ZE-032-95
~ ~
.w
SPQKANE C~UNTY
HEARING EXAMI~IER COMMITTEE
FINDINGS OF FACT, CONCLUSIONS AND ORDER
INTRODUCTIQN
This matter has come before the Hearing Examiner Committee on October 19, 1995. The members of the Com.mittee present a~~e: Michael Schrader, Chair,
Verona Southern and John Roskelley.
PROPOSAL
The sponsor, William Knowles, requests approval of a Zone Reclassification, ZE-32-95, from Urban Residential-3.5 (UR-3.5} and Urban Residential-22
(UR-22) to Regional Business (B-3) for those uses allowed in the Regional
Business (B-3) zone.
FINDINGS OF FACT AND CONCLUSIONS
f 1. ~ The property is generally located at the southwest corner of the intersection of Pines
Road (SR-27) and Valley Way in the SE ll4 of Section l~, Township 25 North,
Range 44 EWM, Spokane County, Washington.
2. The Committee adopts the Planning Department Report as a part of this record.
3. The existing land uses in the area include commercial and single family residences.
4. The proposed use is compatible with existing uses in the area,
5. The Comprehensive Plan category of the subject property is both Major
Commercial and Urban and the subject property is within the Priority Sewer
Service Area (PSSA) and the Aquifer Sensitive Area (ASA) Overlay Zone.
The Major Commercial (C) Category is intended to provide the opportunity for
development of commercial uses, specifically com.munity and regionai shopping centers
and com.mercial uses, directly related to major throughways. The Urban (U) categoiy is
intended to provide the oppor~unity for development o~ a"city-like" environment which
includes various land uses, intensive residential development and pubiic facilities and
services (water, sanitary and storm sewer lines, police and fire protection and other features). Due to the variety and mix of land uses and activities found in the Urban
Category, there are few land use activities that would be inappropriate. The proposed
zone reclassi~ication implements the majority of the Goals, Objectives and Decision
Guidelines of the Urban and Maj or Commercial Categories of the Comprehensive Plan.
6. The proposed zoning does implement and conform to the Comprehensive Plan.
7. The proposal is located at the intersection of Pines Road (SR-27} and Valley Way.
The Arterial Road Plan desibnates Pines Road as a state h~ghway and Valley Way
as a 70 foot Collector A~terial. In order to implement the Arterial Road Plan, the
.
~ ~
applic~nt is required to dedicate 2.5 fe~t o~ fronta~e along Valley Way and to
designate 15 ~dditional feet along Valley Way as a~uture Acquisition Area (FAA).
8. The existing zoning of the property described in the application is Urban
Residential-3.5 (UR-3.5) established in 1991 and Urban Resident~al-22 {UR-22) established in 1991, previously established as A~ricultural Suburban (AS) in ~955
(99-55} and Residential ~ffice (RO) in 197b (18-76C) and redes~gnated to Urban
Residential-3.5 (UR-3.5) and Urban Residential-22 (UR-22) on January l, ~991
pursuant to the Program to Implement the Spokane County Zoning Code. The
proposal does conform to the requlrements of the pxoposed zone.
9. The provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with and a Deternunation of Nonsignificance (DNS} was issued. The
Comznittee, after independent review, hereby adopts the DNS.
~ Q. The legal requirements for public notice have been fulfilled.
11. The owners of adj acent lands exp~essed neither approval nor disapproval of the
proposed use.
12. The applicant has demonstrated that cond~tions have substantiall~~ changed since the
original zoning of this area and accordingly, the proposed zone reclassificat~on is
justified. Specifically, changed conditions include transition of single fam.ily
r~sidences to more lntensive uses and increased buslness development along the
Pines Road corridor.
13. The proposed use will not be detrimental to the public hea~th, safety, morals or
welfare especially in l~ght of the cond~tions recommended by the rev~ew~n~
agencies.
14. The Committee additiona]~y finds/concludes;
a. The applicant agrees with and ~ccepts all recon~.mended condit~ons o~ approval.
CONDITI4NS ~R CQNTINGENCIES APPLIED TO THIS APPR~VAL
1. All Conditions imposed by the Hearing Examiner Committee shall be binding on the "Applicant," which term shall include the owner or owners of the propei-~y,
heirs, assigns, and successors-in-interest.
2. The Zone Reclassification and ~ollowinb Condit~ons of Approval apply to the real
property described below:
The east 1/2 of the narth 1/3 of the east 3/S of the north 1/2 of Block 125, ~pportunit}~.
That portion of the north 1l2 of the south 2/3 of the east 3/5 0~ the nozth 1/2 of Block
125, Opportunity.
That portion of the east 59 feet of the west 1/2 0~ the north 1i3 0~ the east 3/5 of the
north 1/2 of Block 125, Opportun~ty.
HEC Order for ZE-32-95 P~ge 2
, ;
All in Section 16, Township 25 North, Range 44, E~VM, Spokane Coullty,
VVashington.
SPOKANE DIVISION OF BUYLDING AND PLANNING
1. ,All conditions imposed by the Hearing Exam,iner Comm.ittee shall be bindinb on the
Applicant", whlch term shall include the owner or owners of the property, heirs,
assigns and successors.
2. The proposal shall comply with the Regional Business (B-3) zone(s) as amended.
3. The applicant shall develop subject property generally in accordance within the
concept presented to the Hearing Body. Variations, when approved by the
Planning Director/designee, may be perm.itted, including, but not limited to building
location, landscape plans and genera~ allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning
Code, and the original intent of the development plans shall be maintained.
4. Approval is required by the Planning Director/designee of a specific light~ng and
signing plan for the described property prlor to the relea~e of any building perrn_its.
5. A specific landscape plan, planting schedule and provisions for maintenance acceptable ta the Planning Directorldesignee shall be submitted with a performance
bond for the project prior to release of building permits. Landscap~ng shall be
installed and maintained so that sight distance at access points is not obscured or
impaired.
6. Direct light from any exterior atea lighting fixture shall not extend over the property
boundary.
7. The Division of Building and Planning shall prepare and record with the Spokane
Count~~ Auditor a Title Notice notinb 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 cond~tions 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
Planning Department. The Ti~le I~otice shall generally provide as foliows:
The p~rcel of property legally described as [ ] is the sub j ect
of a land use action by a Spokane County Hearing Body or
Administrative Official on [ . imposing a variety of
spec~al development condit~ons. File No. [ ] is available for inspection and copying in the Spokane County Division of Building
and Planning.
8. The Spokane County Division of Bui~ding and Planning shall prepare and record
with the County Auditor a T~tle Notice speci~ying a future land acquisition area for
road rlght-of-way and utilities, The reserved future acquisition area Title Notice shall be released, in full or in part, by the Division of Building and Planning. The
notice should be recorded within the same t~me frame as an appeal and shall provide
the following:
HEC Order for ZE-32-95 Pa~e 3
♦ ~ 1 ~
a. At least 15 feet of reserved future acquisition area for road right-of way and
utilities, in addition to the existing andlor newly dedicated right-of-way along Valley Way. NOTE: The County Engineer has req~ired 2.5 feet of new
dedication.
b. Future building and other setbacks required by the Spokane County Zoning
Code shall be measured from the reserved future acquisition area.
c. No required landscaping, parking, '208' areas, drainfield or allowed signs
should be located within the future acquisition area for road right-of way and
utilities. If any of the above improvements are made within this area, they
shall be relocated at the applicant's expense when roadway improvements are
made.
d. The future acquisition area, until acquired, shall be private property and may
be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainf~eld, signs or others) shall be
considered interim uses.
e. The property owner shall be responsible for relocating such "interim"
improvemen~s at the time Spokane County makes roadway improvements
after acquiring said future acquisition area.
9. The applicant shall contact the Department of Buildings at the earliest possible stage in
order to be informed of code requirements administered/enforced as authorized by the
State Building Code Act. Design/development concerns include: Addressing, fire
apparatus access roads, fire hydrant/flow, approved water systems, building
accessibili~y, construction type, occupancy classification, exiting, exterior wall
protection, and energy code regulations. (Note: The Department of Buildings reserves
the right to confirm the actual address at the time of building perm.it.)
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to issuance of a buildin~ permit or at the request of the Cou~tv En~ineer in coniunction
with a Countv Road Proiect/Road Zmprovement District, whichever comes first:
1. The applicant shall dedicate 2.5 feet on Valley Way and the applicable radius on
Valley Way and Pines Road,
Prior To Issuance Of A Bu~ldin~ Permit Or Use Of The Propertv As Proposed: ~
2 Access permits for approaches to the county road system shall be o~tained from the Spokane County Engineer.
3 Access permits and improvements to Pines Road must be approved by the
Washington State Department of Transportation (WSDOT).
4. The applicant shall submit for approval by the Spokane County Engineer road,
drainage a~d access plans.
~IEC 4rder for ZE-32-95 Page 4
•
► ~
5. ~'he applicant shall subnlit fo~ approval by the Spokane County Engin~er a d~tailed
combin~d on-site sewage system plan and sur~ace water disposal plan for the entire
project, or portion thereof, i~ the development Gs to be phased.
A parking plan and tra~fic circulation plan shall be submitted and approved by the
Spokane County Engineer. The design, location and arr~ngement of pa~~ing stalls
shall be in accordance with standard traffic engineerln~ practices. P~ving or
surfacing as approved by the County Engineer, will be required for any portion of
the project which is to be occupied or traveled by vehicles.
7, The construction of the road improvements stated 1lerein shall be accomplished as
approved by the Spokane County Engineer.
8. The County Enginee~ has designated a Collector Arterial Roadway Section for the
improvement of Valley Way, which is adj acent to the propased development. This
will require the addition of approximately S.5 to 10,5 feet of asphalt along the
frontage of the development. The construction of curbing and sldewalk is also required.
9, All required improvements shall conform to the current State of ~Vashington
Standard Specifications ~or Road and Br~dge Constztilction and other appl~cable
County standards andlor adopted resolutlons ~erta~ning to Road Standards and
Stormwater Management in effect at the date of constl~uction, unless otherwise
app~oved by the County Engineer.
10. Roadway standards, typical road`vay sections and draina~e plan requirements are
found in Spokane Board of County Commissloners Resolution No. 95-0498 as
amended and are appl~cable to this proposal.
11. No construction work shall be performed within the existing or proposed public
right-of-way until a permit has been issued by the County Engineer. All work within the public road right-of way ls sub~ect to ~nspection and approval by the
Cou nty En~ineer.
~ 2. All required construction w~thin th~ existing ot~ pro~osed public ri~ht-of-way is to
be completed prior to the release of a building pernut, or a bond in an amount
estimated by the County En~ineer to co~~er the cost of construct~on of ~mprovements
shall be filed with the County Engineer.
13 , The County Arterial Road Plan identifies Valle~ ~ay as a 70 foot Collector arterial.
The existing right-of-way wldth of SO feet ls not conslstent with that specified in the
Plan. In order to implement the Arterial Road Plan, in addition to the required
r~ght-of-way dedication, a strip of property 15 feet In wldth along the Valley Way
frontage shall be set aside ln reserve. This property may be acquired by Spokane County at the tim.e when arterial improvements a~ e made to Valley tiVa~.
~ 4. There may exist utilit~es, either under~round or overhead, affecting the subject
property, includinb property to be dedlcated or set aslde for future acquisition.
Spokane County assumes no flnanclal obligation for adjustments or z~elocation
re~arding these utilit~es. Applicant(s} should check with the applicable ut~lity
purveyor and the Spok~ne County En~ineer to deternllne whether applicant(s} or
HEC ~rder for ZE-32-95 Page 5
. ~
~~r►
the utility is responsible for adjustment or relocation costs and to make
arrangements for any necessary work.
15. The applicant shall grant applicable border easements adjacent to Spokane County right
of way per Spokane County Standards.
SP~KANE COUNTY DIVISION OF UTILITIES
1. A wet (live) sewer connection to the area wide Public Sewer System is to be constructed. Sewer connection permit is required.
2. Applicant shall submit expressly to Spokane County Utilities Department "under
separate cover" only those plan sheets showing sewer plans and specifications for
public sewer connection for review and approval by the Utilities Department prior to
issuance of permit to connect.
3. Arrangements for payment of additional sewer charges must be made for prior to
issuance of sewer connection permit.
4. Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended.
SPOKANE COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
2. VVater service shall be coordinated through the Director of Utilities, Spoken County.
3. Water service shall be by an existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
4. A public sewer system will be made available for the project and indiv~dual service will
be provided to the lot. Use of individual on-site sewage disposal systems shall not be
authorized.
5. Use of private wells and water systems is prohibited.
SPOKANE COUNTY AIR POLLUTIUN CONTROL AUTH4RITY
1. All air pollution regulations must be met.
2. Air pollution regulations require that dust emissions during demolition, construction
and excavation projects be controlled. This may require use of water sprays, tarps,
sprinklers or suspension of activity during certain weather conditions. Haul roads
should be treated, and emissions from the transfer of earthen material must be
controlled, as well as emissions from all other construction-related activities.
HEC Order for ZE-32-95 Page 6
. ♦
~ ~
3. SCAPCA stron~ly recom~nends that all tz~aveled surfaces (i.e., ingress, ebress,
par~ing areas, access roads) be paved and kept clean to minimize dust en~issions.
4. Measures must be taken to avoid the deposition of dil-t and mud from unpaved su~faces onto paved surfaces. If track.ing or spills occur on paved surfaces,
measures must be taken im.mediately to clean these surfaces.
5. Debris generated as a result of this project mu~t be disposed of by means other than
burning (i.e., construction waste, etc.).
6. SCAPCA Regulation I, Article, V requires that a I~otice of Consti~uction and Application for Approval be submitted to and approved by our Agency prior to the
construct~on, installation or establishment of air pollution source. This inc~udes any
fuel fired equipment rated at greater than 400,000 BTU~hour (boilers, hot «ater
heaters, ovens, etc.}. It also includes paint booths, and other sources of air
contaminants.
V~ASHINGT~N STAT~ DEPARTVIEI~~T OF TRA~SPORT~TION
1. Due to the trip generation potential that an unrestricted Regional Business (B-3) use
would allow, «e cannot suppoi-t such a zone change request, due to the lack of
capacity at the Pines Road and I-90 interchange. rn this particular case through
conversations «e have had with the app~icant he has zndicated that this development
will be ~imited to 5,000 square feet of specialty retail uses, with a maximum of 5 pm peak hour trips per 1,~00 square feet as desi~nated in the ITE Trip Generation
Manual, ~Ve request as condition of approtiTal that this development of this site be
limited to specialty retail. Development of this site for other uses that would
produce traffic in excess of these 25 peak hour trips will require additional 1•eview
and approval by ~VSDOT along w~th any necessa~y n~itigating measures.
2. A joint WSDOT road approach perrnit `vill need to be obtained for the shared use of the approaches to the no~-th of the proposed building prior to the issuance of any
building permits.
HEC Order for ZE-32-95 Page 7
h . ~
ORDER
The Hearing Examiner Committee, pursuant to the above Findings of Fact and
Conclusion, APPROVES the application of William Knowles for the Zone
Reclassification from Urban Residential-3.5 (UR-3.5) and Urban Residential-22
(UR-22) to Regional Business (B-3) for those uses allowed in the Regional
Business (B-3) zone as described in the application ZE-32-95.
Motion by: Verona Southern Seconded by: John Roskelley
Vote: (3-0) UNANIlVIOUS TO APPROVE THE ZONE RECLASSIFICATION
HEARING EXAMINER CON[MITTEE
HEREB Y ATTEST TO THE AB OVE FINDINGS, ORD ,~N~ VC~~ E ~ ;
, ~ i~ ~ ~ ~
~ ~ ` CH ~AIR
1 ~
! ~ ~
~ ~~~i I. ~ ~
f .
ATTEST:
For J4HN MERCER ,
Acting Assistant Planning Director
~
By JOHN W. PE RSON
Senior Planner
~0 - -9,~_ DATE
Pursuant to Spokane County regulations, any aggrieved party has the right to appeal this
wr~tten decision to the Spokane County Board of County Comm~ssloners w~thin ten (10)
calendar days of the signing of th.is order. Upon receipt of an appeal, a public hearing will be scheduled. If you desire to file such an appeal, you must submit a written appeal,
preferably on forms designed for such purpose, to the Board of County Commissioners,
West 1116 Broadway, Spokane, WA 99260, along with a$215 processing fee payable to
the Spokane County Treasurer.
If you have any questions, please call the Planning Department at (509) 45b-2205.
HEC Order for ZE-32-95 Page 8
~ 1 ~
ENGINEER'S REVIE~'V SHEET
REZONE FILE ~ ' ' -9s
' Related File ~ ( ~
Date to Review 14/19195 # 1
Date to AA & DR 08-02-95 Time 2:15
Date Received 7I18/95
Project Name UR-3.5 TO UR-22-B-3 OFFICE No. Lots 3 No. Acres 1.6
Range - Township - Section
SITE ADDRESS S VALLEYWAY-W PINES PARCEL # f~~~~ ~I ~ 03~'~
3a z.
Applicant's Name WILLIAM KNOWLES/AUTREY Phone ~ 456-6084 Address 634 E 2bTH Phone 2#
SPOKANE VVA 99203
a~~-~r FLOOD ZONE No W S School Dates Conditions mailed
Owner D AUTREY/M JENSEN Engineer / Surveyor's / Architect SARA MARKS
Address 13001 GUTHREI DR WYATT JAYKIM ENGINEERS 12206 VALLEYWAY ,
Phone 928-15531935-9315 Address 1801 W BROADWAY ~ 110 Phone I FAX SPOKANE WA 99241
328-5139 FAX
Planning Contract Person Phone # 456-2205
Date Submitied Description Initials
I / AGREEMENT TO PAY FEES OR PRIORITY FEE COMPLETED & COPY TO ACCOUNTING
/ I FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTING
I l NOTICE TO PUBLIC # 13 4 6 COMPLETED - aR NEEDS T~ BE SIGNED
I I DESIGN DEVIATION SUBMITTED
I I ALTERATION TO PLAT - BLOCKS -LOTS
I ! BOND RELEASED - ROAD & DRAINAGE IMPROVEMENTS
% l~_l~ HEARING E;XAM _APPROVED DENIED-_APPEALED BBC / PROJECT _APPROVED DENIED
I I BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED
I I STAMPEI} MYLARS TO PERMIT TECHNICAN (SYL/SUZANNE)
1 I STAMPED 208 LOT PLANS T~ ADMINISTRATNE ASSISTANT (SANDY)
~
~
!
~ 1 ~ ~
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
_ _ _ - ZONE CHANGE -
T0: Spokane County Planning Department, Louis Webster
~'ROM: Division of Engineering & Roads, Scott Engelhard
DATE: October 9, 1995
SUBJECT: ZONE CHANGE CONDITIONS # ZE-32-95 / KNOWLES, WILLIAM
The following "Conditions of Approval" for the above referenced zone change
are submitted to the SpoKane County Hearing Examiner Committee for inclusion
in the "Planning Report" and "Findings and Order" of the public hearing
scheduled October 19, 1995.
E36A Prior to issuance of a building permit or at the request of the County Engineer in
conjunction with a County Road Project/Road Improvement District, whichever comes
f irst : '
E39 Applicant shall dedica~e 2.5 feet on Valley Way and the applicable radius on Valley Way and Pines Road.
Prior to release of a building permit or use of property as proposed:
E40 Access permits for approaches to the County Road System shall be obtained from the
County Engineer.
E41 Access permits and improvements to Pines Road must be approved by the Washington State
Department of Transportation (W.S.D.O.T.).
.
E43 Applicant shall submit for approval by the Spokane County Engineer road, drainage and
access plans.
E44 The applicant shall submit for approval by the Spokane County Engineer a detailed
surface water disposal plan for the entire project or portion thereof if the
development is phased.
E45 A parking plan and traf f ic circulation plan shall be submitted and approved by the
Spokane County Engineer. The design, location and arrangement of parking stalls shall
be in accordance w,ith 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
E48 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
E50 mhe County Engineer has designated a Collector Arterial Roadway Section for the improvement of Valley Way which is adj acent to the proposed development . This will
require the addition of approximately 8.5-10.5 feet of asphalt along the frontage of
the development. Curbing and sidewalk must also be constructed.
E51 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards
and/or adopted resolutions pertaining pertaining to Road Standar~s and Stormwater Management in effect at the date of construction, unless otherwise approved by the
County Engineer. '
E55 Roadway standards, typical roadway sections and drainage plan requirements are found
in Spokane Board of County Commissioners resolution 95-0498 as amended and are
applicable to this proposal.
E58 No construction work is to be performed within the existing or proposed right of way
until a permit has'been issued by the County Engineer. All work within the public road
right of way is subject to inspection and approval by the County Engineer.
E59 All required construction within the existing or proposed public right of way is to be
completed prior to the release of a building permit or a bond in an amount estimated
by the County Engineer to cover the cost of construction or improvements shall be filed with the County Engineer.
~ a- .
~ a
SUBDIVISION CONDITIONS: # ZE-32-95 / KNOWLES, WILLIAM 2
E61 The County Arterial Road plan identifies Valley Way as a 70 foot Collector Arterial.
The existing right of way width of 50 feet is not consistent with that specified in The
Plan. In order to implement the Arterial Road Plan it is recommended that in addition
to the required right of way dedication, a strip of property 12.5 in width along the
Valley Way frontage be set aside in reserve. This property may be acquired by Spokane
County at the time when Arterial Improvements are made to Valley Way.
E90 The applicant should be advised that there may exist utilities either underground or
overhead affecting the applicants property, including property to be dedicated or set
aside future acqu.isition. Spokane County will assume no financial obligation for
adjustments or relocation regarding these utilities. The applicant should check with
the applicable utilities and Spokane County Engineer to determine whether the applicant
or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work.
SPECIAL CONDITION: The applicant shall grant applicable border easements adjacent to Spokane
County Right of Way per Spokane County Standards.
.
~ ~
~
Washington State Eastern Region
~ De artment of Trans rtation 27,4 N. May~air Street p ~ Spokane, WA 99207-2090
Sid Morrison Secretary of Transportation (509} 324-6C~J0
August 18, 1995
Mr. John Pederson
Spokane County Planning
W. 1026 Broadway Ave.
Spokane, WA 99260-0240
Re: ~illiam Knowles Rezone
Request
Dear Mr. Pederson:
V~SDOT would like to submit the following revision to our August 2, 1995 letter regarding
the above referenced proposal: ~ .
• Due to the trip generation potential that an unrestricted B-3 use would allow we cannot
support such a zone change request, due to the lack of capacity at the Pines and I-90
~ interchange. In this particular case through conversations we have had with the
applicant he has indicated that this development will be limited to 5,000 square feet of
specialty retail uses, with a maximum of 5 pm peak hour trips per 1000 square feet as
designated in the ITE Trip Generation Manual. We request as condition of approval
that this development of this site be limited to specialty retail. Development of this site ~
. for other uses that would produce traf~c in excess of these ZS peak hour trips will
require additional review and approval by VVSDOT along with any necessary mitigating
measures.
~
~ A joint 'WSDOT road approach perntit will need to be obtained for the shared use of
the approaches to the north of the proposed building prior to the issuance of any
building perntits.
r
If you should have any questions on this matter please feel free to contact Leonard
Cash in our Regional Planning O~ice at 324-6199.
~
Sincerely,
LEONARD C. CASH, PE
Regional Planning Engineer
LCC/gf ~ ~
cc: Pat Harper, Spokane County Planning
~~mmor
v ~ n ' t
, ~ , ~tSSA
!
~ ~
~i► ~iir ` ~ir~
~
~ ~ ~
~ ~
,
~ . .
~
~ ~ ~ ~ ~ ~
~ •
~ ~r► ~ ~ w ~ ~
t J
~ J~ I
f SPOKANE ENVIRONMEHTIIL OROINANCE
(wAC 191-11•9b0) Section 11.10.230(11 ~ _
Envirorxnental Checklist File No,
Purpose af Chetklist:
The 5tate Enviro n~ental Policy Act (SEPA1 chapter 43.21C RC1~, requtres all 9overrn►ental agencies to consider the envirorxnental i~apacts of a proposai before r~aking Aecisions. An Environmental lmpett Statement (EI51 must be prepared for all proposals with probable significant adverse impacts on
the quality of the envirom~ent. the purpose of this thetklist 1s to provl0e information to help you and the agency identlfy lmpacts fror~ your proposal land to reduce ar avoid impacts froa~ the praposal, if 1t can be donel and to help the agency decide whether an EIS is required,
lnstructions far Applicants:
This environaental checkllst asks you to descrlbe socae baslc lnformation ab wt your proposal. Governmental agencies use this checklist to determine
whether the environaental impacts of your proposal are signiflcant~ requiring preparation of an E15. Answer the questions briefly~ with the most precise inforaation kna+n, or give the best descriptian yov can.
You rnust answer each question acturately and carefully~ to the best of your knowledge. ln most cases, you should be able to answer the questions
fron your awn observatians or pro~ect plans wlthout the need to h~re experts. lf you really do not knovr the ansMer, or if a question does not apply to your propasal~ wrlte 'do not know' or "does not apply," Complete ans++ers to the qu~stions now may aroid unnecessary delays later,
Sorae puestians ask abaut 9overna~ntal regulat~ons~ such as zoning, shoreline~ and landmark desiqnations. Answer these questlons if you Can, 1f you
have probleas, the govermental agencies can assist you.
The checklist questions apply ta all perts of your proposal, even if you glan to da the~n over a period of time or on Cifferent parcels of land. Attach any addittonal i~fon~atlan that ,~ill 9escribe your proposal o~ its environnental effeCts, The agency to which you submit this thecklist n►ay
ask you to explain your ans++ers or provide addltional tinf~nnatian reasonably related to Cetenaining if there may be significant adverse impact.
Ust of checicl~st for nonpro~ect propos~ls:
Ca*plete th~s checkl~st for nonproject proposals~ tven though questians ~aay be answered 'does not apply'. 1N AOOIt10M~ c a~plete the SUPPLErtENTAL SNEET FOR NO~PaOJECT ACTIONSIPart D1.
For ~onprojett actions, the references in the thttklSst to the worCs 'pro~ect,' 'applicant~' and 'property or slte' should be read as 'proposal,"
'proposer,' and 'affected geaqr~phlc aree~' respettlvely.
A. 6ACKGROU~ID
l, '~aaie of proposed project~ if bpplicable:
t
, ; , ~ / 2. '1a~e of Applitant: l~i 3}~ ~ ~7
3. Address +nd phone nurnber of applltant or Contact person: E~ ?j ~ ? ~ ~~t ~ >.'?;l~yl,~ Z ~
J ~ 1 ~ M (l l~r~ ~i~~ i
. 4. Oate cfiecklist prepared: t~~1 ~/U
L / ~ 5, Agenty requesting theckiist. 7~I~~ j~ c~ yL~' T y l`~ ~~n ~ 1 n~
~ ~ y ~ ~ i T- ~ ~ 6. ProposeC tiaing or schedule (lntluding phasing, if appltcdble): ~~l~ h ! U ~ I-/I c.`~z~
i ~ ~~~5 ~
1. a. Oo you have any plans for future additions, ezpanslon~ or further ac ~vity elated jto or comected~vrlth ,#his Dropo a t If_yes, explain. " ~ , r
~ ~ ~ ~ r~ , ' 1 l: ~ G~. L~ ~ j~. ! ..~.1+ 1.~~() l.. l.~ ~ ~ , . ~:e~ l~~, . A , ~ ~
, , ~ . , r ~ ~ ~ ~~~L~c.~' ~f~„~,1 \ ~ ~ c..- ~~1 ~ J~,e, , ~ ~ ° ~ ~ ,
J ~ ~ b. Oa you own or have opttons on land nearDy o~ adjacent to this proposal? If yes~ explain. v ~
B. Lisi any environ~ental infornbtion you know about that has bxn prepared, or will be prepared~ directly related to this proposal,
~10 y~, ~ ,
Rer.2/1/88 1
r•~, ~ ~ w t1.~
~ ,%L
,
~ SPOKANE ENYIRONMENTAL OROINANCE (wAC 19]-11-9601 Settion 11.10.230(l) ~
, B. ENYIROM~EMTA1 ELEMENTS(continuedl * ,
Evaluation For Agency Use Only
e. Destribe the purpose~ type~ and approzirnate quantities of any filling or grading proposed. Inditate source of fill, .
rl~l o r ~1 ~ r~ n ~c~ ; ~ ~C ~ 61`'
` J ~
f. Cou1d erosion octur as a result of clenring, construction, or use? if so, generally describe.
Yt 0 ,
g, About what percent of the site rrtll be covered with impervious surfaces after pro~ect construc-
tion Ifor example, asphalt or buildingsl? .
~~v~v ,
h, Proposed rneaSUres to reCuce or control erosion~ or other impatts to the earth, tf any;
, ~ '
~ eqe~; re~ o S ; c~ r~ ~ n~' S c~y~~M 1 ~
2, AIR
a. What type ot eraissions to the air would result from tht propvsa) (i.e.~ dust~ autanobile, odors industrial, wood smokel during construction and when the pro~ett 1s coc~pifttd? If any,
generally CescriDe and 9ivt approximate quantttes 1f knarn, ~~,r,~ ;,•k ~1 i~~I'~f , ~ ~ z /
~1 ~ n►~r~. S l~ >~;7 ti~~~~t ~ re r~ 5 lfyt ! h l yyr ~1 , ~ .
2~~~c;~i o 1~~ ~ Q Lu ~~~~~rl 5 ~ t ~^~c~~ i c c~ ~ r~o ~ ~ v~ y
Are there any off-slte sources of emissions or odor that may affect your proposai? If sa, generally describe.
~U
c, Proposed measures to redute or control emtssions or other impacts to air, 1f any:
~ (G~~G~ i~~~~''iK`~~
3, WATER
a. Surface: (1) ls there any surface water body on or in the iramedlate vlcinity af the slte tntludtng year-
round and sensonal streams, saltwater, lakes, ponds~ wetlandsl? lf yes, describe type end provide names. If appropriate~ state what stream or river it flows into.
~ h
(2) ~lill the project require nny work over, in~ or adjacent to (wlthln 200 feet) the described
waters? lf yes, please describe and attach available plans. d1 u
3
/w Q
/r «ft c -r•A --7 a&
SPOUItsL EI~VIAONl~NTAL ORDINANCE ~ ~ ('.~AC 147-11-960) Section 11.10.230(1)
8. EtiVIRONt~NTAL ELL?~N:'S (continued) ` Evaluatio~ Far
Agency Uae Only
(3) E~timate the anount of ftll and dredge oaterial that vould be ploced in or removed from Che eutface vater or vetland~ and indicate the are~ of the tite ttut vouid be affecced. Yndtcate the eource of fill material,
~ f'~
(4y uill che propo~al reQulca ~urf~ce ~u►ter vithd n wl~ or diver~locu' Cive a general de~crip-
cion~ purpo~e~ •nd •pproxia~te qutntitie~, if kn a+n.
(S) Does the propo~~l lle vithin ~ 100-y~r tlood plain? If ~o, note location on the ~lte pl~n.
~ ~
(5) Doee the propo ul involve ~ny di~cturge~ of wu te n~teti~lr to ~urfu e vater~? If •o, describe the type ot v~~te ~nd •ncicipated voluoe of di~cherge.
~b
b. Cround:
(1) ~il~ groundv~tet be vithdrivn~ or vill v~ter be di~c~urged to g~ound~~ter' Clve genetil de~cYiption, purpo~e, •nd ~pproxiiute qwncitie~, if lanovn.
~ n ,
De~cTibe u~~te oaterial that vill b~ di~ch~rged loto the grouad froo ~eptlc c~nk~ or other
u ait~ry Vi~Cf tru w ot ticilitr. De~crl~e the ~enec~l ~ite ot the ~y~tem~ che ~uaber of houaes ~o De ~erved (if ~qpllcible) or the number ot p«~ocu the ~y~ceo(~) •re e:pected [o
setve.
~ y'~~~ ~ J 4 vt ~ ~ i,ve ~
(S) De~ctibe any iyitea~~ other than tho~e de~igned for the di~po wl of ~anitiry vu te, initalled for the purpo~e of di~chargiag fluidi belov the grouad •urfue (include~ ~y~cro• euch
d6 thoee for the di~po N1 oi ~toro wter or d~iicu ge fTOS floor dreiru). De~cribe the cTpe of eyetem~ the •oount of o~teriil to De di~po~ed of through the ~yitea ind the cype~ of a+tcriile likely to be di~po~ed of (ituluding ~aterial~ ~hich aay eater tfie ry~tem in~dvtrt~ntly throvgh
opill~ or i~ ~ Te~ult of fiTeiighciag ac[ivitie~),
~ r~ c. ~ l.tJ ~ f ~ v~ ~ke 1^~ v, f eC~ ~ , ~
0~ ~i w~~ e ~0 ~ cL~' c. ~n C'~ 1" Y 1 n 1~ J`~ Gv~-`~e J'' ~ ~
(4) Uill any chmical• (e~peciilly organic ~olveat~ oT Detroleum fuel~) be ~cored in above- gTOUnd or ufldetgrouad rtottQe cinlu? If ~o~ vh~t typee sad awntitle~ of oateri~li vill be
~tored~ .
r~ v
~ ~
C`_~!«~...Q~"'
e~iw co' lq% lr_ \ [7
. ' ' gpO1~ANE ENPIxOI~N'T1L OBDINANCE
' (uAC 197-11-9b0) Section 11.10,230(ly
B. LRPIROi1ltER'fAL ELII~:N':S (continued) ~ ~ ~ EvaluaCion Por
Agency Uee Only
(S) ~7tut ~TOtectivc meaiutee will be ttken to in~uTe ttut le,~ke or epill~ of any chemicala etoced oc ueed on aice vill not be elloved to ptrcolate to gtoundvater (thie include~ aeaouree to keep chemiu~s out of di~posal •y~tes• de~ctibed in 3b(2} and 3b(3)? h U G~Y~1 ►(a /
U~ L' ~ 5 ~ L~; ~ te ~ i~ ~s, n~ ~w l l h. G ~e
~ ~~s' ~ lo~ r~- CG~<< cre te h l~ c!~ ~u~.llS
c, Ulter RunoEf (lt►cluding ~CCtn v~ter);
(1~ Oe~cTibe the ~oucce of ruooft {including itoro vitec) tnd oet:~od of tollectlon and di~po~al if any (include qusnticie~~ if knovn). uhere vill thi~ v~t Y tlov? Vill thii ~ter flov into
other vaceca:' If w, detccibe. ~7 `~`O Yv~ ~.t/C.,~~~' J~~ ~b LU ~ U ~ '
( w~ y<<: ~e~ ~ r Qr~ 5 y c~~ r e~ S~~ ~ u~ ~i y , ! j ~
Zo~il
(2) 'alll ~ny cheaic~l~ be ~tored, hand~ed ot w ed on the iice in a lo u tioa vhere a ~pill or lee1: vill dr~in to eutf~ce oT grQun~~ter ot to a ~cotm MiteT diepo~tl ~y~tm di~ch~rging to
surfice or groundvater' ~'l.
(J) Could vs~te arcttiil~ enter gYaund ot ~urf~ce v~ter~t If ~o, gener~lly de~cribe, ~ d
d. Propoted meieurea to rtduce ar control ~urf~ce~ gTOUnd~ •nd runoff v~ter lmp~cc~~ tf anp (if t che propo~ed •ction lle~ vithin the Aquifer Sen~itive Are~ De e~pecially clw T on txpl~nationi
c rel~cing co ficill[la~ concetning Section~ Sb(4), 3b(5), •od le(2) of thi~ checkli~t): ~ ~ ( ~t L ~ ~ f,c,J ; II ~ ~ L7 ~a i Vt t~ I? r ~P , I"' ~G~~
, , .
fierr,~ + v~ ~ ~~er ~ i~ ~ ~ c; j~ ~~c~ l -~r 'r ~ F~- 5 ~ ~ ~
rv f~ ~
4. PL~.v'TS a. ~heck or circle type of veget~tion found on the ~ite:
, / ' `t ~G~ 1 Y1 ~=t S ~ ~ declduaw tree: alder~ple a~pen, other. ✓~CL~
V evergccen cree: fir, ced~r, pine, ocher. 5~~~'1/G L,
~ ~hcub~.
V 8rs~~.
paetucc.
ccop or gtaln,
vec •oil plant~, cattail~ buctercup~ bullru~h~ •kunk c~bbage, othec,
wte~ plantt: vrtet lilly, eelgz~~~~ ailfoil, ottu Y.
other tqpe~ of vegec~tion.
b. uhac kind tnd mount of vegetition vill be r~oved or ilteYed? ~ ~
Th e ~~bc,~ ~i5f~~' ~r~~s ~v~, lI h e a? /~.n tecf'
c. Liot thrute~ed oc endangered •peciea kaovn to be on or neac the iite. ~ Yl ~
d. Propooed l~nd~c~ping, use of oative plant~, or other ae~~ur • to p~~erve or aa~ance vegetit~on on the ~ite, if iny: ~ n~ {J~~ G l i~4! ) C•~-~T I f`erl~
S
~ ~ d N"'
doiG..IG - q% / *m "v
e SPOKaxE EMYIROnr~ExTAL oRDINANCE
' (WAC 191-11-960) Section 11,10.230(1)
B. ENYIRONMENTII~ ELENENTS (continuedl ~ ~ ~ ~ Evaluation For
Agency Use Only 5. ANIMALS
a, Circle any birds and animals which have been observed on or ne~r the slte or are kn an to be on or near the site:
birds: ha~rk~ heron, eagle songbird) other:
mammals: deer~ bear, elk~ beaver~ other:
fish: bass, sal~on, trout~ herr~ng~ shellfish, other:
other:
b, List any threatened or endangered species known to De on or near the site,
I'tDi~1C'_
~ e
c;~ c~
~ , ~ r c, is the site part of a migration route? If so, explain.
. ~ Vt D , ~4' ~V
~ , .
~ ~
d. Proposed neasures to preserve or enhance wildlift~ if any:
~~h~ ~4~ ~~~~ews ll/e~. ~ C.d~~c~r h,~r~~s ~ ~
5. ENERGY ANO vATURAI RESOURCES
a. What kinds of energy (electric~ natural gas, wooC stove, solar} w111 be used to meet the the comqleted pro~ect's energy,n~eds? Descriqe whether ft vtll be used for heating, n~anufac- , tur~ng, etC. P. ~!~i ~ h~ Cc, n•~ c~ f I`~ C Gr~,.r~ ~~jC~i i h y
j.... ~
~%l~. ~ ~ l c' Cti T i
h, would your project affect the potential use of solar energy by ad~acent proverties? I~ so~
generally Cescr~be. ~
G' yt 5 ~v y % L~ ; l~l ~ ~ ~~la 7~
~ ~
c. uhat kinds of energy conservation features are ~ncluded in the plans of this proposal? llst ather proposeC r~easures to reduce or control energy impatt5~ if any:
r . ~ D~; v L~'t ti~ ~ c. 5 5 t~'~ % i ~ h y if ~L''c~
f' ,~L,(G~ I f ~ l~r ~ C(~h ~ ~ l.` h~Gi' ~
ENYIRONMENTAL HEALTH
a, Are there any environrwental heelth hatards, lncluding e~osure to toxic chemicals~ risk of flre and explosion~ spill, or hezardous wastt~ that tould occur as a result of this proposal? If so,
describe.
~ ~
(1) Oescribe special er~ergency services that might be reQuired.
~DY'W~~ ~~i' ~IG~S
6
~ ~ o ~
Z~~"'~~~"~~~
J ~
9POI~AHE QiVIQONHL'NTAL O~AINANCE , (uAC 19~-11-960) Section 11,10.130(1)
B. ~'tFIROHl~R'fAL EI.EtIENiS (continued} ~ ~
Eveluation Fac Agency Oee Only
EtNIROt~iT:AL E~AL:B (coQticucd)
Propo~ed mea~ute~ to reduce or control eoviro~ental heilth ha:~rd~, if aays ~ h- Z~"
~~~C Y~v ~ n~ll ~'D;T ~c,t.~~~.~ ~i,cit ~~`l. r~' f
b. yolee: (1) uhat type~ of aoi~e eYi~t ie che ~rw vhich a~y affect your roject (for a=anple: traffic, equlpaent ~ operaticn, otheT'~. Ju~. n~7` 1 1't ~.y ~!1 ~i W~ ~'1't' (
J ~ ~ ~ + ',~1CGl.~~ ~ U~ ~ 1 , 1 v 0 ~ i i~'!J ~ l,U /~l ~1 L' (J 5~
` ~Uf~~o01"y, tYOr jvc~~ ~'y'q L ,
(2) 1!t►st tqpe~ ~nd level~ of noi~e vould be cruted by or •aoci~ted vith the pro~~ct on ~
short-cero or i long-tecm b~~i~ (for euaple: c•ffic~ con~trvctio,n~, operi~on, othec)' Indiut~e ~hat hour~ ~oiec vould cooe froa [he ~lca. ~ /Z ~ ~.L~('_C-' D ~~(~'~-~~~~g
~~p ~.c. I ~~~13(Ct' r ~
Propo~ed me~tute to reduce or control noi~e lop~tt~, if ~ny: ~G~-!~~ ~i Gr.~J h~j
~ , / ~'~C.~' . r~. _c~' J~5 Cvl~~c~~l~. ~r' ,
~ ~
8, U'iD AND SNORELI!tE llSE `
a. Wh~t i• the current we of the ~ice ~nd ad~~cent ptopertl~~' rf..' SI G~o1~i 4 r~ra
T ~~-c. ~1 c~ y r ~ jn r,c~. E r ~ r a~ ~ f% G~~~ r~~~ ~~~'S
b. lla~ the ilte been uied fot ~gritulcure' If ia, de~cribe,
r ~ ~T 1
c. De~cribe any ~tructure~ on che ~ite, ~ ~L:. ~}"G.~' ,I ~ I~l~ 1~ ~/~~~CL~-C!, ~1~y'~. t7___ e
~ 5 E~ ho~~ ~e o~, Ib~' o v~ i~ve yr ~t 1~ ~~t n~
DI-~~~~ ~:.%~I~~~w~ o%~ ~.~C ~
d. ~ill •ny ~tructute~ be denoli~hed' It ~o, vhich? ~ 1~ ~
e. N!~at i• the curTCnt soeing cla~~ific~tioa of che ~lte~ Z U~ S~ ~r-v v ^ ,
~ j ! . r~i~~^C~~ ,
f. What i~ the curreet cam~rehen~ive pUn d~~igMtlon of the ~ite' " ~ ~.~~r ~ ` ~ ~i.~~ ~ ~
g, If applicable, xtut i~ the current sho~eline sa~ter progru de~ig~ation of the ~ite'
~ r
►
h. R~a any p~rt of the ~ite been cla~~~ficd i~ ia "eariroamN atally ~~a itive' ara Z If ~o,
epecity.
p ~ •
i. Approximitely hov aaay people ~ould ~e~ide or vork la tlu coopleced project?
1't ~ uJ ~ Y`~1. ~ L~' (~c~ i~- ~ ~ ~ i~ X~/~~{~~~~~.' r ~ ~ , ~
~
r.. ~r e
7 F" L l
~ SPORAN'E ~V'L~DN?lLt~TJ►L ORDItiA1~CE
~ (uAC 197-11-460) Sectioo 11.10,230(1) ,
9. EN'PIRONlQRfI►L EL~?iLRfS (continved) ~ R, °valuatlon For
Agency Uoe 0 nly
Approximatelq hav many people vould cha conpleted project diop Lce? ~ DyLC'. .
k. Propo~ed ne~~ura~ co ivoid oc reduce diiplaceneot inpact~, if ~ny; U/~ s
Gt~~'~ ti~r ~4fi~~ p~1 c~ l/~Gt•. ~Q~
1. Propo~ed oea~uTC1 to en uce the pTOpo~al i~ co~patible vith e~ci~tina •ad projec ed land we~ •nd plan~, if any: ~N ~r f~11 ~Ytrta~ ~~5~ 04~ ~i~ 4~1/G~~1~-~
y ~ f ~ ~:~~~7~ P/~. ~ h ~ r~ ~ ~ ~ ~ ~.~:~L 1~ s
~ l
9. HQUSING
Approxim~cely hw aany unic~ vould b~ ~rovid~d, ii ~nr1 Indicit• vtwth~r higM ,•iddle-, o~ lov-incomc t~ou.ting. ~3 ~~j ll~~'j ~ ~'1 /'~el.v ~r~
/
Approxio~cely hov o~ny unlt~, if •ny, vould be e11~1c~t~dt Indiutt vlrth~r high-, aiddle•, or
lov-inco~e ~ou~ing. ~~j'r'~' ~
c. Propo~cd me.a~uTe~ to reduce o~ eortcrol hou~ing i~p~ctt, ii •ny: Y~ v U i I h-`j , , ~
~.;Il b ~ r~ w~~~~ ~r~ Th~s ~~~r~ I
14. AES;II~ICS trh~t i~ chc tille~t height of •ny propo~ed ~tructure(~) not including •acenni~' Ilfut i~ the
princip~l extetior Duilding a~tetiil(~) p~opo~ed' ~„P i~_~`~~ bE'-
~r- ~ f~ ~ r'.~,z~ c~~~ 1~ ~cc.~ bv;~~i~~ ~ r~~Y~~I ~la~ i~~ ) ~ ~
" -
_ ~'t,~ ~ t:'~'~, ~ 4 ~j~'~` ~ ~ , r
' - ~Y~ • f , " ~'Y~ ~ ~ ~ t,; ~
v tered or ob~trucc~dl V l(.~ L(J ~ 1't~ ~1 ~ ~Y''~ ~e b. Uhst vie~~ ln the immedi~ce viciaity auld De •1 ~ ~ ~ ~ ` A ~ , . ~ ~ ' ~ 4 ~ `j 1 ~ ~i
hC ~tlf~~1rj ~y /~K~ScL; ~,n~ G~i~r~: re yw1`~~~ ~ t~l~ir: , , . ~ ~1~► ~C. ti ~z~t, ~ ~ ; t v 1 ~ r u I ~ , ~~N1~,.~, ~ , ,
~Tv ~L ~ e s ~t~fii~ . ~ ; ~ r f~
c. Propoied meseuru co ~educe oT control ae~thetlc laqict~~ if aor: ~f,,~l.Yl~'1 S L4a J j• 1~ ~
11. LICN' AND C1.ARE e. `Jtut type of ligt~t or gLre vill tFu propo~al produce' 'rhat tl~e ot dar vould lt saialy occur'
, ` ' , , . . ~ ; ~ I~~~.fiy ~ h~ 5~9/~ I+yI t5 ~.v,ll {~i. c~/ v~i ~ f , } y
~ a Lt/ 1~ 1"e ~
b, Could light oT gLre fros ttu fini~hed pro ject be • tafety tu:atd or latetf~re vith ri~wZ
,
c. ~ut esi~ting off-~ite ~ovrce~ of 1Sght or gLre e~y •ffecc yout ptopo~all
D Yl C
.
d. Propoied oea~ure~ co reduce or control light ~ad gl~re inpact~~ if •a~s ~,G~ ri~ 5~~~ J~~
8
~C_~~_a~
dro..Fm- ^ MaJO&. - ytop
' SPOXAFE LIPVIRO?i!{EN'TAI. ORDItZANCB
. (WAC 191-11-9ba) Sectioa 11,10,230(1)
b. ERFIROT~4•1rfAL F.I.El~NYS (continu~d) • ~ ~ ~ Evaluation For
' Agency Uee Only 12. R.ECREATION
a, utr~t de~ignated aAd iaforaal recreational opportunities ere in che l.asediate vicinity'
~1 D 1~~~;,
b. Would the pcopo~ed prolect di~p L ce any axiiting recreatlooal w e~? If oo, deecribe.
~1, D .
c. Prope~ed ou~urei to reduce or control iop~cc~ oo recTe,tioa, includi recTeation~l opportuai- tieo to be ptovided bp the pro)ect or ~pplicint, if aay: ~%l~
17. NIS"ORIC AND CULTURAL PRESERVA"TON
Are there any plice~ or ob~ect~ ll~ced on or propo~ed for o+tion~l, ~t~te or local presecv~- cion regi~tet~ knovn to be o~ or next to the ~ite? If •o, generi117 de~cribe.
It~
b. Generilly deicribe •oy landaurk• or evidence of hi~coric ~rchi~olo~ical, ~ciencitic or culcu~al imporunee 1m ovn to ~e on or nert co the ~ite.
j'tD~l~.
c. P~opo~ed ~e~~ure~ to reduce at control lop~ct~, if ~n~: ,
Nl~
1~. TRI►~~SPOR':ATION
Identify public ttre~t~ •nd highr~y~ ~etving tht •ite and de~cri~e ptopo~ed tcce~• co the exl~tiag ~treet ~y~tea. Shoroa tice p Lcu, if •ny. ~ .
~av~ ~ ~ ~;7v~f~
y ~ ~ s . ^ ~ , , / ~ ~ ~ ~ ~ ~ ~ ~l~ ~~C~,, l~ ~ r t~..~. ~'O ~:t ~ .
r
b. I~ ~ite currently ietved by publit traa~it' If aot, ~tut i~ [he ~pp[oxl~ite dl~Ctace to the
~ oeare~c criasit itop' D ~~l ~ ~
t. ~lov ouny parlciag ~pace~ vould the cospl~ted pro~ect h~+nr ~ov uay vould the pro ject eliadnate' ,
rk ~ a~ 1,1~ J^~, ~C I~ 1~/'d 'J f+,~~ V1 a. Gt V
1~. u ~r ~~~~Gec~! D~^i ~c? ~a u~ r a~ ~t S 7`~ S,~~..Ct'. 5 -cT i - .
d. yill the propo~al nquire •ay nav ro~d~ or ~tr~et~, or ispro.e~aci to exi~cing tad~ oY ~treet~ not lacludin~ drivevi~~? Tf ~o~ genet~llJ► de~criDe (iadiute vt~ether public or priv~te),
~1 v
e. 1ii11 the proj~ct we (or occur la the imrdiate vicioity of) ~rcet, r~il, or air trin~portition?
if ~o~ gecurally d~~cribe. D
9
d+~ ~ ~ ~l Q ~
.I L" "~►L..~ L~]
.
SP0ICANE ~PP~itOlil~N'fAL ORDI~(ANCE ♦ (WAC 191-11-960) Sactioo 11.10.230(1)
~ ' B. ~NVIROT~*.AL ELETiP.1~fS (coatinuad) ~ ~ Evtluatio~ Fot
Agency U~e Only
f. Rov nanq vehicul~r trip~ per dty vould be gener~tcd by the coaipleted project' If knovn, indicace vhert pa k vould occur,
T Lv o h v n~~ r~~Q ~~~~~~r~ ~ r5 r 4y1~ h~ 7'c,~e e~ 43 ct ~ r
6~ ; ~ n ~ m , Mo st ~ ~'o~~ ~v~~~l~~~ h~k; o ~1~~
~ ~ ~ i~. GLar~ ~rz~~~ lvo,^G~. , ~J h o~~~ a~JS 6 r' lJ,~~ h C~y 5
g. ~ Propo~ed ~e~~ure~ ta reduce or contTOl ttan~port~tion lap~ct~, if ~ny:
15. PUBLIC SERVYCeS
a. 'aould Che projett ~e~ult in aa lntrea~ed aeed for pu311c ~ervice~ (for eusple, fire pTOtection~ _ pallce protectlon~ health ctr~~ •chool~, other)Z If ~o~ generilly d~~triba,
hv .
b. Propo~ed oea~ure~ to reduce or control direct laQict~ on public ~etvice~, ~n~:
N ,
ib. c-tLt:'IES
a, Circle utilitie~ currently iv~i L bl~ ~t the ~ice: electricity cu cutal gi~y~ M~teT, LEflt~t ~ecvice~ telephone~ ~~aicary ~ever, .as~li~a..~y+t+~ ottu~. D t~ rl~`~.
~ I Gc. ~ G''~ lil ~ L v r I'~C'Yl ~ I4 I!Q ~I
/
b, Deacribe t~c utilitie~ t?ut ire propo~ed fo~ ths pro~tec, che utilic7 provlding th~ ~ervicc •~d
the oeneril cotucrucclon •ctivitit~ oP the ~ite et in the inoediate vlclnitY,~..vhlch alght be n e e d e d. G~ 1'`~ G• ' t` `L1..1~.~.jr L' S Gt ~i l~~,
. ~ ~ ' ` ~ d n~ i fe ~ c~~ ~?~v 7`1-e 5 r t~
~
C . S I CNAT'UR.L
I, che under~igred, we~T uader ttu penaltp of per)ury clut tlre ~bove te~pon ei ~re a~de truthfully ~nd to thc bs~t of a~y knovledge. I~l~o under~cend tlut~ ihould chere b~ ~oy willful ~i~rep~a~eat~tioo or villful Lcti of full di~clo~uYe oe ary p~rt, the ~enc~ oey vithdt~v ~ay
decerairution of non~lgniflcaace that it alght i~tue tn reli~nce upon thi~ checkli~t.
/j} ~,J ~ ~~J ~ ~ G'l~v Da ce : ~ ~ 1 v ~ I ~ PTOpeaent VV I ( ( l~ ~^'1 ~ / ~7
1 . (Ple u e Prlat or Type)
Proponent : ''y '?`~'1 Addcau : ~ ~7 ~ ~ ~1'l ~ t~.Gt-v~ . 5 ~'1 ~ Z 0 ~ (Signsti~fe) ~
~ y Phone : "f ~ (i ~ ~ t~~ ~L
Per~on com~leting fotv: j~/ /I 4~~~~~ l Dates 7~ t~
Phone ; 0 V ~ L~~'~
FOR STlIPP OSE ONLY A
Stnff maaber(~) revieving checlclitt:
B~~ed on thi~ ~tiff reviev of the enviroc►aieatal checklist and other pertiaeat infornacioA, che ~t~ffs
A. Concludee tfut there •Te no proDable ~igniflu~t advar~e isp~ct~ ind recamaeadi • deteraln~tion of noaiignificince.
B. Conclude~ Ctut pcobable oigaificsat ~dvet~e enviconaentil ivptcts do eii~t for the curreat propo~al and recoa~oende a mitigated deter- niwtion af nowignifiuace vith conditiocu,
C, Conclude~ ttut thete are prab+ble ~ignificaat ~dver~e ecviroc~u a[al inpacti aad recaamead• a dete naliution of sigaificince.
TILIPC P~ - 315.00
ia
~ ~ ' ~
,l m ' 1 \
T
Y ~ ~
w~ ~ ~ i
ZQNE ~.~C~,ASSZFZC.A.TION APP~ICATION ~
PART I
A. ~ENERAL INF Q~
NAME OF APPLICANT/REPRESENTATIVE; ~ r l r~ ~ Cr o ~v ~ c' ~c I
MAILING ADDRE : G~ 2~ 7`h ss ~ ~
~G a STATE: , ZrP: ~ z ° CITY;
PHOIVE: ~ 516 ~ ~ (work) (home)
IF APPLZCANT ZS NOT OWNER, INCLUDE 'WRITTEN OWNER AUTHORIZA,TION
FOR APPL~CANT TO SERVE AS REPRES NTATY'VE.
~ ~n n ~~c I~. ~ v~'re r~ ~ti rcr I A~ G~
LEGAL OV~~~R'S NAME: ~'c~'~~ I~ fehtiel1 ~~r~ j~J' PHONE: ~4vrr~y c~ ~ hr~e ~ c~Z ~ i S`~~
MAILIIVG ~DDRESS: ,~?er4~, ~2 2~ 6 I~fl~- ~ ~1~~ ~'35~ ~31~ ~ufre~ , , ,
CITY: ~,J~..~ ~ STATE: ZIP:
PROJECT/PROPOSAL SITE AREA (acres or sq. ft) ~j f`~ ~ 5'~
1
A,DJACENT rAREA OV4'NED OR CONTROLLED (acres or sq. ft.) ~-t-- ,
ASSESSOR PARCEL #S 4F PROJECT~PROPOSAL ~I ~ I 6~I o v~ d~~ v~c~ Z, Q~3
ASSESSOR PARCEL #'S OF ADJACENT AREA QWNED OR CONTROLLED
,
STIZEET ADDRESS OF PROPOSAL "z ~~j~.e 1~7 ~,e5 IZ Zo ~ U.ll e 1,~~. ~ ~ y
EXISTI~IG ZONE CLASSIFICATION(S) (DATE ESTABLISHED) v~'3, S' ~ 2~~ ~ 9 76~
~~rG~ ly d~~+C { lj ~d ~ r~ 1~%'p S/G <t~:~ EXISTIIVG USE OF PROPERTY ~,rGe ~~Q U~~~ y~ ~ ( ~ /
PROPOSED ZONING ~ ` ~
COMPREHENSIVE PLAN CATEGORY ~ ~ ~ ~ + ~ ~ U ~ n
S~HOOL DISTR~CT ~ ~`r~ ~ ~ e
~
FIRE DISTRICT ~ E~ ~
WATER PURVEYOR I~ o ~~1~ ~
PRQPOSED USE OF PROPERTY: ~
Single family dwellings (~t) e j~ Duplexes Multifamily dwellings
Manufactured homes Business ~~~h~.( A k~ Industrial Mixed Use
Other ( ) - Describe:
LIST PREVIO.US PLANNING DEPARTMENT ACTIONS INVOLVING THIS PROPERTY:
. ~ ~,oy~~ .
if~ . , ~
B. LEGAL/Z0NE RECLASSIFICATIQN INFQRMATIQNi
P . LOCATION OF PROPOSA.L: l we 5 V~. ('ey W" y ~ 6o~"n e~'
I l
SECTION t 6 TOWNSHIP -Z 5' RANGE
NAME OF PUBLIC ROAD(S) PROVIDING ACCESS: 1,UU~ ~
WIDTH OF PROPERTY FRONTING ON PUBLIC ROAD: LO *7 C' S 1
;4 e- w fI`D
ZJE ~ J
ZON~ RECLASSIFZCAT~G. .~PP~,YCAT~ON Page 2 of 4
~ ~ ~ * ,
DOES THE PROPOSAL HA~TE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL YES NO .
NAME S OF ARTERIAL ROADS p~ ~v~ ~~~n ~~If~' (,~/c~y 6~~ ~ l.v c~~ I~'~S C ) ~,~.r' ~
~
LEGAL DESCRIPTION 4F PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED.
~ ~ ~j-e e w~~~ c• ~ e~ ~-o.~' g~~ ~i'~ ~~<< ~ ~~i^~ I 1 oi2
~ ~ ~ ~
2`~ TO PROPOSED ZONE S~~ 3 EXISTING ZONE(S) _ (
FOR THE FOLLOWING DESCR~BED
PROPERTY. (ATTACH LEGAL DESCRIl'TION STAMPED BY LAND SURVEYOR OR PROVIDE
- ~ BELOW. 5~ ~ Q~ac~e~ ~ ~ ~ r ~ec ~ ~ ~~r~r~6~t
IF YOU DO NOT HOLD TTTLE TO '~E PROPERTY, WI-~AT IS YOUR II~'TERES T IN IT? ~ rn
~ ~C ~ 1"G h.~ ~ ~ ~ r~~ ~ ,~o ~~~teic ~ ~1 ~arl~Cy I"~ H-( 5 ~ ~~~y l~.i / ~
WHAT ARE THE CHANGED C~NDrTIONS OF THE A.REA WHICH YOU FEEL MAKE THIS
PROPOSAL WARRANTED? C~ n~15 ~~H~t w i l'h c.ov:1~y ~:vt~J e~+.Ch ~ r r~ ~~a.k / ~
, , , . , ~h ~,~mer`1a t a~~ ld~►~ ~ l~ are~. , C~.~~ ~r~ fi~r{ l~~~f ~ ~ ~ ~
~ , p . D
4~C h~5 ~a ~a y~ ~D ~~~~uh ,~j~~'l~(/lGe S f"a-f~ ~oYt ~a Caf~t ~.CI"a~~~i Y~ 55 ~ ~ ~ f
~/r~! ~ey ~it/~ ~D /v o r ~
r ~ .
WHAT IMPACT WILL THE PROPOSED ZONE RECLASSIFICATION HAVE ON THE ADJACENT
PROPERTIES? ~ ~ l ~ 1 Q {~~~•~.Q i ~ 7'~a ~ ~ y
.
A RS SUPP~URT THE ZONE RECLASSIFICATION? ~~^e ~y a~ e~~ ~'o r` WHAT F CTO ~
M"tr ' G~~ ~1,~ J . ~l"C ~I ✓ I~~1 7 ~ p~ ~ L../K.-~~f~'G 1..~ ~1'1 ~ ~ ~ f ~
, / ~ v t~~.f ~ ~ ~ t e ~ e ~ Q ,
f n I Yl T i~e. ~ret~ ~
WHAT MEASURES DO YOU PROPOSE TO MITIGATE YOtIR PROPOSAL'SIMPACT ON
f*f (11~~ iceo ~ f~. -J ti ~n 7 4= Fe,~~cf S , 5 , suRRourDING LAND USE? lo
ro I~.C, c[ 0 i~ I%• ~f e tr~r..
~ A /4-e y~, l Do Coi^ n
~ r~ `
, ~
' ?QN~E ~CLASSI~CAT~O, .PPLZCA`~~N Page 3 of 4
, .
PART YI
THIS SECTION 0~ THE APPLICATION WILL PR4VIDE THE PLAI'~1NZNG DEPARTMENT STAFF'~TH WRITT~N VERI.F~CATION THAT T~ APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH 'I~~E
AGENCIES IDENTIFIED. RESULTS OF THE PRELIMINARY CONSULTATI~N SHAr.rL BE INC4RPORATED
IN THE PROPOSAL BEFORE FIN~1I, SUBMITTAL TO THE PLANN7NG DEPARTMENT.
FZRE MARSHA,LLI~YRE DZSTRZCT ,
A, THIS PROPOSAL IS WITHIN FrRE PROTECTION ICT N0. !
B. ADEQUATE ARRANGEMENTS (HAVE) AVE Nb~F BEEN MADE TO MEET OCJR NEEDS
IN PR4VIDING FOR AN ADEQUATE WATE FACILITIES FOR FIRE
PRQTECTION PURPOSES. , ~ ~ OR UNABLE TO CALCULATE NOW C . RECOMMENDED FIRE FLOW. ~ ,
BECAUSE USE IS NOT DEFINITTVE; AND WILL BE DETERMII~D AT BUII.,DING PERMIT
APPLICATION T'IME. •
D. REQUIREMENTS INCLUDE: ~ r r~ /~'~,~~,~i~ ,
~ ~ . _ ~.~r 1.~ ' ~ ,~C;~ ~ - - ~~~~~~f~ ~
FIRE DISTRICT NATURE~I'ITLE DATE
'V~ATER PCIRVEYOR
A. SATISFACTORY A~RRANGEMENTS ~,4~MESTIC WATER AND F~RE FLOW REQUIREMENTS (HAVE) (HAVE 0~ B EN MADE, ' `
. ~ , ~ l~ ~ . ~ ` c~° ~ ;~f~ ~
B , REQUIREMENTS/COMMENTS: - ~ , ~ . ~ ~ ~ ~ ~ c . < f r . - _ ~ ~
~ • ~ i ~ i . . ~ . ~ ~ r
, ~ ~ ~ ~ . i ` t, t h~~l ~lr'\. , G _ ~C`~ l_ l~ ~ ~7• J~~ ~ l~a ~ ~ ` ~
WATER DISTRICT SIG ' ATURE/TrTLE ~ DA ,
COUNTY ENGZNEER
A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUZREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSEn W~TH TI~ APPLICAN'T.
A , COMMENTS:
~ /
~
~ ~~~Z--`~1~ ; y ('G~ _ ; ~ nr
S GNATURE/TITLE DATE
COCJNT'Y UTZ~,xTZES
A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIR.EMENTS FOR
SUBMITTAL OF THIS PROPOSAL (HAVE AVE NOT) BEEN SATISFIED, THE DESIGNATED
WATER PURVEY~R FOR THIS SITE IS f~
A . COMMENTS: ~ ~a 4 ~ t p~ ,P. 1Q..~ wa .S ~ c: ~ ~ .
~ ~ ~ ~ i Z~ ~ ~
S IGNA1'~JREITITLE DATE
HEALTH DYSTRYCT
A PRELIMINARY DISCUSSION HAS TAKEN 1' ~ RAL REQUIREMENTS FOR
SUBMITTAL OF THIS PROPOSAL (HAVE NOT) BEEN SATISFIED.
. .r....~.... _ _ 11 _ .~e__ t..~►
A. C;UMMtN 1 S: &WfteCoop &Vffwd-~ roo C„K&&ero*r
GNATURE/I'ITLE A ,
SEWER PURVEYOR
A PRELrMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE
PROVISION OF PUBLIC SEWER A,RE UNDERSTOOD BY THE APPL CANT, ,
A. COMMENTS: C.I~A
~
SIGNATURE/TITLE A'rE ,
w w►, - ~ ftft3 ?smft
~ ~i..
i .
~ONE ~ECLASSIFICATIOi ,.~PPLICA7~ON~ Page 4 of 4
. ~ , ;
PART III
VERIFICAT~ON
~
I, THE UNDERSIGNED, A ICE E R, HAVE COMPLETED THE INFORIv~ATION
REQUESTED FOR THE Z~ EGAL DES CRIPTION, ~ ~ ~
, . . ^ . , . ,
„ ; , ~ . , SIGNED: . , ' DATE: ~ , ~
. ~ ? s, ~ . A,DDRESS: Q , ~ ~ ~ PHONE: t ~ ~ I
~.a , ~ ZIP: ~~~r~ ~ .
PART IV
(SIGNATURE OF PROPERTY 0~4'NERS OR LETTER OF AUTHOR7ZATION)
I, THE UNDERSIGNED, SWEAR OR AFFI]~M UNDER PENALTY OF PERJtJRY THAT 1`HE ABOVE
RESPONSES ARE MADE TRUI'I~FULLY AND TO T~ BEST OF MY KNOWLED~E, ~
I FURTHER SWEAR OR AFF~M THAT I AM THE OVvrNER OF RECORD OF THE AREA PROPOSED FOR THE PREVYOUSLY IDENTIl~IED LAND USE ACTTON, OR, IF NOT THE OV~rNER, ATTACHED
HEREWITH ZS WRITTEN PERMISSION FROM THE ~~4'NER AUTHORIZING MY ACTIONS ON HIS/I~R
BEHAr,F.
ro~ ~ NAME. r, i ~ ~ ~~o w 1e S DATE: ~ ` ~ ~5
ADDRESS: ~ ~ LI ~ Z 6 ~h PHONE: ~ ~a ~ ~
S~a ~,v~~ s~ zz~: ~ y z a 3 .
; %
~ ` ~ ~ ~ ~ ~ ~ ~ , ~ ~ y ~
SIGNATURE OF APPLICANT OR REPRESENTATIVE DATE
STATE OF WASH~jGTON )
) ss:
COUNTY OF SPOKANE )
, . ~ ~
ME N THIS ~ DAY OF SIGNED AND SWORN OR AFFIRMED BEFORE 0
5 ~ .
' 1~ , , ~ ~ ,199 ~ B Y ( ~ . i ~ ~n t.,~ S f~ .
. . . ,
~NQT~RY°SEAL ' - w' ~ A n ~
. ~ ~Gt. ~ ~ ~ p~ , Notary Public in and for the State of Washington
~ . Resid.in at: ~ ,u1/l ~P , g ~l
~ ~ ~ ~ ~ ' f ~ - . ~ My appointment expires: ~ . ~
•
PART V
(TO BE COMPLETED BY THE PLA,NNING DEPARTMENT)
. DATE SUBMITTED. FILE
DATE ACCEPTED. BY. • t
~ q~qq TOTAL FEES: ~ RECEIPT
r
~ ~
~ ~
w ~ . ■ ~
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
, . . ZONE CHANGE -
T0: Spokane County Planning Department, Plats Administrator
FROM: Diviaion of Engineering & Roads, Scott Engelhard
DATE: August 2, 1995
SUBJECT: Zt~NE CHANGE CONDITIONS #~E-XX-95 / KNOWLES, WILLIAM
SEC-TWP-RNG
The following "Conditions of Approval" for the above referenced zone change
are submitted. to the Spokane County Planning Department for inclusion in the
Design Review Meeting scheduled August 2, 1995.
E36A Prior to issuance of a building permit or at the request of the County Engineer in
conjunction wi~h a County Road Project/Road Improvement District, whichever comes
f irst :
E39 Applicant shall dedicate 2.5 feet on Valley Way and the applicable radius on Va11ey Way
and Pines Road.
Prior to release of a building permit or use of property as proposed:
E40 Access permits for approaches to the County Road System shall be obtained from the
County Engineer.
E41 Access permits and improvements to Pines Road must be approved by the Washington State
Department of Transportation (W.S.D.O.T.).
E43 Applicant shall submit for approval by the Spokane County Engineer road, drainage and
access plans.
E44 The ap~licant shall submit for approval by the Spokane County Engineer ~d-~ 5~~.~e
' a detailed ' surface water
disposal plan for the entire project or portion thereof if the development is phased.
E45 A parking plan and traffic circulation plan shall be submitted and approved by the
Spokane County Eng,ineer. 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
E48 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
E50 The County Engineer has designated a Collector Arterial Roadway Section for the
improvement of ~Talley way which is adjaCent to the proposed development. This will
require the addition of approximately 8.5-10.5 feet of asphalt along the f rontage of
the development. Curbing and sidewalk must also be constructed.
E51 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or adopted resolutions pertaining pertaining to Road Standards and Stormwater
Management in effect a~; the date of construction, unless otherwise approved by the
County Engineer.
E55 Roadway standards, typical roadway sections and drainage plan requirements are found
in Spokane Board of County Commissioners resolution 95-0498 as amended and are
applicable to this proposal.
E58 No construction work is to be performed within the existing or proposed right of way
until a permit has been issued by the County Engineer. All work within the public road
right of way is subject to inspection and approval by the County Engineer.
E59 All required construction within the existing or proposed public right of way is to be
completed prior to the release of a building permit or a bond in an amount estimated
by the County Engineer to cover the cost of construction or improvements shall be filed with the County Engineer.
~ '
-
~ ~
SUBDIVISION CONDITIONS: # ZE-XX-95 / KNOWLES, WILLIAM 2
1~0~
E61 The County Arterial Road plan identifies Valley Way as a 70 foot Collector Arterial.
The existing right of way width of 50 feet is not consistent with that specified in The
Plan. In order to implement the Arterial Road Plan it is recomm ed that in addition
to the required right of way dedication, a strip of property '`15 n width along the
Valley Way frontage be set aside in reserve. This property ma acquired by Spokane County at the time when Arterial Improvements are made to Valley Way.
E90 The applicant should be advised that there may exist utilities either underground or
overhead affecting the applicants property, including property to be dedicated or set
aside future acquisition. Spokane County will assume no financial obligation for
adjustments or relocation regarding these utilities. The applicant should check with
the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements
for any necessary work.
,
SPECIAL CONDITION: The applicant shall grant applicable border easements adjacent to Spokane
County Right of way per Spokane County Standards.
r~
~
~
l ~ S ~ r~ V
~ `
~ r ~ ~
~
~ T r
0
PAGE 1 13:42:36 20 JUL 1995
Road# Road Names.......... MPost. Reference D~scri~tio Road Log Info..........
05116 SETTLER DR 00.000 LIBERTY LAKE RD R 09 PAVED 40
VALLEYWAY (LIBERTY L 00.140 MCKINZIE DR (LIBERTY R Q9 PAVED 40
00.200 G~RRY DR ~LIBERTY LA R 09 PAVED 40
00.310 MAIN AV (LIBERTY LAK R 09 PAVED 40
00.390 MITCHELL CT (LIBERTY R 09 LIGHT BITUM. 22
VALLEYWAY (LIBERTY L 00.450 MITCHELL DR (LIBERTY R 09 LIGHT BITUM. 22 VALLEYWAY (LIBERTY L 00.510 MOLTER RD (LIBERTY L R 09 LIGHT BITUM. 22
01.400 LAKESIDE RD (LIBERTY
05110 VALLEYWAY AV (START) 00.000 FANCHER RD U 19 LIGHT BITUM. 24
VALLEYWAY A~I 00.160 LAKE RD (STAR.T} U 19 LIGHT BITUM. 24
00.240 EASTERN RD (START) U 19 LIGHT BITUM. 24
VALLEYWAY AV (END} 00.320 DYER RD (START~ U 19 LIGHT BITUM. 24
05111 VALLEYWAY AV (START) 00.000 PARK RD U 17 LIGHT BITUM. 22 VALLEYWAY AV 00.230 ELLA RD U 17 LIGHT BITUM. 20
00.360 DICK RD U 17 LIGHT BITUM. 20
00.480 VISTA RD U 17 PAVED 20
00.610 BESSIE RD U 17 PAVED 20
00.740 SAR.GENT RD U 17 PAVED 20 .
00.860 MAR.GUERITE RD U 17 PAVED 18
00.920 HUTCHINSON RD (END) U 17 PAVED 18 00.990 ARGONNE RD (ONE WAY U 17 PAVED 40
01.050 MULLAN RD (ONE WAY N U 17 PAVED 20
01.120 WILLOW RD U 17 PAVED 20
01.240 LOCUST RD U 17 PAVED 20
01.360 FARR RD U 17 PAVED 20
VALLEYWAY AV ~END~ 01.480 EAST END OF ROAD U 19 PAVED 14
05112 VALLEYWAY AV (START) 00.000 WALNUT RD U 19 PA~TED 20 VALLEYWAY AV 00.060 HERALD RD U 17 PAVED 20
00.190 FELTS RD U 17 PAVED 20
00.310 RAYMOND RD U 17 PAVED 20
00.440 UNIVERSITY RD U 17 PAVED 20
00.500 VAN MARTER RD (END~ U 17 PAVED 20
00.690 PIERCE RD ~END) U 17 PAVED 20 0 0. 7 9 0 SKI PWORTH RD ( STAR.T ) U 17 PAVED 2 0
00.940 BOWDISH RD U 17 PA~TED 20
01.010 BATES RD (START) U 17 PAVED 30
01.190 UNION RD (END) U 17 PAVED 20
01.440 SR 27 (PINES) U 17 LIGHT BITUM. 20
01.820 WOODLAWN RD (START} U 17 LIGHT BITUM. 20
01.950 MCDONALD RD U 17 LIGHT BITUM. 20 ~ 02.110 MCCABE RD (END7 U 17 LIGHT BITUM. 20
02.200 BLAKE RD ~END) U 17 LIGHT BITUM. 20
02.290 MAYHEW ST (END) U 17 LIGHT BITUM. 20
02.340 MAMER RD U 17 LIGHT BITUM. 20
VALLEYWAY AV (END) 02.440 EVERGREEN RD U 17 LIGHT BITUM. 20
05113 VALLEYWAY AV (START~ 00.000 EVERGREEN RD U 17 LIGHT BITUM. 20 VALLEYWAY AV 00.110 BOLIVAR RD (END} U 17 LIGHT BITUM. 20
0 0.16 0 B~iNNEN RD ( START ) U 17 L I GHT B I TUM . 2 0
00.170 BANNEN RD (END) U 17 LIGHT BITUM. 20
00.250 BEST RD (START~ U 17 LIGHT BITUM. 20
00.260 BEST RD ~END) U 17 LIGHT BITUM. 20
00.300 REES RD (START} U 17 LIGHT BITUM. 20
VALLEYWAY AV (EN~D) 00.500 ADAMS RD U 17 LIGHT BITUM. 20
05114 VALLEYWAY AV 00.120 BURNS RD (START) U 17 LIGHT BITUM. 20 00.150 BURNS RD ~END) U 17 LIGHT BITUM. 20
00.250 PROGRESS RD U 17 LIGHT BITUM. 20
PAGE 2 13:42:44 20 JUL 1995
Road# Road Names.......... MPost. Reference D~scriptio Road Log Info..........
00.390 SOMMER RD (START~ U 17 LIGHT BITUM. 20
00.500 SULLIVAN RD U 17 LIGHT BITUM. 20
00.770 MOORE RD (START) U 17 LIGHT BITUM. 20
01.000 CONKLIN RD U 17 LIGHT BITUM. 20
VALLEYWAY AV (END~ 01.500 FLOR.A RD U 17 LIGHT BITUM. 20 VALLEYWAY AV (START) 02.510 ADAMS RD
0 5115 VALLEYWAX AV ~ STAR.T ) 0 0. 0 0 0 HARMONY RD ( END ) U 19 PAVED 4 0
VALLEYWAY A~T 00.110 MCMILLAN RD (END) U 19 PAVED 40
00.130 MCMILLAN CT (START~ U 19 PAVED 40
VALLEYWAY AV (ENb) 00.320 HODGES RD U 19 PAVED 40
7 Records Processed
~
~ k t
• ~
August 2,1995 at 2:15
Zone Reclassification from Urban Residential-3.5 tUR-3.5) and Urban
Residential-22 (UR-22} to Regional Business (B-3)
Generally located at the southwest corner of the intersection of Pines Road
(SR-27) and Valley Way, in the SE 1/4 of Section 16, Township 25 North,
Range 44 EWM, Spokane County, VVashington.
COMPREHENSIVE PLAN: Major Commercial and Urban and within the
Priority Sewer Service Area (PSSA)
EXISTING/PROPOSED ZONING: Urban Residential-3.5 (IJR-3.5) and
Urban Residential-22 (UR-22) to Regional Business (B-3)
PROJECT DESCRIPTI4N: Zone Reclassification from Urban
Residential-3.5 (UR-3.5) and Urban Residential-22 (UR-22) to Regional
Business (B-3) for those uses allowed in the proposed Regional Business {B-3)
zone
PARCEL NUMBER: 45164.0301, .0302, .0347
SITE SIZE: Approximately 1.6 acres
APPLICAI~T: William Knowles 634 East 26th Avenue
Spokane, WA 99203
(509) 45d-6084
ASSIGNED PLANNER: Ke~neth Kuhn
~ ~
~ . .
~ ~
. ~ , ~UC ~ Z
J99~ ~
. ~ ~ . y t~ I :T. . ~ ~ ` .'n -
S P O K A N E ~4 ~ l~~ C O U N T Y
~1~Yii.~: ~ ~ 1 w~- J.i h , PLANNING DEPARTMENT W.qt,[,ls D. HU~D,qRD, DIRE('TOR
MEMORANDUM
T0: Pat Harper, Spokane County Division of Engin~ering
Jim Red, Spokane County Utilities Department Steve Holderby, Spokane County Health District
Wyn Birkenthal, Spokane Counry Parks & Recreation Department
Brenda Sims, Stormwater Utility
Greg Figg, Department of Transportation
Glen Miles, Spoakne Regiaonal Transportation Council
Christine Fueston, Spokane Transit Authority Susan Winchell, Boundary Review Board
Central Valley School District
Modern Electric Water Company
Fire District No.1
FROM: John Pederson, Senior Planne
DATE: July 18,1995 ~
RE: Zone Reclassification from Urban Residential-3.5 (UR-3.5) and Urban
Residential-22 (UR-22) to Regional Business (B-3}
APPLICATION AC~EPTANCE AND DE$IGN REVIEW MEETING AUGUST 2~ 1995 AT 2:15
~OUNTY PLANNINC~ ~ONFERENCE RQQM~ 2ND FLQOR
Please review the above application and use the attached APPLICATION ACCEPTANCE AND
DESIGN REVIEW MEETING FORM for your comments. The Planning Department
encourages your presence at this meeting. The sponsor and representative have been invited to also attend. If you can not attend, please forward your review comments on the
attached form to Kenneth Kuhn for the meeting. The attached APPLICATION
A~~EP'tAivCE AIVD DESiGN REVIEw FoRMS will be given to the sponsor at the meeting and
included in the Planning Department file (so bring three copies to the meeting). Thanks
for your cooperation. If you have any questions about the application, please contact
Kenneth Kuhn of the Planning Department at 456-2205.
c: William Knowles, 634 East 2bth Avenue, Spokane, WA 99203
Daniel Autrey, East 13001 Guthrie Drive, Spokane, WA 99216
Attachmen~s: Application Acceptance and Design Review Form, Project Design, Site Plan
1026 WEST BROADWAY AVENUC • Srox~NC, WASHINGT~N 99Z6U-024U •(509) 45b-2?US ~ FAX: (509) 45b-2?43 • TDD: (509) 324-31 ~il~
~ ~ ' '
, ~ ~F
4 # r 1 ~ ,
0
_
14
i, ~ ~
i~..~* ~ ~f~ ~ ~4..A ~ ~ ~ f
~ ~
~1 ~
~
~ * F
!
NAME ~F APP~,~~AI~T~E~~~EN~'A~T~~~ ~ I cL ~ ~ ~ l~t~ L' ~ ~
~~~s~: ~ ~ ~ ~
~rT'Y: ~ ~ ~ ~ STA`~: . ~~P. ~ ~ ~ ~ ~ ~
~H~N~~ ~ ~J ~ ~ ~ ~work~ {~or~e} '
~~~~rc~~v~r ~s r~~~r o~~v~~, ~r~~r~~a~~ ~v~r~~r~r~ o~~v~~ ~~r~~o~~~~~r~~r~
~~~~r~~n~m xo ~~~~r~ a~a~~~~~ rvx~T~v~,
~c~ r~ ~ ~ ~ ~ ~~r~ ~ ~+~c~ r ~ ~
~EC~L D~NER'S I~IAM~: ~ ~ ~ I~~k+~~ ~ + ~H~I~I~: . _ .
MAI~IN~ A~D~S 5 ~ ~ ~ ~ ~ ~~1~ ~ ~~5~ ~ u ~ ~
~ITY; ~ ~ ~TA'Z'~, ~IP; ~
~R~~~T~PR~P~S~.. SITE AREA ~acre~ or sq, ft} ~ ~ ~ ~ _ ~
A~~A~~N~' ~A ~WI~D ~DNT~R~~,~~J~ ~a~r~s ar sq. f~,} ~ _ .
ASS~SS~R PA~C~L #S ~F ~R~~~~T~'~OFC~~~, ~ ~ 1 ~ ~4 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
ASSESSO~ ~ARCEL #'S AD~AC~NT A~R~~ ~~D 0~ C~~~L~,EI~ .
~TR~~T A~D1~S~ ~F ~~~P~S AI, ~ r~ e ~ ~ ~ ~ ~ ~ ~ ~ G ~~e~ ~ ~ ~
E~~~T~Cr ~~NE ~~S~~~A7~~N S {,~~4TE ESTABL~~~ED} ~ a ~ ~ ~ ~ ~ ~ ~
,
E~YST~G U5~ OF ~1~~~'~R~'Y ~ r~e ~ ~ ~ ~ ~ ~ ~~c ~ ~ ~a~ f ~r ~
~~~~os~~ ~or~a~~ ~ ~ ~
CO~PR~~NSIV~ P~AN CA~G~~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~~~Q~OL DISTRI~T ~ ~`r~- ~ ~ ~ ~ ~
~7RE ~I~'~"RICT ' ~ ~ ~
VEY ~ N~ ~ ~ ~ATER ~UR 0
PR~~05ED USL~ P~~P~RTY: ~
S~n~le ~amily d~rellings ~x~ ~-c e ~ ~ Duplexe~ ~ ~ ~~1ti~amily dwellr'n~s { ~
S~a~uf~~zu~d hom~s ~ } Busines~ A ~ ~ Ind~str`la~l { } N~~x~d Use ~ }
~ther ~ ~ - ~escribe. _
~ ~,~s~ ~~E~r~~~ ~~~~~vl~v~ n~~~x~~~rr ~~xra~s ~v~o~~~~~ ~r~zs ~~o~~~~r:
r ~ , ~ ~
. _ . ~
ORMATT~ ~ LECiALIZONE RE-CJ,4UIVICATI~ IU
~ ~,Oc~►TIa~v OF PRoPoS~. j'pue 5 _ W'7 Go'nei-
SEcrrON I ~ ToWN~HIP RANGE
NAME o~ ~~BLIC ROAD(s) PRoVIDrNG ACCESS; ~ ~
~DTH OF PRoPERTY FRoNT'NC ON PUBLZC ROAD: 10 -7
~ CU..~ I'D )e, ~ ~ ~
r
, , ,
t ,~E REC~ASSI~CATZON APPLICATIUN x'age 3 of 4 ~ ~
> >
PA~T XI
THIS SECTION 4F THE APPLICATION WILL PRQVZDE T~-~E PLANrNING DEPARTMENT STAFF WITH
H WRI7TEN VER~FICATrON THAT TH~ APPLICANT HAS HAD PRELIMINARY C4NSULTATION WITH T~HE
AGENCIES IDENT~F'IED. RESULTS OF 1~E PRELIMINA~ZY CONSULTATI4N SHAI,L BE INCORPORATED
IN 7~E PROPOSAL BEFORE FINAL SUBMITTAL TQ THE PLANNING IJEPARTMENT. ~
FXRE MARSHALL/FIRE DXSTRICT ~
,
A, THIS PROPOSAL IS WITHIN FIRE P~OTECTION DISTRICT N0. I
B, ADEQ~JATE ARRANGEMENTS (HAV~) (HAVE NOT) BEEN MADE TO MEET OUR N~EDS IN PROVIDING FOR AN ADEQUATE WATER SYSTEM AND FACIZ.ITIES FOR F~ZE
PROTECTION PURPOS ES .
C. REC~MNi~NDED FIRE FLOW; ; OR UNABLE TO CALCULATE N4W
RECAUSE USE IS NOT DEFINITIVE; AND WILL BE DETERMINED AT BUILDING PERMIT
A.PPLICATI4N TIME. D . REQUIREMENTS INCLUD~:
~
FIRE DISTRICT SIGNATURE/TITLE DATE
~VVAT~R PU~t~~YO~
A. SATISFACT4RY ARRANGEMENTS FOR DUMESTIC WATER AND FIRE F.L4W
REQUIREMENTS (HAVE) (HAVE NOT) BEEN MADE.
B . REQU7REMENTS/COMM~NTS:
WATER DISTRICT SIGNATURE/TI'I'LE DATE
COUNTX ENGYNEER
A PRELIMINARY DISCUSSION HAS TAK~N PLACE A,ND GENERAI, REQUIREMENTS FOR ROADS
AND DRAINAGE HAVE BEEN DISCUSSED WITH T~E APPLICANT. ~
A . COMMENTS : i
~ ~ ~
( a /
_ ~ - ~ S GNATURE/TIT'LE DATE
C~UNTX UTZLITIES
.
A PRELIMINARY DISCUSSZON HAS TAKEN PLACE AND GENERAL ~ZEQUIREMENTS FOR
SUBMITTAL 0~' THIS PROFOSA~., (HAVE A E N4T) BEEN SATISFIED. THE DESIGNATED WATER PURVEYQR FOR THrS SITE IS
A . COMMENTS: ~ c~ ~ . A -Q r.I ~ e ~ . ~
~ ~ ~ ~
~ SIGNATURE~'ITLE DATE
HEALTH DYSTRICT
A PRELIMIIVA.RY DISCUSSION HAS TAKEN PLAEE AND GEIVERAL REQUIREMENTS FOR
SUBMITTAL ~F THIS PROPOSAL (H~,VE} (HAVE NOT) BEEN SATISFIED,
A. COMMENTS:
SIGNATUREI'TITLE DATE
SEWER pURVEXOR
A PRELIMINARY DrSCUSSION HAS TAK.EN PLACE AND GENERAL REQUIREMENTS FOR THE
PROVISrON OF PUBLIC SEWER ARE UNDERSTOOD BY THE A,PPL CANT.
. ~ `
A . COMMENTS : 6-.e e- 0 • ~ C: A,A pS ~ ~
L- ee a ~ /q!5. , ~+SIGNATURE/TITLE ATE
! , , .
~ PERMIT CENTER PASSPORT ~ , , , ,
Date: Number. i ~
~
Name ~ Phone
Address
Comments; ~
CUSTOMER RDUT NG
. . . . . . . . . . , . . . . . _ . .
~8UI~1f~G Department~~. . . , . ~ _PLKNN~It~G ~epertmeni~ : EIVGINEER'S t~epertment :
~
Addressing Adrnin. F~tception Approach Perrnit
Building Perrnit Arterial Rd Plan Info F1ood Plain Permit
Code Information Binding Site Plaa Info Public/Private Roads
Commercial Review Cer~. of Exemption Res. Bldg Percnit Rev.
Conference Comprehensive Plan Site Drainage Info
Ener~yy Code Info Cond. Use Permit Subdivision Review
Fire Safety Review Nonconforming Use Utility Perrnit
, ~ ~j~~{,o30 . ~ Manufactured Home Perm~t Review Zone Change Rev~ew
Mechanical Percnits Shorelines Info
O~her Permits Short Plat Info NO FEE REQUI~dED viewe~ / T'we out
~ r
P~urnbin Permits Subdivision Info , ~ C~ 8 _ ~ . ~
Private Road Info Temp. Use Permit n~TIES ~e~att~nenC. ,
Residential Review Variance Appl. APA Payment
Sewer Permits Zone Check Cert. of Exemption
Zone Info Subdivision Review
ULID/Sewer Info
~ ~D
Zone Chan e Review Z~ 8
~ NO FEE REQUIRED NO FEE REQUIRED
Reviewer T'une out Reviewer Time out Reviewer Time out
MAS':ER1PaSSPORI.CIR ?118143
~ ~
TRANSACTION NUMBER: T9500973 DATE: 0?/12/95 ~ ;
APPLICANT: BILL KNOWLES PHONE=
ADDRESS: 634 E 26TH AVE SP~KANE WA 99203
CONTACT NAME: BILL KNOWLES PHONE=
TRANSACTION: ZONE CHANGE APPLICATION SIGN-OFF tENGRS & UTIL)
DOCUMENT ID: a~ 2) 3)
4) 5) 6)
COMMENTS: FOR PARCEL #45164.0301
FEE & PAYMENT SUMMARY
ITEM DESCRIPTI4N QUANTTTY FEE AMOUNT
~~~~~~w~~w~~~~M~r~~.~~~~w~~ ~~~~w~w~~ ~~w~~~w~~~~~ ZONING PERMTT 1 2~O.Q0
LAND USE ACTION REVW 1 20.00
~~e~~~~w~w~~s~~
TOTAL DUE = 220.00 TOTAL PAID= 220.00
~~~w~~~~~~~~
BALANCE OWING= .~0
PAYMENT DATE RECEIPT# CHECK# P~YMENT AMOUNT
07/12/95 00006205 5491 220.00
PROCESSED BY: KATHY CUMMTNGS PRINTED BY: KATHY CUMMINGS
******~c******~~****~**~********* THANK YOU
t
,
y
4 >
t
~ ~ ~ ~1 ~
~ ~ i ~ . \ • . .
o . Z ~ . xw ~ Y 3
~3 . . _ . ~ . ~ , ' Q o
~ Yv EL1. SINTO`r ~ ~ ~ r ~ ~ ~ ~uTO~ ~
'i o
~ '7 ~ Y. 5 ~li~b'~ ~ • . .
. . 3 ' ' ' 80 ON E
,o ; ~ . . : ~ DES►~ET
~ r ~ pfs►rET . $ ti.... ~ ; Z ~ DESMET AvE ~
x r ~ ► . . , ~ ATa.L 0 , . ` ~ r. . f a
. • . . ~ 1L Q ~ . , . ~ ~ ; ~ ' • ~ ~ • .
~ ~ ~ 40~ ~ ~ ~
' 4 f v ' z T ~ ~ ~ ~
Y . ~ ~ . ~ ~ ~
• • I I r ~ ~ 1 ~ • / • 1 ! • ~ ♦ 1• ~ • • ~ • • . •
" ~ EC. 2 :.,►s. rt~: , t, , .h • I ' r ~ `t• . . . . • _
~ , ~Ihl~~`V~h10f • e ~ , . . , ~
. ,J, ~ ~ ~K ~ ::H~ ~tl~ ~ ~ _ r A1r . • . . . . ~
, . ~ 1 At t~ If~ " ( ~C
~ F Z OL/Y!r ~4~ ~ ~ 0 . '
a - _ d m ALL Y WAY , ~
K'4 ~1 ^ Z ~
V 0
ar x Z ~ • ~ W ; MA~ N ' 0 '
s AYE . " Ai N ~ + W . ~ , . • .
. q grra~7sB ~ ~v[ RiiO! ~ ~ ~ ~ f CE r . . - k ~ . i _ K ~ ~ • . x R~l~ERSI~~ ~
a ; , k x a
, .z ~ aEt.l99s EL . 9~ • ~ ~ ~ ~s .
~ • : ~ •,wA . r . • t ~ ` • PCST FF~ CE
NQ 2 312~ , ~ ~ ' ~ , ~ ~ ~
?a+c , ~ ~ . AVE , ( , ~ ~
RAlLR4AD a ~ ~ . . _ . -
r+.~..M~•r - _ - ~ ~ ~ _ _ - ~ ' ,
. ,o~^d , f RO ; ' ~ , ~ - ~ ~ { ~
g z ' ~ ~ ~ " ' oua~H Av f . 4T~+ - . ~ ~ / • M
c'~ Z ~ ' . ~
V ~ x 0 r a j ~ ~ ~ p _ ~ y .
!~J - 4- ; 6~ ~ ~ Q .
+ S'' TN ~ 3 ~a~X ~E A~~~~ . o ~ . ~ ' ~ ~ W
. ~ ~ , . . ~ . ' ? W
SEVENTH Y ; ~ ~ - O ~ L
EIGhTN AY~~ E~,~014 ~ • ~ Y > ~ ~ ►i• I • ~~f~M I•, ♦ • ~ . f
~ ~ ~ ~ • r
9'rx ~ . - . ~ Tai Av E • : f• ~ !'~rw ~ ~ ~ •
~ ~ p~ ~ ~ .
~~T IOTN ~ ~ ~ „ •~r, • ti
, . _ _ , ` ~
10/95 HEC Staff Report for ZE-32-95 Page 1
~
.
r
+ ~ ~ ~
~ , . ~ , ~ .y ~ , ~ ~ ~ ~ ~ w • .•~ti,-..~`ti.w ~ ~ l1+
~ ~ M ~ r 1 ` ~ ~ ~ ~ ° ~,xw E ~ ~ ~ 3 ' ' ~ ~ ~
~ ~ ~f ~ ~ a • Q r~ C
, S~~rp ~ t Y ~ 0 i~aTQ ~r • . ~ ~ 1~ Vv E L L . ~,e,~
~ ~ ~ ~UR-22 ~2 u~-22 0
Y ~ ' ~ a ~ - UR-3.5 ~ o~ , ~
3 . , ~ ~w~ qO , y ~ ~ ~
d DESr~n~T p C ~ m U R-22
' DE T AvE
: a ~ 4 • A T A' L. o - . ' e 0 ~ . . , t~ 'e• > ~ • • ~ . - a ~ ► ~ ~ _ ~ ;
, ~ 4 y. r(n!
~ G ~ ~ DO ~ W ' ~ ~ - UR~~5~ A , ~ ~c ~ J
a . • ~ • , ~_3 , ~ ~ a . _
' 1 ~ . ~ 22 ~ ~ m UR 22 2 2> 4
~ ~ ~ ~ ~ ~ , ~ , ~ ~ ~ 1 J 1 ~ l . ~ " ~L
' ~ j. ~ ~ ~ ~ 22 ~ b rT ~ ~ ~ , ~r, ~ ~ , ~ ' ' ~ ' p
• ' :~1=1C~~'J~i'h10f' Ufl`7 a ° ~ , a
A ~ ~ ~ , ,1~'. r~• ~ ' + , •;,J r K ~ A~ x ~ ' . . ~ ^ o ~ b~ ~ '
UR ~ UR" , { ' J~ • UR'~2 22 ~p~IVF A✓ ~ ~ <
~ ~ Q ~ + ~ v G • a , a ~ , ~ ! - 4 ' ~
~ _ ~ A~~ Y WA~ UR 2
. , . 7 Z ~ ~ '
~ ~R• ~ . o R~.~ ~ ~ x . 1 ~ y ' ~ ~"'r"7 ~ t Q l2 ~ ~
~ W UR . A ~ N ~ W ~UR-7 ;
a ~ ' A ~ N a UR•2
u UR _ ~R~ ~ t ~8,5 uR•22 gg ; ~ ~ r _ a ~ UR 22
a ~ 2 ~ ~t ~ UR-3.5 ~ uR~3.~ X ~R•2 ~ B"r ° . a~
~ U .5 . r` I4 F .~9 ~ ' T BI J ~ ~r ~ • ! g V ~ ~ • ~ , r ~ ~ ~i ~ • Ls ~ ~ ~ ~ ~ ~ , • . ~ r I . ' . ' ~ ~ r r f
~ +v1' r o • PCST f FI CE
Z ~1z~► ~ t , ' J ~ " ~ e • ~ ~ ! ~ ' ~
U , : ~ Q " ~
A/ A ~~22 " ~ ~ ~ RO D ~ _ o~ . - . ~ 1_ ~ „ 1~.~....r.~.-~ _ r""~ - - - - - ~y . -
3rd ~ N + ~ VR' r` ' ~ Q'~: ,~~'22 ~ uR'2~
~ ~ ~22 ~ ~ n ~ , 7: ~ _ z eC , ~ a , ~ 4 T~ ~
. : ~ ' OUR T H AV ~ ~ . , • t
UY~'7 ~ ~ Z ~ l . Y ~ . ~ x 0 ? as6 Na~3 .o ~ ~ `
QD ~ _ a t , ~ , , • ~
' 4. iY 6tH ~ ' ' 2, Q ~ ~ ' W ~ ,
S 1'• T H ~ ~ . ~ ~ X V E r 1/ E'Q z ~ W • ' •~s ~ v~y , 7 ~ ~
, ~ ~ , ' Gt~ ~ } J r ~ : SEVENTN ~ ~~~2 ~ ~ ~ - ~
~f ~ N C7 ; 0 ~N N N ~ ~ ~
1 ' ~ ~ > ~ ' ~~~HTH AY~, EC 20 4 ~ ' ~ ~ ,ti . . ~ ~ ` t ~ . . 4 . , . L. ~ ~ ' - ,
- ~I ~ " . ~ ` ~ i • ~ ~ ~ ~
~ raa ~ , i - . , ~ ; ~ 9 ~ Av ~ UR-2 ~ ~ ~ j . . . ~ ~
~ '~R•3.5 a~~ ~ ~
ibr ~~TH ~ I~ ~ ' n . - ~ , ~
' tAr~ ' i ~ , ~ ~ r . " / \
10/95 HEC Staff Report for ZE-32-95 Pabe 2
.
~ ~ , ~ _ ` r ~
~ . ~ ~ ~t. ,
~ w+'7'`.~ " ~'r,d , I. ~ . ~ ~~J~`~ f ~ ` ' ~•'y 1 ~ ~ ~•1 ~ I~yJA • ' ~
~~L-' C ~ , ♦.}'i ~qyo ~'~1 ~ 1 A~~~14'~'+y:• ~j ~ ~ ~ ~ ~'f~w~~ ,1 ~Q ~ ' ' ti ~ ii_. ; :..~,N.r•,,• , , , ~ :Q r . . . . ~,4
~ ~~i•~ , ~ •~~i•~;;~ . , 1, ,1 . ~~'4~ ' ~ ~J•~ ' 1' ~!1-~d • ~1 t; ~ , 0 ~ Q ~ ~ ' . • • . . ' ~ i~~ . N•~'~~! ' ` r , . ~ ` ~ ~ ~ , '^--'r,
. . • ~ aN~~Y, ' i ~r~~~ ~ t 1~~• ~ ~ •r. ~ 1 ~ • ~ • ~•~i~~~ ~ • ~ ' , ` , ~i" Z 0 ' . , ~ ~ s~ ~ 1 ~ ~ ~ . ~ ~ • ~ , ' . ?~'L~'L~'~rF~
/y~V N~~ ~ ~ ~ y ~ •r • ~ ~,{•1` ~ ` ~ 1'~~ ~ t } S ~ • i • • , 'i • ~ i . r ~ ,R c . „ ~ . . . , . , 1 . . . • ,
~ . . ~ , - ~ ~1 `i~ ' v• f ` •~~~f`~ 1 `rV"" ~ ~"r aM ~ ~ ' t~ L' • ~r ! ~ M ' - ~ \ A ~ . t 1
A~E ~ ~`~1+~`'~~~ ~'"1~ f , ~ . , ~ ~ , ~ i~ x ~ " ~ , } . ~ 1 . I . ~ ~ ~ .e ~ NE
~N . ~ , ~ ~ . . ,X , ' 9 7 ~ , ,~r.' .r,,,, , a~,~C~' ~ ~ , • t }~r:.~ ~"~'s ~ + '1 1 t~) ♦ ~ ` ` j ~ -a•r1"f", , i'
p ' • ; .,,,i~ ~ 1 ~ a , • ~O~t~ (~i ~~'r'-~u~~~~~r~~r~ 1~ 11~r ~'tr"" - ~ ~ R ' s ~ ' r '
i a~i 1!J R AfJ41VAL P~~~~ ' ~x ~ ~ :s . . ~ ! j ~ ,4'~j ~ .
~i ~ /n 4!~ ~"~tr'~'~r I f p O • , ' ' ' i~✓ ~ ~ ~ ~ ~ ` 1 ' i ac y. s s a r, ! ~ ~ ~ . "~i/ ~~~.~~w,~~~ ~
' , ` . . ~N pr~~,~~ • ~ ~ • , .v~ a ~ i • ~ ~ , '--•-~'..;:F., - ~ ' ' ~ ~yE ~ ~ ~ ' ° ~~p Q~;,,,'
~ ~ - - • •y i~ , ~ !VS'r , p~ ' i ~ I ~ ~ ~ ~ ~ .~~1i ' ' . ~I SDa t ~ . . ,
y~- , N . - _ ~ • 65i0~' ' ~ ~ .A. ~ ~~j~S~~M , ; , r. , Va11eYP~ . ~.r. . • , ; ~
: ' ' ~ ~20~' ;~~~r; ~ ~ . 1 ~ir' *I'~= f , , ~ .
i, ~ . i . i~ .a , 11 j . ;1►"_ ~~n/1t 1 `Q ~,,..y~,'y ~ ' E . ~ • + ' '•1~ . . ~N ~K- ~ ~ ~ V , ~ r
~~l t ~ . , q~ ` , ` s~-^'"~ ~ ~ . , . 1,,,.-'," u" Gs" ~ p ~ ' ~ ~ 1 ~ • N~~.~,~' ~ ' , ' .
r r 11 a ' eo~ ~ - • -~'1 I~e . „„~r,,..s•1"' , + • , , • , . ~ ~ , ~ p1~ ~l ~ • , Q ~ ~ ~ • ~~.NV~, - - ~ ~ ~ j . ~ ~d 1 g~t,
- ~ , ~ ~ ~ s ~ . • ~ d ~ ~ , . •r~.. _ ••~,/~~r' i~ ~ '1 I ~ ~ ~ ~ t ! ~ ~,r"" ~..r' Y , i Q~~ ~ , ~ 'r }''i YY15 ~ ~ w ~ ~ ~ . ' r~ r ~rl . . , ~ „ ~ ~y~r ~ , ~ ' ` pW~Y ~ ✓ ~ . , . ~
t~'~~ Q;• f~1~ ` • ~ `~.~,~,4 ~ • ~ I e p~1~ ~ ~ ~ ~ • . 4
~ ~J~_..+._~--: - - ~~~y, 6 . ~ ~ . . ~ ~ , + , , . - ~ ' L` y ~ ~1{ ~ ] .r"'t~'.~^I^ , , ~ ~ ~ ~ ;.r ~ i l ..r~ ~ , v , . - - ' •10a0 , , , , 1 f,~~ .i ~,,,.J , ~ 'p'~!~ y ~C`'-~"" , . , , , ,
~ - ~r , 1 ~~i~+~6d► ~ : .R ~ , ~,y ,1b , ~ . ; ~ fL , ( .r.y ' ,1.... ~ wAV r. ~ ' n~~ . ' ~ ' ` '
Opb~1 ~ ~i--''=''" ~ '.'~4~ . . / ~y • - ~ i . ~ ~ ~ ` f . . ;
^1 ~ ~-'~r~ • ~ ' . ~ ` ~ ~ " ~ ~4 r r . . ~ - , N , k . Yµ~~ ~ ~ f`" „ . . . , _a ~ ~ ; f « ~ , ,
= .J J__•r , 1 ~c ~ ~ v~ ~ . • . ' ~ W~Y,a ~1~' • ~ „ , ' , ~ ~ A ~ a ~ i , . 1~ • r , . U . ~ . ~ ~ • ~b, , ~ " , ~~r . ~ ~ ~i . . ~ . ~c ~ ~ ~ .
; r..'.~~' ' ~ ' " ' ~a ' '•a A. ~ , ~ ~ pRA~ ~ ~ ~ o , , ~
'/.i ~ Riy yo . o ' t ~ ' , / , ' , y ~ q ' . , , . ''~.....a•~a I
' i ~i a , , ~ " ~ ~ , , ~ o . r { ~f ~ 1 ~ ~ j ~l , • ao t~ ~ ' ~Q ~.r~= . ~ t.
~ ~ ' , ,~0 • r p~?6 r,,,.- -'r~~~ ° , , . .~Ife~ast~ " r . h : fi _ ; ~ -
,J ~ ~ . ~ V f ~ ' ~ ~ . . , A ~ ' ~ = ~ ~i ~ ~e~~ ~ : ~ ~ ~ A + ~ ~ J ~l~ 1; t ~ ~~10~ ~ ,~~3 f , ~ • p AV~
'1 ~ ~1 't r~ ~ f! ~ ~ r~~',;,,~-~'-"'- '1r~ ti! j ~ ~ -i!'"' ` . ~ ~ e ~l~
J ~t~~ ' • ~~G, ~."'r ~ L., ii d ~ U".~"~S~ . • ~ • , , . - :i'^• r~ o ' 2~, ar" t , ~ ~ : ' : . _ h ' i ~ - ~ ~'i I r0 ~ •,.i
` ~ y'r'N' - j ~ :r~ . ` ..~y ~ • ~ ~ w ~f~~"`-~.."'f -~..-;...~►~•z. ' ~ ,J~....J~ ~ ~ ;.,j~'''~r A . / ,
~'s,t~ ~g ` + y- ~ _ - ` ' a - ; ' ' . ~ O . r ^ i , ~ ~ ` V4 . ~p ' . ~ . ~ d ~ /1, a --r-~'- L 1 ' =2¢j0 ~ ;L O . r-_ t , ' . ~ i a
~ j, ..--c~:: ' ~ ~ A~ J r + ~ ~ "C-~ ~ _ ,4 ' --~"~.--~y l ~ ,Ir,. ' ~ " , v~'""'~ ' ' ~ ' ~ i „~.L } .r' . y I'
~ d ~ , ! "ti~ ? i ~ W ~ ~ .r-+ ~ t ,g7N„ . . . ' _ - . ' , t2TN,.~-~-'' , ~ ~ `,,--'a • . , g,rt~
~ ~ .,~~G ' ~ ' ' . , , f --ti~ ~ + r 1 ~..r,..~..✓ a ~ ~ Y ' ' ~ . r,~ t' 1' 1' _,~yJ ~'...~r+~1 • , ! ~ 4 ~,r,.~~,,.~ '
~ ~ ~ vt ~„~.~1-"` "r ~r ~V ~ +i ~ ' • , • ~ '1 ~..•y~'~ `x.i Y ✓ W t" ~r1, r ~ y C ~ _.Se('.~ ';1 , 7 W e~~~r.. p ~ ~ t N eti~C~~' ~ ~ ; ~ , . • , _ r.,.- j,
~ '1.--~, Z~H ~ " ~ ` = f ;y . ~ ~ 2p6a ' ~ $~c'b ,r,. ~ , ~ ''~l.~^~~ r ~ = . t N f , i j •y~~ ~i••• ~ ~ i~ . ~ ~ ' t~.. ~ ~1 !'"i~^- ~ t•- a ,I ~6,~~:
, ~ . ~ ~ r'`~,?~ , , ~q ~ .-t, ~ ~E ` a ~ j ± ~ r~ ~ ~,~y tiE t~ J N • ~ {ri~ i~ , , • e • ; ; , :~Mir +1 t~ ~ ~''~1 a►, ; ~ ,a ~ Th p~tles r;' ' ' ~ ,,,c. - ; i i ► : t t~ '"""^~c
~ t ~t ~1' ~ ~ , 61N 1~ ~ ,r ~ ~ ~ w l~ t . ~ ~M , 1 , (r~~1 + `•~7 ~ t` ~ ( le ~--~y~p ' ~ ~ ~ . y ~.t }4 i ."~a~e ' - ~ ~CNC+d • `~+~1 ` ' ~ t ~1 ~ fI I
~ , i - ~~f ~ k ~ " , : ~ ' t~,;._--~~ ~ ts~ ' ~ - ~a ,ti , . , 1 . ~ ~r , i- , ~1 i 'tl ~ i~'i ~ 1 E ~ ~ I , ~ ~t . 1~ r t, l.r-' ~R ~,,.,^f ~ ,r ~ t~ ~ i~ t.
1 ~ ~ ~ • ' ''^„",l•'.~'~ ' ~ . ► . ~j ~ ~ ~ t; / _ j ~ ~ ~ • ~ v ( t ~ ~ ~ A. ~ . ~ I'T ' ~L~!"_ ~ 1 S ' ~ ~ • ~ ~1, 1, Y .~t`~ ' ' a. r + . ~r t ` ~ . ,1 ~ 1~ ♦ ~ ^ ~f * 11 w"nr~ / 1~~ •t • r ~ ~ 4 ~ ' il \ J I ' ~:r( ~ ~/'~y ~ * 1 ,
~ i+~ 'i 1 1~ ' , ,I 1i/''~'"~ i ` ' ` , `TIK¢C ~ - , ~ ~ ~r A ^ ~ ~ . d ~
; ~~~yd ~ ~~1( r•Z(}i~;,, ..~~...;'t"' 1~--~ , ' ,;~~%I~ 1,%c 'r'~,,.. ' ~ ► ;~r.:.~-~.~;, , : ~.~L _i. . ~ - ~ . - page
ri~~ , a~ . ' ' l,A,,._..-~r~~ : ' ' r~ L1 .r ~ t r . ' ~ ~ ~ , : , ~t',~,,:•r ~ I ~
.~i J ~ ' z~, ~i ~ ± ~i°'~ ` ` 11 ~ ` ~ i ~I ~a ~ . ~ ~ , t ~
. , 32.95 ~ , o~ for Z .
_.~r~ ~taff Re~
10l95 tir-j"
~
~ ~ ~
~ *
~r~
• • ~r ~ ~~i i ~ i ~ ~ i i ~ ~ ,Q .-np~v.~~~, \ ; ~ Y~ ~~~~~i .•.a.. ~ ' ~ ~ y... ~p~..... . u ';~~'s ~6' ~ ~ _ :r y ~ ~ `i~ . . . ~ I ~ • ~~1 ~ ~ l~~h/
• 1 ~ ! . U\ ~ ' 1 . ! + . , ~ ~ • ~~1~~~~+ , '1~ ` ' , '•:~~a ~ ~ • • s 7 ' ~~~ai~~ i I i~` ri~ ~ ' ~ ~ f ~ :t. ~ a ~'•;~~~.ti~l~
7. . . ~ ~,05~ ~ a ~ ~ t, ~uA~A ~ ~1 ~IS'L~ ~_=~_'=:I` _ :a~- ? ~ ~ p ~ ~ ~~1• . . ~ y ~ ~ ' , • a I . , , ~ i'Q \'S ' 1 0 ' ~ ~ ~
b_ . ~74 . ~ , . ~ ,a ~ ~ o . ~ ~ ~ 1 ` ~ ~ I ' . ~ : ~ ~ ` ! N~~L. A ~ Q `~M~P I,R ~ ' C ~
~ ' ~ , .:-s~ ~ 'I~ ~ , , o , ° • ~ 9 ~ a ' . ~ ~,f ~ ~ I ' '}j Z C~ 0~'~ 1~ r o 4Y~ ~ , ' ~ ~ S, l ~~I I ~ ~~j . 1 ~\..1 . ~ r l~ ~
a o, ~ .P :I ~ . ~ -o ; I~' ~ ` ~ O ~ ~~~ifIl~~' 1,r ~ i~~ , ` ~ ' ^ ~ • ~ f • Yr~ t ~ ~ ~O ~ w~ ~
21q~;~ ~ , , . o+ ~ ~ I 1 ~ I \ ' 1 ' 1' i r ~ . ~ . , J , 1 , 1 0 ~ , . , ~
~ ' w ~ " ~ ~al'. i ~ ~ i ' ~ ~ . ~ ~ • Tra~ r' ~II + ~ ° i ~
, , ~ 1.. . I • P _ ' ~I _ ~I~ p __SP~KANE_ _ INr~R~ ~ . a~._ ' ;~1~. . ' _ _ , - ~ . , , ~
. , . , _ - _ ; , ~ ar • ~ ~ • ~ ~ N`~~o~' ~ . ,
t . ~69 ~ " gp ' ~i~V , u w . ~ - _ +I - ; ~ oO r n , I . n ~ c ~ ~
i , . ~ /•o-
~ ~ ~ '•'~alley i ~iort~ Park , o t, ~ f ,i • ~ p~f ~ Yjf ` I~ y ~ ~ ~ II i~ ~ ~ ~ ~i ~
~ ~r~.~-- ' '~°~6Le11._._ oo~ ~ - t~ r MlssroN~ , ~ S oka e Vall 'y A~ ~ ' f~~ ~ ~ _O ~
a~ . . - _ ' ~ Hp ; , . Q . ~a'oo~ ~ el~.• ~ - 2 I.~~ _ - ~
lo~a ~ , ' ~ . z~ . ; ~ JL ~ . ~ . ~ BOONE t~' AVE ~ Q I~-..:_t-W ~
~ • • ~.r.._.~A.Y~ _ _ _ - :F_ !r s: r , _ ~ , ' ~oos ~ , 1 ~1 ~ . ~ , p, Z ~ .
- W ~ J . , ~ . ' ~ " . f - ~ • p ~ ' ~ ` .
~ ~ ~ ' ~ _ ~ ~ ~ _ 7 ~ ~ ~ ~ . , , ' . • WT ` c ' ~ • a~ ' ; . . , . ~ ~ ' . -
- ~ ~ ~ t ~ ~~°~o. _ , ~ , NV ~ Blnke ~ ~ _ . ~ ; r ' ' ' . ,?r--~ ~ ; 5ch ~ ~ • , ~ ~ ~ ' .
6ir!'~ ~ rosdway i 16 North p.- ` ~ 8 a Y. ;1 ~ ; • ENUE . s inee . I ~ ~y.___... , Jr HiKh Sch ~ ' • .
I l ~ a ~ . ~ ' , Weil ~ ~ ~ ~ ` ~ : ~ ~ . . . ~ . r_ e-~._.__ ?~52 ,
N ➢ ~ ~ ~0~~ ~
i ~ ~ vAClfy ! r ~ :1, ' ' ' _ . , . ~ ~ y . WA V . . 1~ ^ , ~ , ~ ~6 ~ u stat n,
~ OPPORT~~NIT ; . ~ , _ ~ ~ - - ' . . I ' ~
~ ~ , . , r-~.- ~ , ~ ~i " . ~ T' - _ ` ,
'ire Sfa ' ~ , ~0~0 6 ~ur ~ SPRAGUF ~ ~ ~ ~ ~ _ ~ , ~ ~
i~ ~ ~ ' .r'::~~ p~ ~ ~ ~ , , ~ ~~V ~ ~ • • 1 • • ` ~ . • _ - _ o~ _ I , . o ~ ,
L
~ ; . . . . . ~ ~ ~ ~ h, o st h ~ : %~K
1 I I ~oo . ~ ~ ~ ~ ~g~ o c
, ° ~ ' m ~ ~ • ~ tntn~.
. . . ~ _ _ _ ~ ~at.}1 rt ! l ~ Ke~v~~ono . Well • ~ ~,-.t~g• ~ , ~1 ~8 q0 ~c a P ,a , . ~ ~ 5ch ~ o , ~ w,..FW t }C~Sec~~61n C~St~n • 20~3 ~ITC~b~jo11 ~I
~7 ~ poss~b~li~jes 2 - . ~ • ~osSS~1~i1~ - , ,
( ~ . zozo . _ - _ ;1_ ~ . n .zo-r : . . : • , ~ 1 I a' Tk. _ ^ ,l~.. r.~ ~ , . ~ ~lOTH ~ ~..~LY~,.~ ~ . ?~4 . _ _ ~ ~ ~ ~ ~ .
. . . . , 204 ~ , . ~ _ . =_~_~ic----~ ~ _ . . ~ , ~ _ _ _ ;
V ~ . y, , s,._ ~ • I _ 1~Q ~ r • ' ~ ' ' ' ' I ~ . ~ ~I~~ . - ~ ~ . 6 1?TH ~ W~-- !?TN ~ AVENlJE ~ ~ s .
~ i:. ~ . _ 1obo~~_______w.._- ; - , ~so~ , ~ - , ~ . ~ . . i• _ . o0
r W , ; ~ ~ . • ~ ,4 ~ ~ 3 ~ - - - - Well ` ~ ~ ' o .
7 -r. ~ ~ , p L ~~oo ?Ob~ 1lMc [lon~id ` - ~ • . ` • ~ ~ FverArot Ne'ter , ~ . - ~ - . ~ ~Jr ~
~'b~, Tenk~ i \ ' ~ 8ch I ~ Th V~ I . - - - ~ ' , ~ ~ ~ ~ ~ ?080 ' ~ - ~ ~ ~ _ • : 208 / ° 208?
~I ~ I v~' i ~ ~ O n{w~r~~y S~ ' , r . 4 , f ; " ` Q ~ .
~ ~ ~ _ v ~ ~ ~ p ~/r . • . ~ ~ - ~ , ~ ~ ~ ~ ' , _ ' ' . ~..y _ - _ I ~ ~ , ~ ~r .
fi 8 n . . • -.-t..-~ ~ , ; ~ _ , ; l ~ . ' ~ _Jl~ ~~o<~,_ q • \ ~ . ~ ~
;r- ~r--- - • r ~----c-~=-J ~ II ' , ~r , ~ r . . ~ ~ ~ ~ ~ ~ . 1 ~ rr.~~ ~ \ I u ~d ' ~ _ ~ . . ~ ? f c ; \ ,~r' i . - 1 f~ f . ~ ~ ,
n ; ~ v c j~ ~ , • . . ; . gp ►I ~ ~ . ~ . ~o : ~~~~.1 ~,,c-~~ ~2~ . /n~r , ~ ~r- l
` ...1 . , J
10/95 HEC Staff Report for ZE-32-95 Pa e
g 4
~ ~
~ ~
N ~~d ~et~,~/( 9S`~ t~Cl',~nl,'.{ , ~ , ~ s ~ r N 6►1 ro P~► r I.~.e , v.ii~y t~r 4n ~w 98
O ~i'.~ ~ _ ~ ' . , . ~ ~F I " rti~~ s,l, ~„lt i.~ \ 69~e► s~ ~ <D i . ~
Pet ./'t1 l alll~c~ht I I U1 r ~ zoe ~~k . g,l! Knewles )-~o-~' ~ I ~ c 1~~ ~ Ck+rv~M 71.,
T 4 k,~i I C J, ~ ~ M1~ ~1 ~1f~~ ~ Z , c'~ C,'~ ~ ~J f~ ~.~-.i ~ r . ~ Q ~ i , rn ►Gfkywy i ~ r - _ • . . _ _ , . , ~ ~ 1 Qi . .
"O ~ ~ ' ~ ~ X h ( Xi• ' . '~t.+~ L ~ I
c-t ~ ~ . ~.y 1i ,i ~e ~e ~e i~ it ii ie q 9 ~ ~ Q1 - t i a t.. y -t t V / Ot A o
~ ~ s~,~r,.~ ti,~„c ~ n l ~i l~~y, ~1 ~ ~ rP f~w~~• nl ~ , 1 ~ ~
'~nn~lono iT~ frovo~od'~.oea~l ~ ~auor ~ ~ ~`~'A;~k~ f o , r~ ua3.s u~z~ I 6-3 I~q~~ t ~ . ~D ~ °
Ball~o=latamMioa ~ ~ ~[Oi~~~~~ o ~ ~ O ~Cmt~81~0~~0~R1.~0i7Lnncv +y7.r ovrj~~~ (M1~~ f I ~ 4A1~~1~ o ~ Q ~S1~A O~1'fff}b e~~ u~c~~ ~~~cul 4 xf ,~4nt,~ 1 ;
~S , I ~ ~ ~ ~ ~ i ~1.=.W M a a1 ►.~~ro ' C-~ L•► g i r ~ ~ry~,~~ ~s i ~ s y ►o'~~~d Y2Xi~Y c.~.»~K„~6N. ~ Tr[[~i 1y}f ~1f P ' 2 ~
~ ` ~ No.afPufdnESP~~oqu~edZS~,t~ : I y7At ~r r7~ I,c~~~T O P~e~ams ol Opai SPKa (m~toa~ vwee rerl ll.2n..rS~ N a a) ~ ~
~S , i' ~ ' e~s«e.d~ 3s Fr ~ , ~j ~ ~ .°n ~ v~~~+~ L ~
N ,,S R 3 1~1 ~ ~ 2 ~r, _ I
W ~ ~n'~ t { y t' . ? N ~ . , I. ~ T~ I~I CA1~r,^ , , ~J ~
~ ~ • . ~ -r ~Y ~ - _ I . ~ , ~ ~ ~ , _ - ~ . ~..~,,,.~y~t ~ i ~ ( .
~ t ~ ~ ~ ~ ~ ~ . s 1 ~ M ~ ( r ' ~ ~ T ie i~~f,ll~~l .1~!.. •('~v~rr+ a v< ~Awl~n ~ ,
_ - - - ` - • - -I ~ A.r~.~
~r
A' L~ y 004 S~ ~t ( 3 1 Qx ~1t,~1 P. r K~~~ t N~c~~ f~ ~ 11 p~~t~
'1~ ~ ~ ~ E7f~1t1~ ~1T~(~~t r~~CF11~M ~ S~ ~ ~ ~ ~ 1 ? ~ ~ , ~ ' , ~Irlr MN ~l'Aei91~ I h ~
l , ~ ' , 1 ~ '1 ( 1~' 1 , 1~ , ~ 1 ~ ~o . ~111 ~ , ~ ~ ~ , P ~
a~~ ~ ~ i _ . _ _ _ ~ ~ . ~ ~ ~ P , ~ _ , U ~ ~ , , ~ ~ 1 ~ , ~ ~
~ , ~ 1 r 1 ~ , ~ ~ . _ . 1 , ~1 , ~ ~ , ~ 1 ~
1 ~ ~ ~ , . ~ , , , ~ ~ I
r ~
1 ~J~~ ~ ~ 1 ~ L1 \ C/ ~tA.) ~ f~/t f~l~ ~ C~ ~ ~ r' ` , ~VV ` v .
39w'
~ RF~fiVF~
~ AUG 1 19 8
~rOKANR COUNTy
'D PLANNINO OMART't~lEN7 ~
~ ~ _
~
• r
r ~
DIVISION ~F ~U~~,~ING AND PLANNING REP4RT
T0: SPOKANE COUNTY HEARING EXAMINER COMMITTEE
FROM: CURRENT PLANNING SECTION
DATE: OCTOBER 19, 1995
SUB JECT: ZE-32•95 ZONE RECLASSIFICATION FROM URBAN
RE5IDENTIAL-3.5 (UR-3.5) AND URBAN RESIDENTIAL-22
(UR-22) TO REGIONAL BUSINESS (B•3) ZONE
I. GENERAL INFORMATION
Applicant: William Knowles
634 East 26th Avenue
Spokane, WA 99203
(509) 456-6084
Contact Planner: Louis ~Vebster
Location: Generally located at the southwest corner of the intersection of Pines
Road (SR-27) and Valley Way in the SE 1/4 of Section 16, Township 25 North,
Range 44 EWM, Spokane County, Washington.
Proposal: Zone Reclassification from Urban Residential-3.5 (UR-3.5) and
Urban Residential-22 (UR-22) to Regional Business (B-3) for those uses allowed in the Regional Business (B-3) zone.
II. SITE INFORMATI4N
A. Site Size: Approximately 1.6 acres
B . Comprehensive Plan
1. Land Use Plan: The Comprehensive Plan category of the subject
property is both Major Commercial and Urban and the subject -
property is within the Priority Sewer Service Area (PSSA) and the
Aquifer Sensitive Area (ASA} Qverlay Zone.
~ The Major Commercial (C) Category is intended to provide the o ortunit
Pp Y for development of commercial uses, specifically community and regional
shopping centers and commercial uses, directly related to major
throughways. The Urban (U) category is intended to provide the
opportunity for development of a"city-like" environment which includes
various land uses, intensive residential development and public facilities and services (water, sanitary and storm sewer lines, police and fire protection
and other features). Due to the variety and mix of land uses and activities
found in the Urban Category, there are few land use activities that would be
inappropriate. The proposed zone reclassification implements the majority
10/95 HEC Staff Report for ZE 32-95 Page 6
t-
of the Goals, Objectives and Decisibn G'aidelines of the Urban and N~ajor
Commercial Categories of the Comprehensive Plan.
2. Arterial Road Plan: The proposal is located at the intersection of Pines
Road (SR-27) and Va11ey Way. The Arterial Road Plan designates Pines
Road as a state highway and Valley Way as a 70 foot Collector Arterial.
In order to implement the Arterial Road Plan, the applicant is required to
dedicate 2.5 feet of frontage along Valley ~Uay and to designate 15
additional feet along Valley Way as a Future Acquisition Area (FAA),
3, County Parks Plan: Valley Mission Park is located less than a mile
northwest of the subject property and is the Spokane County Park closest
to the proposed zone reclassification.
C. Site Characteristics: The site is comprised of three lots at the southwest
corner of Pines Road and Valley Way. A two story, professional office building exists on the largest of the lots on the south of the subject property and a single
family residence exists on the westernmost lot along Valley ~Vay. The lot at the
corner is vacant and undeveloped. The lot with the existing professional office
building is partially paved and the western portion is an undeveloped gravel area.
D, Neighborhood Characteristics: The subject property is in a
neighborhood that appears to be in transition from single family uses towards more intensive development including offices and commercial uses. The
property fronts on a major north/south commercial corridor and is three
blocks north of Sprague Avenue, a major east/west commercial corridor.
E. Zoning Analysis: The Regional Business (B-3) zone was established to
provide for the location of a wide range of retail and service activities and to
implement the Major Commercial category of the Comprehensive Plan. It can also implement the Urban Category of the Comprehensive Plan. The surrounding
zone to the west and immediately south is Urban Residential-3.5 (UR-3.5). The
proposed zoning is consistent with existing zoning to the north.
Proposal: Urban Residential-3.5 (UR-3.5) established in 1991 and Urban
Residential-22 (UR-22) established in 1991, previously
established as Agricultural Suburban (AS} in 1955 (99-55) and Residential Office (RO) in 1976 (18-76C)
North: Urban Residential-3.5 (UR-3.5) established in 1991 and Regional
Business (B-3) established in 1991, previously established as
Agricultural Suburban (AS} in 1955 (99-55) and Commercial (C)
in 1982 (83A-82C)
South: Urban Residential-3.5 (UR-3.5) established in 1991, previously
established as Agricultural Suburban (AS) in 1955 (99-55)
East: Neighborhood Business (B-1) established in 1991 and Urban
Residential-22 (UR-22), previously established as Local Business
(LB) in 1978 (146-78C} and Residential ~ffice (R~) in 1968
Cg-68)
West: Urban Residential-3.5 (UR-3.5) established in 1991, previously
established as Agricultural Suburban (AS) in 1955 (99-55}
1O195 HEC Staff Report for ZE 32-95 Page 7
,
r 7
F. Land Use Analysis: The subject property is located on a major commercial
corridor in an area that is in transition from single family residential uses to more
intense land uses including commercial.
Site: Single family residence, a vacant lot and a professional office building
North: Service station
South; Single family residence
East: Commercial uses
West: Single family residences
G. Site Plan: The site plan shows the existing professional office building and one
existing single family residence. "Exlsting Type III" landscaping is shown along
the south property line but a site inspection did not verify this. While not shown
on the site plan, a 3-foot high chain-link fence with slats is located along the south
property llne and the south 1/2 of the west property llne. The fence continues east
and west along the line that separates the two largest lots.
The zoning code requires five (5) feet of Type III landscaping along both Pines
Road and Valley Way and requlres twenty (20) feet of Type I landscaping where
the proposed Regional Business (B-3) zone is adjacent to Urban Residential-3.5
(UR-3.5) zoning along the south and west property boundaries.
In addition to the two existing structures on the subject property, the site plan shows a proposed 4,788 square foot commercial building and 24 parking spaces.
In the Building Information section of the site plan it indicates 25 new parking
spaces, but only 24 are shown. The exact number of required parking spaces will
depend on the specific use of the building, and will be determined prior to
issuance of building permits.
The site plan shows an existing sign in front of the professional office building at North 317 Pines Road but does not show any detail. Additional signs are shown
very near the intersection of Pines Road and Valley Way and along the north side
of the proposed commercial building. Section 14.804 of the Zoning Code
pro~ides specific regulatlons regarding the type and size of any permitted signage
and any addltional signage will requlre compllance wlth Section 14.804. Signage -
will be approved at the building permit stage.
The site plan submitted for review by the Hearing Examiner Committee is general
in nature and does not show the required dedication or Future Acquisition Area
(FAA) along Valley Way. Deta~led revlew to deterrrune compliance with all
Zoning Code regulations and conditions of approval is recommended to be
adrrun~strative and to occur prlor to issuance of bullding permits. Building
setbacks are to be measured from the Future Acquisition Area (FAA}.
Use: Existing professional office building and residence to remain.
Proposed 4,788 square feet commercial building
Proposed buildings. Two existing, one proposed.
10/95 HEC Staff Report for ZE 32-95 Page 8
~ r ~
Site Coverage; 1 S% overall
Building Setbacks Proposed Required
Front yard (Pines Road) 35 feet 65 / 35 feet
Flanking yard (Valley Way) 85 feet b5 / 35 feet
Side yard (south) 64 feet 15 feet
Rear yard (west) ~ 100 feet 15 feet
Parking 24 spaces as per Chapter
14.802
Maximum Structure Height: 17 feet 35 feet
H. Circulation: The properry will be accessed from Pines Road via existing
driveways and will also be accessed from Valley Way via 20 foot driveways as
shown on the site plan. It will be possible to travel from Pines Road to Valley Way and back across the property. Fire District #1 will need to approve the
proposed access prior to the issuance of building permits. The Fire District has
been unable to review the proposal because of the scale of the drawing. A letter
was received from the VVashington State Department of Transportation (WSDOT)
dated 8-18-95 and the letter stated that the SR 27 / I-90 interchange lacks
additional needed capacity. ~VSDOT asks that development of the subject
property be limited to 5,000 square feet of specialty retail uses.
I. Drainage: A drainage plan will be required prior to the issuance of any building
permits, This plan must be reviewed and approved by the County Engineer's
Department prior to building permits being issued.
J. Power Transmission Lines/Other Known Easements: None known.
K. ~Vater Supply: The proposal is served by the Modern Electric Water Company.
Provisions for water service are required prior to the issuance of a building
permit,
L. Sewage Disposal: A public sewer system will be made available to the site.
Plans and specifications will be reviewed and approved prior to the issuance of
any building permits.
M. School; The proposal is in the Central Valley School District. No comment has
been received. ~
N. Fire Protection: The proposal is within Fire District No. l. The Fire District
and the Division of Building and Planning are required to approve fire protection provisions prior to issuance of building permits. A letter dated July 21,1995
from Fire District #1 states that they are unable to review the plan because of the
scale and they request a plan drawn to a scale they can comment on.
U. Cultural Resources: None have been identified.
P. Parks and Recreation: No comments have been received.
Q. Wetlands: No wetlands are shown on the Spokane County VUetlands Inventory
. Maps.
10/95 HEC Staff Report for ZE 32-95 Page 9
t ~ ~
III. ENVIRONMENTAL REVIEW:
An Environmental Checklist was submitted by the sponsor and was reviewed by the
Division of Building and Planning. The review considered the specifics of the
proposal, other avallable information, County ordinances, other regulations and laws,
possible standard Conditions of Approval, the Generalized Comprehensive Plan, and other County policies and guidelines. The Division of Building and Planning has
determined that "No probable slgnlficant adverse lmpacts" would result from the
proposal being developed and has issued a Determination of Nonsignificance ("DNS
The "DNS" was circulated to 13 other agencies of jurisdiction and other agencies/
departments affected by the future development for review ar~d comment. The
"DNS" comment period ends October 17,1995 and was advertised 15 calendar days before said date in the newspaper, by letter to adjacent property owners within 400
feet of the proposal, and by notice on a sign posted on the proposal site. The Hearing
Examiner may consider addltional environmental related testlmony at the public
hearing.
IV. DIVISIQN OF BUILDING AND PLANNING SUMMARY
The proposed Regional Business (B-3) zone can implement the majority of the Goals,
Objectives and Decision Guidelines of the Urban and Major Commercial Categories of
the Comprehensive Plan. The site plan does not demonstrate compliance regarding
right of way dedication or Future Acquisition Area. Compliance with these speci~c
requirements may not allow use of the site to the extent proposed by the applicant.
With minor site plan revisions, the proposal can be made consistent with the development standards of the Regional Business (B-3) zone. Proximity of the subject
property to non-residential uses and non-residential zones illustrates that the area is in
transition,
V. CONDITIONS OF APPROVAL
i. All conditions imposed by the Hearing Examiner Committee shall
be binding on the "Applicant", which terms shall include the
owner or owners of the property, heirs, assigns and successors.
ii. The zone reclassification applies to the following real property: -
The east 1/2 of the north 1/3 of the east 3/5 of the north ll2 of Block 125,
Opportunity.
That portion of the north 1/2 of the south 2l3 of the east 3/5 of the north 1/2 of
Block 125, Opportunity.
That po~ion of the east 59 feet of the west 1/2 of the north 1/3 of the east 3/5 of the north 1/2 of Block 125, Opportunity.
All in Section 16, Township 25 North, Range 44, EV~M, Spokane County,
Washington.
1O195 HEC Staff Report for ZE 32-95 Page 10
SP4KANE DIVISION OF BUILDING AND TP~AI~~ivING
1. All conditions imposed by the Hearing Examiner Committee shall be binding on the "Applicant", which term shall include the owner or owners of the property, heirs,
, assigns and successors.
2, The proposal shall comply with the Regional Business (B-3) zone(s) as amended.
3. The applicant sha11 develop subject property generally in accordance within the
concept presented to the Hearing Body. Variations, when approved by the
Planning Director/designee, may be permitted, including, but not limited to building locatioa, landscape plans and general allowable uses of the permitted zone. All
variations must conform to regulations set forth in the Spokane County Zoning
Code, and the original intent of the development plans shall be maintained.
4. Approval is required by the Planning Director/designee of a specific lighting and
signing plan for the described property prior to the release of any building permits.
5. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Planning Director/designee shall be submitted with a performance
bond for the project prior to release of building permits. Landscaping sha11 be
installed and maintained so that sight distance at access points is not obscured or .
impa~red.
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
7. The Planning Department 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 Planning Department. The Title Notice shall generally provide as follows:
The parcel of property legally described as [ ] is the subject
of a land use action by a Spokane County Hearing Body or
Administrative Official on [ imposing a variety of
special development conditions. File No. [ ~ is available for inspe~tion and ~opying in the Spokane County Planning Department. _
8. The Spokane County Planning Department shall prepare and record with the
County Auditor a Title Notice specifying a future land acquisition area for road
right-of way and utilities. The reserved future acquisition area Title Notice shall be
released, in full or in part, by the Planning Department. The notice should be
recorded within the same time frame as an appeal and shall provide the following:
a. At least 15 feet of reserved future acquisition area for road right-of-way and
utilities, in addition to the existing andlor newly dedicated right-of way along
Valley Way. NOTE: The County Engineer has required 2.5 feet of new
dedication.
b. Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area.
10/95 HEC Staff Report for ZE 32-95 Page 11
e
t ~r ?
c. No required landscaping, parking, '208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of way and
utilities. If any of the above improvements are made within this area, they
shall be relocated at the applicant's expense when roadway improvements are
made.
d. The future acquisition area, until acquired, sha11 be private property and may
be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be
considered interim uses.
e, The property owner shall be responsible for relocating such "interim"
improvements at the time Spokane County makes roadway improvements
after acquiring said future acquisition area.
9. The applicant shall contact the Department of Buildings at the earliest possible stage in
order to be informed of code requirements administered/enforced as authorized by the
State Building Code Act. Design/development concerns include: Addressing, fire
apparatus access roads, fire hydrant/flow, approved water systems, building
accessibility, construction type, occupancy classification, exiting, exterior wall
protection, and energy code regulations. (Note: The Department of Buildings reserves
the right to confirm the actual address at the time of building pernlit.}
SP~KANE COUNTY DIVISION OF ENGINEERING AND RQADS
Prior to issuance of a buildin~ permit or at the rec~uest of the County En~ineer in coniunction
with a Countv Road Pro~ect/Road Improvement District, wh~chever comes first:
1. The applicant shall dedicate 2.5 feet on Valley Way and the applicable radius on
Valley Way and Pines Road.
Prior To Issuance Of A Buildin~ Permit Or Use Of The Propertv As Proposed:
2 Access permits for approaches to the county road system shall be obtained from the
Spokane County Engineer.
3 Access permits and improvements to Pines Road must be approved by the
Wash~ngton State Department of Transportatlon (WSDOT).
4. The applicant shall submit for approval by the Spokane County Engineer road,
dra~nage and access plans.
5. The applicant shall submit for approval by the Spokane County Engineer a detailed
combined on-site sewage system plan and surface water disposal plan for the entire
pro~ect, or portlon thereof, lf the development is to be phased.
6. A parking plan and traf~ic circulation plan shall be submitted and approved by the
Spokane County Engineer. The design, location and arrangement of parking stalls
shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of
the project which is to be occupied or traveled by vehicles.
,
10/95 HEC Staff Report for ZE 32-95 Page 12
.s •
7. The construction of the road improvements stat~d ~ere~1 shall be accomplished as
approved by the Spokane County Engineer.
8. The County Engineer has designated a Collector Arterial Roadway Section for the
improvement of Valley Way, which is adjacent to the proposed development. This
will require the addition of approximately 8.5 to 10.5 feet of asphalt along the
frontage of the development. The construction of curbing and sidewalk is also
required,
9. All required improvements shall conform to the current State of V~ashington Standard Specifications for Road and Bridge Construction and other applicable
County standards andlor adopted resolutions pertaining to Road Standards and
Stormwater Management in effect at the date of construction, unless otherwise
approved by the County Engineer.
10. Roadway standards, typical roadway sections and drainage plan requirements are
found in Spokane Board of County Commissioners Resolution No. 95-0498 as amended and are applicable to this proposal.
11. No construction work sha11 be performed within the existing or proposed public
right-of way untii a permit has been issued by the County Engineer. All work
within the public road right-of way is subject to inspection and approval by the
County Engineer.
12. All required construction within the existing or proposed public right-of way is to
be completed prior to the release of a building permit, or a bond in an amount
estimated by the County Engineer to cover the cost of construction of improvements
shall be filed with the County Engineer.
13. The County Arterial Road Plan identifies Valley VVay as a 70 foot Collector arterial.
The existing right-of way width of 50 feet is not consistent with that specified in the
Plan. In order to implement the Arterial Road Plan, in addition to the required right-of-way dedication, a strip of property 12.5 feet in width along the Valley ~'Vay
frontage shall be set aside in reserve. This property may be acquired by Spokane
County at the time when arterial improvements are made to Valley ~Uay.
14. There may exist utilities, either underground or overhead, affecting the subject
property, including property to be dedicated or set aside for future acquisition.
Spokane County assumes no financial obligation for adjustments or relocation regarding these utilities. Applicant(s) should check with the applicable utility
purveyor and the Spokane County Engineer to determine whether applicant(s) or ~
the utility is responsible for adjustment or relocation costs and to make
arrangements for any necessary work.
15. The applicant shall grant applicable border easements adjacent to Spokane County right of way per Spokane County Standards.
SPOKANE CDUNTY DIVISI~N OF UTILITIES
1. A wet (live} sewer connection to the area wide Public Sewer System is to be
constructed. Sewer connection permit is required.
10/95 HEC Staff Report for ZE 32-95 Page 13
~
2. Applicant shall submit ~xpi~~ssi`~ to Spokane County Utilities Department "under
separate cover" only those plan sheets showing sewer plans and specifications for public sewer connection for review and approval by the Utilities Department prior to
issuance of permit to connect.
3. Arrangements for payment of additional sewer charges must be made for prior to
issuance of sewer connection permit.
4. Any water service for this project sha11 be provided in accordance with the Coordinated ~Vater System Plan for Spokane County, as amended.
SPOKANE COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
2. ~Vater service shall be coordinated through the Director of Utilities, Spoken County.
3. VVater service shall be by an existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
4. A public sewer system will be made available for the project and individual service will be provided to the lot. Use of individual on-site sewage disposal systems shall not be
authorized,
5. Use of private wells and water systems is prohibited.
SPOKANE C4UNTY AIR POLLUTION C4NTROL AUTHORITY
1. All air pollution regulations must be met.
2. Air pollution regulations require that dust emissions during demolition, construction
and excavation projects be controlled. This may require use of water sprays, tarps,
sprinklers or suspension of activity during certain weather conditions. Haul roads
should be treated, and emissions from the transfer of earthen material must be controlled, as well as emissions from all other construction-related activities.
3. SCAPCA strongly recornmends that all traveled surfaces (i.e., ingress, egress,
parking areas, access roads) be paved and kept c~ean to minimize dust emissions, -
4. Measures must be taken to avoid the deposition of dirt and mud from unpaved
surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces.
5. Debris generated as a result of this project must be disposed of by means other than
burning (i.e., construction waste, etc.).
6. SCAPCA Regulation I, Article, V requires that a Notice of Construction and
Application for Approval be submitted to and approved by our Agency prior to the construction, installation or establishment of air pollution source. This includes any
fuel fired equipment rated at greater than 400,000 BTU~our (boilers, hot water
10/95 HEC Staff Report for ZE 32-95 Page 14
. ~
heaters, ovens, etc.). It also includes paint bo~tl~5; ar~ other sources of air contaminants.
VVASHINGTON STATE DEPARTMENT OF TRANSPORTATION
1. Due to the trip generation potential that an unrestricted Regional Business (B-3) use
would allow, we cannot support such a zone change request, due to the lack of capacity at the Pines Road and I-90 interchange. In this particular case through
~ conversations we have had with the applicant he has indicated that this development
will be limited to 5,000 square feet of specialty retail uses, with a m~imum of 5
pm peak hour trips per 1,00 square feet as designated in the ITE Trip Generation
Manual. We request as condition of approval that this development of this site be
limited to specialty retail. Development of this site for other uses that would
produce traffic in excess of these 25 peak hour trips will require additional review and approval by WSDOT along with any necessary mitigating measures.
2. A j oint WSDOT road approach permit will need to be obtained for the shared use of
the approaches to the north of the proposed building prior to the issuance of any
bullding permits.
10195 HEC Staff Report for ZE 32-95 Page 15
e f
ti,,,,, • ~f
t sa V ~ ~ ~
~ ~ , ~ ~ ~ ~ i ~ .
~ C~S
~ ~ ~ r~~~~ , ~ ~ ~ ~ ~ 11~
, ~ .`T."c~. t S . ~o ~ 1~
~ ~ ~ ~ j`'°< < t~ l c ~ ~ ~
, _
n
~ \
• • ~ ~ ~ • Q
► ~ ' XV~! E Y ~
.L 3 • . . ~ ' ' 0 0
M W ELI. S~NTQ~ i ( r I O INT ~
.Y , O
_ , , a s~ . .
. 3 ' . ~ . ; BooNE
. . , ~ ti. . i_ ~ i0~ 0 0 ~ OESr~nET
C • . , ~ ~ 2 'D~s"E' ~ DES M ET Av E `
O r , . . A AL 0 x f ~ T a ~ - o > ~ , ~ • ~ r ~
. 3 . . ~ • ~ ; G ~ a , r . , ' ~ ~
~ r L ~O W W . m 0~ ~
. T ~ v r ~ ~ ~ ' ~ or
Y ~ ~ ~ ~ ~
• ~ / ~ ' ~ • ~ ~ • I 'j ~ ~ 1• ~ • ~ 1L~ ' • • ~ ~ • ~ ~ EL- 2
~•~,:N~~:.t•{~ • . • . . , ~ • . rii: f~• , _ f C~~
tf r • ~ ~,~ih~~,~1~Aar : . ~ ' D . . ,
ALK I ~y' 'h' ; J _ ~ - Av~ I F
ti ~ •L. z N - ~ ~ r
~ W o~. ~ vE a v,~ ' J. Z ~ ~ , ~ G ~ ~ ' ' d ~
~ d ~ ~ ~ , °0 ALL Y WAY ' ~
e~~ :a %r ^ • Z ~
~ ~ O
~ o~ ~ x 2 • : ~ ~ o MA~ N ~ ~ ~ ~ ~
a AvE . ~ r A~ N : W : , .
F., ~vl~i~0! ~ p - ~ ~ ~ I~ 0 - SQ~.~7s6 3~ ~ - tr oI i~ ~ Y Ri~E~s~D~
a ~ , 3 ,c a ~ ~ ~ ~ . W ~ ~
a 9 0. , ~ . ; z n v ~ E 1 9 S~, E L. 9~ ; p~
ft, r' r~r.I ' f• ,y ~ '
N°_ 2 312~' , ~ • . PCST FFICE , ~ ~c ~
• - ~ p AvE . , z ~
RA/LROA ~ ~ ~ ~ ~ ~ D ~ - • - t +.•+.~+.~r-~ ` ~ - r=.-..~ r.~.
_ ~ f _ _ _ ~ ~ + _ _ _ _ -
, ~ 0 RO ~ ~ ~ f ~ z ' , ~ ~ ~ o ~
~ OVRTN AV ~ 4T~ . . . Y
' ~ Z ~ s Y
V m X 0, a ' ~ y
W ~ 4. a i ; ~ ~ ~ ' 6T ~
S 1 H • ~ , I~ I I~ v E 'r~~ .:1V Q~ , . ~ Av~,=~ o • ~ • ~ V ~ ` F' ,
~ ~ $ . . SEVENTN t ' Y a' W'
~ ~ ~ p ~ y ~
EIGHTH AY~ ~ - 'i ► EC.2014 x > . F '
t , . ' ~ ' ~I , ~r,~1,• } ~ ~ ~ , ~!I ~ i
9 TH , _ • . : , , r._;, , ~ TM AV ~ , ~ j ~ . i _ ~
T IOTN ~ , ~ ~J ~o ,,..r ~ ~ ~
~ ' , . r, ~ ~ . ' /
- - - - - - - - - . - - - - - .