1 ~ ZE-26-00 01. . ~ . Z E-2 6-0 0 Comprehensive Land Use Plan 1 ■ ' ( - 12A 610 UI:F ~ -EW r -T ~7 11L.IT ~ HA -1] 1 73 I - - - ~ - on Ld ~ IFl~ u a v 147,-Hffiff~ IJT=A I UJJiW_j HAUJIII fffl-M ~ R 19 rnn Ulli ~ I ~ ~ i s + 25 30 ~ Scale :1 inch -1250 h(rounded) 09l12/00 ComprehensiHe land Use Pla Subject Property within IUGA. AA^ -4" Sub ect Prope ) rty within UTA. ZE-Z()'U" isting Z0n'19 -22 ua •5 1-Z 2 V a . - {-2 y ~ UR-7 1-3 1•2 1 i 1-3 ~ . u . Jw- ` ~ 1 R a. ~ t-a a .a 5 U l ~ • t i-a ~ .3 13 ~ ~ ~AM r++ ~ ~ laA~ r~ ~r AWOON . sa a ~ . 54 ua-7 B- uR-22 . ~ ~ -a ~ • ' 1 uA-3.6 uR-22 . 1 ' R R-7 UR-22 7 1 u ~ . ~ uR-22 a~► , u UR 7 u . ' Up•a.5 ~ i- ~ Ua $ ~ . , 8A a. ~ • t ~ . ~ u • 1 S. _ rnn EXI'SZ1t~Qi Zoring I 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 ..-i.-- ilY7:~. . ~-~C00} Z{'0-~ 'oH i]3POad 2 i1 ~pvG a~n{~ Mf9:-9~r ld0's~ jYaLtl13A ~r ~ M: ~auicina}~ ~tndYiPK,]', ^H ~~9Q ~N N J~~~ ~raa a, ~~3niN~ 0~ ro~ N~wa3iH1 oLro~o~z~s Y~ ~~n,~z ~e ~naA ~~ea~ ~3aev~ oi M~a ro-e a3aav ~e s~~s ax ~a-s ~t~-s a~aa~,N~a°~n~x~~e~,c6laa/e~ r ~ l ~ ~ 15 _ 0 ~~r ~a.,p~ x~ ~n~uoz~~ax ~331FI~H3 .51.#10~ Z233!f6~N3 1,7Y~1,40J N' :'!Y'Id 8 1 ~ 9ZOl . ~t~'~ F~ fi 6 A B~L S1H5 ~5V3at' 031YOd~1 'M~b 03NO11q153k1 ~3NI12f31N3~ O~1bGdf1 ' • I• • Nb'~d ~'dM`.~a°1H`~I~ s.~a ai r o uaw ~~da ~e raa~~«a . ~l .14 d ) i ~ . . . ~ . . 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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= NoGce: This is not a legal document. Data depicted on this map is general & subject to constant revision. It is intended for reference use oniy. Legal documents should be obtained from the appropriate agency. b 4 ® ~ s s ~ a ~ r I~ i t  a m,T~ , . . . . . r. , s ~ B':'.......... 1 i I ' r .a i i 1 d t; i i i i f i a 1 I II i ~ i I P ~ I i j C ~ ~ I i i _ M _ - - J_.. i ii I i i- i „ ,w.~ ' . : " „ ~ 4 ,..r,.,,~n. " „ ~x~e " .rv„ „.,g""„ ~ , pr " i i i v:...-.. .....t-.._.m~,._. ...~...-1.... r M. { ' S I .H.._..u. $ ~ari i va. 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