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PE-1316-79 & ZE-149-79 - ~ . ~ AGEflDl1, July 27, 1979 TELEPfIONE : 456-2205 SPOKl1NE COUfII Y PL,^,iJiJIfJG SUBDIVISIOf'J HEARING EXAMINER COPIPlITTEE TIIIE: Friday, July 27, 1979 - 1:30 P.I.I. (Item #4 on Afternoon Agenda) PLACE: Broadvvay Centre Building, 2nd Floor fJ 721 Jefferson, Spokane ~ PRELIIMNARY SUBDIVISIOPd J'~ND ZOIJE RECLIISSIFICATIOPI PE-1316-79, UCRA FIILLS /1DDITIO11 ZE-149-79, AGRICULTURAL TO AGRICULTURAL SUBURBAN OR R-I a. Location: The proposal is located in the Spokane Valley betvieen Evergreen and Best Road and north of 32nd Avenue. b. Legal Descri pti on : Secti on 26 ; Townshi p 25PJ, Range 44 E.W.tl. Blocks 240 and 241 of Vera as per plat thereof recorded in Volume "0" page 30 of plats in the office of the County Auditor, Spokane County, tJashington, c. Sponsor: Star Investment Co. P , 0 , Box 14227 Spokane, WA. 99214 d. Surveyor: David C. Clausen E 9803 Sprague Spokane, WA, 99206 e. Site Size: 19 acres f. fdumber o i Lots ! 38 g. Proposed Land Use- Single family dviellings 11. Existing Zoning; Agricultural i. Proposed Zoning:. Agricultural Suburban or R-I j. l-later Source : Vera Water and Pov!er k, School District: Central Ualley #,`356 l. P-lethod of Seviage Disposal: Individual on-site septic tanks m. Environmental Impact; A topic of discussion at this Nearing may be whether the flearing Examiner Comnittee has adequate inforiiiation to assess the adverse Environmental Impacts of the proposal. The State Environmental Policy Act WAC 197-10-530 (2) provides that: ".....In the event that the further investigations authorized by this section do not provide information reasonably sufficient to assess any potential adverse environmental impacts of the proposal, an EIS shall be prepared." z - - ~ 7 ` ~ . 0 19 ' Sf ti ~ ~ ~ Rp4 f tp ~ $ a ' • :;,r-,,,t,; A - p P~ o c7~~~.o,e ^2. ~r J ~ 2 ~ t ' Z P 3~ f 2/a T P. • 4 ~ ~ Q ho J U 13 79 ~ , t ~'QO a~ ~Sr (A ~ . 9V ND tl ~ • 2 j 'a ~P 1 ~ , C~ M o a 1 r 2 M 2 41 ~ 1 247M ~ N 2 2~TH ~ Tw TJ , . 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Said transcript is true and correct insofar as I was able to interpret the voices as recorded. r Christina M. Wesche, Zoning Secretary Spokane County Planning Department Subscribed and sworn to before me this day of 1980. L C~~~ Notary Publ i c i n arfd f~ the State of _ Ulashington, residing at S_pokane, Washington. h1y C omm i s s i o n ex p i r e sr ~ / . . , • SPOKANE COUNTY SUBDIVISION HEARING EXAMINER COMMITTEE Friday, July 27, 1979 PRELIMINARY SUBDIVISION AND ZONE RECLASSIFICATION PE-1316-795 UERA HILLS ADDITION - STAR INUESTMENT CO., ZE- 149-79, AGRICULTURAL TO AGRICULTURAL SUBURBAN OR SINGLE FAP1ILY RESIDENTIAL (R-1) HEARING EXAMINER COMMITTEE MEMBERS PRESENT: Eldon Thomas, Chairman Ted McCoury r' - CHAIRMAN THOMAS: The next Agenda item is PE-1316-79, Vera Hills Addition; ZE-149-79, Agricultural to Agricultural Suburban or R-l. Star Investment Company is the sponsor. Mr. Hubbard. MR. McCOURY: Mr. Chairman, before we go on with this, I would like to ask a question. Does the Star Investment Company own any more land that has belonged to Early Dawn? Is the sponsor here? Iwould like that ansvrered. RESPONSE FROM AUDIENCE: No. MR. McCOURY: Up here. CHAIRMAN THOMAS: Would you state your name and address for the record, please. MR. ZARECOR: My name is Mike Zarecor. I'm with Star Investment Company. CHAIRMAN THOMAS: And your address. MR. ZARECOR: South 1616 Adams Road, Veradale. CHAIRMAN THOMAS: Mr. Zarecor, do you affirm the testimony you are about to give in the matter now being heard, will be the truth? MR. ZARECOR: That's right. CHAIRMAN THOMAS: You may proceed. MR. McCOURY: Well, I just want to ask hiiii a question. CHAIRMAN THOMAS: That's all right; he's under oath. You can ask him a question. MR. McCOURY: That is all the property that you own, Mr. Zarecor; you bought that from Early DaUrn? MR. ZARECOR: I don't even own that; I have an option for that .piece of property only. MR. McCOURY: From Early Dawn? MR. ZARECOR: From Early Dawn Farms; that's right. MR. McCOURY: Yeh, O.K., that's fine. -1- . PE-1316-79, Vera Hills Addition (contd.) CHAIRMAN THOMAS: Thank you, Mr. Zarecor. MR. McCOURY: That answers my concern. You can proceed with Mr. Hub bard. CHAIRMAN THOMAS: Just let me, let me get straightened out here before we go on, please. O.K., Mr. Hubbard. MR. HUBBARD:- Yes, thank you, Mr. Chairman. Location for this proposal as you see now on the screen, Vera Hills Addition, is located in the Spokane Valley between Evergreen and Best Road and north of 32nd Avenue. Again, this is 32nd Avenue running east and west; here is Best Road; and here is Evergreen Road. The proposal is cross-hatched in black;both to the west and to the north you can see residential subdivisions which I will be discussing. This . is the proposal; the proposal is 19 acres subdivided into 38 lots, all for single family use. The typical lot frontage is 110 feet, typical lot size ranges from 13,500 square feet to 21,760 square feet. Under existing land use, again this is the proposal cross-hatched in black, and the site is currently cultivated . agricultural land and pasture. Land use directly north of this project in this vicinity is also pasture basically used for the Early Dawn Dairy Company which is located further north in this general vicinity. The Early Dawn Dairy Company is an operating dairy, of course, vrith a feed lot and processing facilities on the site. Further north yet is the Early Dawn Additions, located as you can see on the vicinity map, the Early Dawn Additions are located in that I area. To the tivest of the site there are several Additions. West of the site there is the Mountain View Fourth Addition directly adjacent to this proposal across Evergreen Road, Yeh, the Mountain Uiew Fourth Addition has a residential subdivision with lot sizes of generally right around 10,000 square feet. Land uses,both to the east and to the south are generally large parcels in sizes of - from some cases a very small segregations to very few small segregations in the area. Generally there are acreage sizes going up to as high as 40 acres. In that regard, this is a picture of the vicinity in question. This, of course. is the southern boundary of the plat in question; the plat in question runs through at approximately this line right here. You can see the residential' subdivisions to the west, the Mountain View Additions; you can see the Early Dawn Dairy operations here. You can also see part of the property to the north of this proposal which is now and currently in pasture land property. MR. McCOURY: Mr. Hubbard. MR. HUBBARD: Yes. Mr. McCOURY: May I please question on that picture again, please. - 2 - 1 E-I3IV"7✓} MGIa HI11s Addit1o41 (LVlI•td•) . I ~ 1 • MR. HUBBARD: You want to ask n7e about this one? Mr. McCOURY: No, show the other one. Those, thase houses at the battam of the and across the road fram the proposed project are they duplexes or single fam; ly? ar do yau know, Mr. .Zarecor? MR. HUSBARD; Single faniily r~esidential,1'r1 sure, but r might have made a rni stake . LADY FROM AUD7ENCE: Live in one of those houses. MR. McCOURI' : Si ngl e fami ly? LADY FRONi AUDIENCE: Yes. - ~ _ MR. McCOURY: Thank you. MR. WUBBARD: i'm sure they're al l single fam71y res7dential. This is the area in the generaZ vicinit,y to the east of the proposal; agai nthe li ne of the prvposal i s general1 ya1 ang thi s area. Yau can see same of the segregatiar~s that occurred directly adjacent to the proposal, generally rnost of those are 7arger acreage parcel s of from one to three acres. When ,you get on further west, II correcti❑n, further east in the generaly vicinity af the plats the parcels do, ah, larger in size arrd that"s the locat7on where the parcels get up t0 40 acres 7 nsize, as a rnatter of fact between Evergreen and Sul 1 i van and ah, generall,y north of 32nd and south of 16th Avenue, as your Heari ng Examiner is we1 Z aware as we diseussed several plats in that area before such as Bayes Additian, South Adams Addition, Jan's Addit~~n vrhich w~s recently discussed last month. Under cornpatible existing land use the resident7al uses as praposed are consistent with those subdivisians to the west and further north i n the Early aaivn Additions. The 1 ot si zes and uses proposed woul d appear to be campatib1 e to the inimediate area, particularly the agricultural aspect of the Ear7y Dawn Dairy and larger parcels that exzst between Evergreen and Su117van Road.s. Recent decisions for the general area such as Bayes Addit7an and 5outh Adams have held subdivisions to one-halfacre i n greater 1 ot densi ti es i n the general area that I described. Under circul ati on to Cou ~ty Road,Eng ineer agrees then wi th the ~ propDsEd P?'el lElll ndY`,]I Pldt of RecQY'd and d0e5 bdSl Cally dgr2e wi th th2 C1 Y'CUlatl Dn as shown on the plat now on the screen. For sewage disposa7, the CQUnty Hea7th Distr7ct has authorized the use afzndividual on-site sewage systems for each lot i n the pl at. They have pravided an irnpact discuss7on di scussi ng the irapacts over the aqui fer of any sewage disposal in the area. Under dr,a7 nage, water supply, fire pratection, schools, no problem was noted. It is not~d that the pl at is 1ocated wi thi nCentral Va11 ey !Vo.356. Under zoni ng anal ys i s, the s i te -3- PE-1316-79, Vera Hills Addition (contd.) , . is currently zoned Agricultural as is all land immediately north, east and south of the proposal. The residential uses to the west are zoned Agricultural Suburban. More recently approved subdivisons with similar lot sizes located further west of the proposal and north of 24th Avenue have been zoned R-l, Single Family Residential. Therefore, the staff feels that if approved, it would be appropriate to rezone the site to R-l, Single Family Residential; that is, giving lot sizes and uses as proposed in the application to the Planning staff. Under environmental review, no significant adverse environment impacts were judged to .f exist.---A Proposed Declaration of Nonsignificance was issued to other agencies -of,jurisdiction by the Planning Director. Those conditions as listed in the Staff Analysis are, of course, those recommended by the County staff. I arould point out some of those to you. Number 20 is a condition from the Health District that is to be scratched as we will delete that in the Findings and Order of the Hearing Examiner. I would also like to add some conditions that were inadvertently left out of this proposal, and I would like to read them into the record; and they would be added if the Hearing Examiner approves, and the plat is approved, they would be added to your Findings and Order. They are Engineering conditions that have been left out. They are E-11, E-14, E-15 and E-16, and I will read them. The first one is a standard condition of the County that was left out of the conditions dealing with paving, and that is, "That all public roads within the plat be curbed and paved to the specifications of the County Engineer. Existing County roads providing access to lots in the plat shall be paved and curbed to the standards of the County Engineer". The next one is that, "No direct access will be allowed from lots to Evergreen Road, Best Road, or 32nd Avenue". Clarification for the people here that means that all these lots you see have to be served with the interior roads of the plat. E-15 is "Additional dedication of 10 feet N1R. McCOURY: Are you adding those to the Findings? MR. HUBBARD: I will add them to your Findings and Order, Mr. McCoury because they were left out of the Staff Analysis. MR. McCOURY: O.K. -4- PE-1316-79, Vera Hills Addition (contd.) . , . MR. HUBBARD: And this E-15 states dedication of 10 feet, 20 feet and 5 feet additional right of way along Evergreen Road, 32nd Avenue, and Best Road. That is then 10 feet along Evergreen Road, 20 feet along 32nd Avenue and N1R. McCOURY: How many feet? MR. HUBBARD: 30, 20 feet along 32nd and 5 feet along Best Road to the additional dedications. (Talking between Messrs. Thomas and h1cCoury) 10, 20 and 5. Along Best it is 5 feet, here along 32nd it is 20 feet and along Evergreen it is 10 feet. The last condition that I will add to the Findings and . . Order, if you so approve, is that the owner, his grantees and assigns agree to ~ participate in, and not oppose or protest a RID or CRP, that is Rural Road Improvement District or County Road Project, on Evergreen Road, Best Road, and 32nd Avenue to comply with County paving policy. That's all I have, Mr. Chairman, unless you have some questions. CHAIRMAN THOMAS: Thank you, Mr. Hubbard. Any questions of Mr. Hubbard? MR. McCOURY: Well, E-11 is a standard condition in the Engineer's and E-14, also? g MR. HUBBARD: Actually, the way the Staff Analyses are written up, . E-14, E-15 and E-16 would be special conditions. The E-11 is a standard condition of that requiring paving in class. MR. P1cC0URY: Thank you, Mr. Hubbard. CNAIRMAN THOMAS: O.K. MR. HUBBARD: I can pass this forward if you like, Mr. McCoury. . CHAIRMAN THOMAS: Yes, E-11, 14, 15 and 16. Mr. Prather. MR. PRATHER: We have no special comment other than the need to delete Condition 20 as Mr. Hubbard pointed out. It is our understanding now that the project has 38 lots on 19, or 38 single family residences on 19 acres, of approximately 1 dvrelling unit per half acre, and it is underneath the requirement for management system. CHAIRMAN THOMAS: O.K. Mr. McCann. MR. McCANN: Mr. Chairman, we have no additional comments to make. _ CHAIRMAN THOMAS: P9r. McCann, I'm sorry,a please excuse me - I was MR. McCAPJN: Yah, we have no additional comments to make, Mr. Chairman. - 5 - PE-1316-79, Vera Hills Addition (contd.) . CHAIRMAN THOMAS: Any questions? Mr. Zarecor, or who wishes to lead off? Mr. Slade? Will you state your name and address for the record, please. TOM SLADE: Tom Slade, 9803 East Sprague. CHAIRMAN THOMAS: Mr. Slade, do you affirm the testimony you are about to give in the matter now being heard, will be the truth? h1R. SLADE : I do. CHAIRMAN THOMAS: You may proceed. h1R. SLaDE: As you can see, Mr. Chairman,*we do have a graphic aid for our presentation. I have a smaller map which I would like to present to you so you"can follow along with us. This is the approximate outline. CHAIRMAN THOMAS: Thank you, Mr. Slade. MR. SLADE: Mr. Chairman, I have reviewed the Staff Analysis and suggested condition of approval by the plat sponsor, and we do find the Analysis and suggested conditions of approval to be basically satisfactory. However, I feel that there are some points in the Analysis which Iwould like to expand on. First of all, with regards to Plat density and design. In our Staff Analysis, whenever we design a subdivision in a growing area, we view not only the property in question, but, of co-urse, all the surrounding property that has been developed and vacant lands. So our analysis actually considered not only the areas that you see outlined in blue and white and green and red. MR. McCOURY: Could youtse the pointer, Mr. Slade, please. MR. SLADE: Yes. Our analysis included not only these areas, which are noted here in blue and white, and these areas within green, and of course, our plats which occupy the southerly approximate 20 acres of the site, but also, generally this 80 acre corridor and properties in this general vicinity. The subdivisions to the immediate west, which is Mountain View Fourth Addition, and, of course, the Early Dawn developments we noted lot size ranged between 10 and 15,000 square feet with the mean lot size an estimated 11,500 square feet. The design of our plat anticipates 38 lots on 19 acres, and I believe it needs to be reiterated that this is 2 lots per gross acre as opposed to these developments which are at 3 lots per gross acre or perhaps a fraction more than that. The range in the lot sizes, the staff noted, that is from, I believe, 13,500 square feet to some approximately 22,000 square feet, is because of the curvilinear design of the streets. Curvilinear design in modern day subdivisions offers a couple of benefits; the first of which is that it creates a neighborhood effect. We, of course, anticipate all interior facing lots, that is no lots will front on Best, none will front on Evergreen, and, - 6 - PE-1316-79, Vera Hills Addition (contd.) of course, none will front on 32nd. 1"hat is, of course, an aesthetical consideration as well as a traffic circulation situation consideration, in that we don't get a lot of fast traffic in and through the neighborhood. They are forced, it they want to travel faster out on the street, they give access to the plat. With regards to density, we feel that this is an appropriate density because it does provide a transition area between the increased . densities that we have noted here to the west and to the north into the core of the Vera, the South Vera area. My analysis suggests to me that the South Vera area actually begins someplace here, I believe you can see on your map as well as this one. There are a number of single family dwellings and several duplexes along 32nd and approximately 3100 Block of Best Road. At any rate, the South Vera area comes like this and then goes further to the east, perhaps all the way to Sullivan. Basically, from a planning viewpoint, as a planner first and a development consultant second, I think it is an appropriate density and hence, that is why it is before you today. u!e did discuss the possibility of three lots to the acre, but upon our analysis that I have just given-you, we simply did not feel that it would be appropriate, at least not at this time. 'Just to get a perspective on density, I think it is useful to look at Mountain View Fourth Addition, which, once again, is this area here. As you can see, this outline in blue is approximately the same acreage as this whole corridor area, which we utilized in our analysis for density and design. Mountain View Fourth Addition, on approximately 80 acres, has 238 lots. If, and of course, we can't foresee the future, this whole corridor area were to develop at sometime in the future at 2 lots-per gross acre, that would be 160 lots on the same as directly across the street to 238 lots. At first this may seem inconsiderate with land use patterns, but one thing we are looking at, especially for an area which I define as being from here north and further to the east. In summary, basically, I. as a planner, feel that this is an appropriate plat at an appropriate density. Furthermore, I feel it is an appropriate time for the platting of this property, and I think the owner who has optioned the property probably feels that way at this time also. I would point out in the staff analysis just briefly, that it is my understanding from conversations with my client, that this property is no longer used for dairy pasture. Rather, this facility here, which is the Early Dawn Dairy complex, is utilized for processing and storage of dairy facilities. I am going - 7 - , PE-1316-79, Vera Hills Addition (contd.) to suggest to you that one reason that that is no longer used for dairying purposes, that is pasturing purposes, is because of urban encroachment. Being from a farm I am not unfamiliar with what dairy cattle and cattle in general require to properl,y produce, and I am going to suggest to you that increased noise, increased traffic, odor, dust, vibration and the like, has forced this facility out of existence. I don't want to make that a... CHAIRMAN THOMAS: I think you are getting a little farafield there, because you are not offering expert testimony on the dairy business, I hope. NiR. SLADE: Well, I am not a dairy man, but being a farm lad, I do have some familiarity Urith that, and certainly I am not testifying as an - expert. CHAIRMAN THOMAS: Yes. MR. SLADE: But, at any rate, be that as it may, the cotivs are no longer there, and suf-Fice i_t to say that obviously the owner feels it is not an appropriate pasture area at this time. - MR. McCOURY: Is there some beef cattle there, Mr. Slade? MR. SLADE: I visited the site this afternoon, just before I came down here, and at that time I did not see any cattle on the property. Now, , whether there has been periodically, I can't say. MR. McCOURY: Never mind. (Not Audible) GENTLEMAV FROM AUDIENCE: Can I ask a question? MR. McCOURY: No. CHAIRMAN THOMAS: No. MR. SLADE: Mr. Chairman, that concludes my planned remarks. The sponsor is here, and he does wish to give testimony. If you have any questions, I will be happy to entertain them at this time. CHAIRMAN THOMAS: Thank you, Mr. Slade. You will have an opportunity to respond, Mr. Slade. MR. SLADE: Thank you. CHAIRMAN THOMAS: Rny questions? MR. McCOURY: No questions. CHAIRh1AN THOMAS: Mr. Zarecor? MR. ZARECOR: Can I testify last? CHAIRMAN THOMAS: You may testify at last and in response to testimony given. Iwould prefer to have your testimony at present. Mr. Zarecor, you are still under oath, but give your name and address please, for the record. _ . _8 , PE-1316-79, Vera Hills Addition (contd.) MR. ZARECOR: My name's Mike Zarecor, Star Investment Company, South 1616 Adams Road. Can I see the plat map? I wanted to say, first thing, that we are planning a phased development here, just two phases, but I feel it should be phased; first phase being this line here approximately west. CHAIRMAN THOMAS: Glhere now? - MR. ZARECOR: The westerly part of the plat. (Not Audible) MR. McCOURY: Phase 1 or Phase 2? P1R. ZARECOR: Phase l. The balance of Phase 2, ure had some problems on whether you can phase these or can't, but we would like to phase them. r*We have dravin up qui te a strong set of covenants for thi s pl at . I woul d like to submit those if I could. They are long to read. I'd like to very quickly summarize tivhat they say if I could. I think quality of the homes that ►Nill be going in there are certainly a matter of interest to several people here today. UJho do I hand this to? CHAIRMAN THOMAS: Do you wish to review that? MR. ZARECOR: I've got CHAIRMAN THOMAS: O.K. MR. McCOURY: I have a question for Mr. Emacio, Mr. Chairman. UJell, maybe I should ask Mr. Zarecor first. Are these covenants private covenants that you are going to form a homeowners' association to enforce? Or, are you going to ask the County to enforce them? MR. ZARECOR: They aren't to be enforced by the County. Any home owner can enforce them. Not a homeowners' association, any home owner. MR. McCOURY: Are you, do you plan on forming a homeowners' association? N1R. ZARECOR: No, I do not. MR. McCOURY: Do you think that any home owner can enforce these? MR. ZARECOR: That is right. It states so right on there. MR. McC0URY: But is it going to state on there that it is going to cost him some money when he, when any individual home owner wishes to make his neighbor comply with these? MR. ZARECOR: Well, if you want to make someone comply, there is two ways to do it, and I think both of them probably cost money. MR. McCOURY: What turo ways do you figure there is to make him comply? MR. ZARECOR: Well, first ask, and then if he doesn't, which is possibly the case, he, I guess we've got to take him to court and make him comply with it. Which I have never seen a set of covenants any different. n 0 • PE-1316-79, Vera Hills Addition (contd.) r A covenant can really barel-y affect them. MR. McCOURY: That's arhat I wanted to know, tNas who was to enforce the covenants? MR. ZARECOR: UJell, the only people that can enforce covenants. would be people that own property that is affected by those covenants. CHAIRMAN THOMAS: May I interrupt you here, Mr. Zarecor ? As a point of information for Mr. Emacio, I don't know that we want to get into covenants, private covenants or not. It seems to me that we are getting into an area that is not proper-Lly ours to get into. With the appr-oval of a plat, r I guess the developer can put any covenants onthere that he wishes as long as they are all legal, but I don't think that the covenants are dependent on whether the plat is approved or not. I doubt very much that vre want to get into a discussion of covenants. The developer can tell us what kind of homes he wishes to build there and say that they are covered by covenants, but I don't think that we want to get into an investigation of covenants. Am I right in .thi s? MR. EMACIO: I think your conclusions are correct, Mr. Chairman. You might suggest to Mr. Zarecor that he can pass around that document to the people in the audience. They may want to review it Urhile he is testifying or .while they may be testifying, but I think Mr. Zarecor, it might cloud the record if we were to make that a part of the record. Certainly, if you feel there is aspects of the covenants which affect public health, safety and vrelfare, in conjunction with the plat approval, you could draw those to the Hearing Examiner Committee's attention. CHAIRNiAN THOMAS: Yah, that's fine. Qut to get totally into this covenant proposition, I don't think so. MR. ZARECOR: I'm not asking you to consider our covenants; all I want to do is tell:the people out here who are interested, in what we think* ought to go in there. CHAIRMAN THOMAS: That's fine, that's fine, but they are not part of the approval or not O.K., go ahead. MR. ZARECOR: First of all, we intend no commercial uses, no big large houses, substantial square footage, 1,250 square foot splits, tri- levels, type of thing, and 1,300 square foot ranchers at a minimum. No temporary structures; no junking in yards; shake roofs; masonry fireplaces; quality fencing. We designed the plat so that all of the lots are interior facing, so that we don't create some problems and hazards for people in the area. - 10 - , PE-1316-79, Vera Wills Addition (contd.) We did this before tne engineers recommended it; we recognized that this was a good thing also. The lots in the plat have large frontages and are scattered through a curvilinear design, so that there will be substantial open spaces between the houses. I think if you can visualize houses on that plat you would see that it is quite open. We think the traffic floar is very nice. It doesn't affect the traffic outside on (not audible) , adverse, we don't feel. I live on Progress Street over between 16th and 24th, a plat quite similar to this plat was approved over there. We have three acres and our neighbors all have acres, and we were quite concerned about what will this do to rthe neighborhood. Well, that plat at half-acre lots, was really quite a boon to the neighborhood. The Vera Crest development, which is one of the best out there in the Valley. So what we've done essentially, is patterned this one after that subdivision. Because we aren't interested in hurting the neighborhoods, we are creating neighborhoods and good neighborhoods, we want to stay in business here. We aren't proposing three lots to the acre, although I feel it would be reasonable, surrounded on two sides by 3 lots to the acre. On your staff comments, there is not a feed lot at the area adjacent to this property, isn't a feed lot, it's a hay field. They take cuttings of hay-off of it every year. We don't feel it is incompatible whatsoever with residential development. So far as the added conditions, I do appreciate the engineering department letting us know of those in advance, and we do approve of those. Beyond that, I have no comments unless there are questions. CHAIRMA(V THOMAS: Any questions of Mr. Zarecor? MR. McCOURY: No, not of h9r. Zarecor, well, I don't know, maybe it would be him too, Does the Fire Marshal have any trouble withthose roads ending in, this would also include Mr. McCann, in those roads ending in that kind of a stub, and not having a turnaround? MR. McCANN: Mr. McCoury, I assume that the two roads that you are talking about is Bannen and the other proposed going to MR. McCOURY: The one going east. MR. P9cCANN: Ah, the one going east will connect MR. McCOURY: With BESt? MR. McCANN : Ri g ht . MR. McCOURY: O.K. MR. McCANN: Connect with Best, and then the two going to the North will both have culdesacs constructed on them. 1 , PE-1316-79, Vera Hills Addition (contd.) . . MR. h1cC0URY: O.K. That's all the questions, I have. CHAIRMAN THOMAS: Thank you, Mr. Zarecor. MR. ZARECOR: Thank you. CHAIRMAN THOMAS: Gary Gottesman. Do you wish to testify, Mr. Gottesman? (PlOT AUDIBLE) CHAI RMAN THOMAS : bJi 11 you g i ve your name and address for the record, please. GARY GOTTESMAN, East 14710 - 36th, Veradale. - r CHAIRMAN THOMAS: Mr. Gottesman, do you affirm the testimony you .f- are about to give in the matter now being heard, urill be the truth? MR. GOTTESMAN: Yes, sir. CHAI RMAN THOMAS : You may proceed. Where' s 14710 - 36th? MR. GOTTESMAN: About 36th and Adams. CHAIRMAN THOh1AS: In relation to the I can't see your MR. GOTTESMAN: Right here. CHAI RMAN TH0MAS : 0. K. MR. GOTTESMA(V: Can I see that, no MR. HUaBARD: Pictures? MR. GOTTESMAN: Yah, I guess that's what it is. I was questioning that earlier. I was wrondering how old are these homes in here? 18 or 20 years old? I was just CHAIRMAN THOMAS: Goodness, I don't think so. Ten years? Do you suppose? UNIDENTIFIED LADY: 20 years. CHAIRMAN THOMAS: Pardon? (NOT AUDIBLE) MR. GOTTESMAN: I vias just curious about the age. I thought they were MR. HUBBARD: They are fairly old, 10 to 20 years old, as you go north, they are all CHAIRMAN THOMAS: Well, time escapes me I guess, but I didn't think they were 40 years old. O.K. h1R. GOTTESMAN : Wel 1, I have thi s wri tten form I' d 1 i ke to read' i t, because there was very short notice as to the fact that the Planning meeting as far as I was concerned. The proposed Vera Hills Addition is not compatible h1R. McCOURY: Turn the lights on please, Mr. Hubbard. - 12 - PE-1316-79, Vera Hills Addition (contd.) P9R. GOTTESPIAN: with the present or planned use of the area and the property in question should be developed to a lot density of 2-1/2 acres or larger. The December 16, 1976, Findings and Or,der signed by County Commissioners Larned and Christensen, paragraph 4, item 2, points out that the existing land uses in the surrounding area indicate a density from UNIDENTIFIED GENTLEMAPJ: Can I see that picture, the big one? CHAIRP1AN THOMAS: the, vicinity map. NiR. GOTTESMAN: of 24th Avenue, to 40th Avenue between Evergreen this is the one we question here, and Sullivan Road, which is here, to be 2-1/2 acres or more. This recommendation is supported and should be adopted. Further substantiating thE attituae of the County Commissioners, in the denial of i;he Bayes Addition, the Findir9gs and Order dated February 26, 1979,*Number 79-0277, also recommends that the area should remain at 2-1/2 acre lots. Typical lot size of 2 acres or larger with single family dwellings are prevalent in the surrounding area. Parcels from Evergreen to Sullivan, 24th to 40th, have a median of 3.95 acres. The area from 32nd to 40th and Sullivan to Evergreen have a lot density greater than 2-1/2 acres, except where a segregation was used. Our thanks to the Board of County Commissioners that segregations no longer be conducted. Some 80 land owners own tracts of greater than 2 acres. This proposed development is an anomaly within the area outlined above and cannot be used as a guide for future zoning as it is directly in conflict with the compatibility of the zone. The parcels surrounding Vera Hills Addition have been voluntarily established over the last 18 years at the acreage level of greater than 2-1/2 acres due to desires to maintain a semi- rural lifestyle. This could include having and raising animals, to include horses, sheep, cows, calves, chickens, ducks, geese (not audible). They have large gardens, orchards, alfalfa and pasture for personal and commercial use. We believe one person should not be able to come in and change the lifestyle of an enti re COIT1i11Ui11 t,y . I f th i s type of devel opment i s done, we woul d al 1 be forced to change our lifestyles, sell our acreage, just because of one person. We should be forced to change incompatibility through vision and tax structures and other land development aihich would surely follow. Proposed development would add to control ripple effect going on in an entire area. This ripple effect, as you know, will certainly aware will not enhance schools, most important, fire protection, police protection, power, water, traffic, density and of high importance, safety. Inconipatible and inconsistent development to the area should not be used as a guide to future planning. The present area - 13 - . PE-1316-79, Uera Hills Addition (contd.) . has a planning guide which is recommerided for adherence. To such areas as Vera Hills continue to be inconsistently approved, a comprehensive land plan use would only be good for high density, commercial and industrial uses. The Agricultural and Agricultural Suburban zoning would be unnecessary. Please base your decision on what an area is, if possible, not what a developer wants it to be. uJe are not proposing an end of development, but compatibility of development and recommend the area in question, Vera Hills, be established as lot density 2-1/2 acres or greater. I thank you, sir. CHAIRMAN THOMAS : Thank you, Mr. Gottesman. Any questi ons? . " ~COMMITTEE CONVERSATION NOT AUDIBLE) CHAIRMAN-THOMAS: Any questions? Thank you, Mr. Gottesman. MR. GOTTESMAfV: Thank you, sir. e CHAIRMAN THOMAS: Gloria Gottesman? Your name and address for the record, please. MRS. GOTTESMAN: My name's Gloria Gottesman, and I live at 14710 - 36th, Veradale. CHAIRMAN TH0MAS: Mrs. Gottesrlian, do you affirm the testimony you are about to give in the matter n04V being heard, will be the truth? MRS. GOTTESh1AN : Y es , s i r. CHAIRMAN THOMAS: Thank you - you may proceed. MRS. GOTTESMAN: I'm in opposition to Vera Hills Addition develop- rnent because of the overcrowded conditions of the Ualley schools and also because of lack of parks. Adams School, which is the school that arill service this development is grossly overcrowded. 4Je've had to send the complete kindergarten to Progress School, and another large part of the enrollment will be going to Chester School in the Fall; and there will still be 700 students in a school built for less than 500. As example, they are so overcrowded that they are holding one classroom in a broom closet. There is a ne4v school planned for 24th and Adams, but due to tie-ups with State funds, it will be two years before that school will be ready. Is it really fair for children who have been living in the area for several years to have to be shipped off to other schools because of an incompatible development? I realize that the building of schools is not your responsibility, but don't you think there should be some moral responsibility to consider these problems before approving new housing? Also, regarding parks, there is just one small park in this area, Terrace Uiew Park. I feel there should be some (changing of tape)-... - 14 - , PE-1316-79, Vera Hills Addition (contd.) it says, it indicates that there is a proposed site located in the Air Park Neighborhood, and that a proposed park adjacent to the land acquired by the elementary school on 24th and Adams will be required in the area as it develops. There is no land there. There is just land for the school, 10 acres, no land for a park there. That's all. CHAIRMAN THOMAS: Thank you, Mrs. Gottesman. MRS. GOTTESMAN: Thank you. CHAIRMAN THOMAS: Thank you, Mrs. Gottesman. Jan Holland indicates opposition with a question mark. JAN HOLLAND: I'd-like to speak. CHAIRh9AN THOMAS: Yes, come forulard please. State yaur name and address for the record, please. MRS. HOLLAND: Janice Holland, East 14004 - 32nd, Veradale. CHAI RMAN TH0MAS : Mrs. Hol 1 and , do you aff i rm the testi mony you are about to give in the matter now being heard, will be the truth? . , h9RS. HOLLAND: Yes. CHAIRMAN THOMAS: You may proceed. MR. McCOURY: Would you point out where you live, please. MRS. HOLLAND: Yes. I think right about here. CHAIRMAN THOh1AS : 0 . K. MRS. NOLLAND: I have some personal concerns and also, my husband and I moved across the street f rom where this development might go in, and also some general concerns for the community. I feel very much a part of the community to the east of my house. I don't feel a part of that residential community over to the west. There is really a very strong division there. I also feel embarrassed to live in my house and'would never have built that house on that much land. I figured out we have 12,960 square feet, and we stick out like a sore thumb in that area. The houses are close together; they are close to the street; and everyone around us is agricultural, and there may not be cows grazing across the street, but there are horses over there grazing, and the man next door has a pasture in the back of us with cows, so I consider that I live in an agricultural area, very rural and very relaxing and peaceful, except for the traffic on the north side. I'm pleased that the developers put so much thought into trying to make this a transitional development, but I think the lots are still too small. I would hate to see what our bui.lder di.d wi.th the hous,es i.n my row of h_ouses, to have any kind of justification for what they want to do across the street. - 15 - . , PE-1316-79, Vera Hills Addition (contd.) No traff ic wi 11 be comi ng out on 32nd di rectly from the devel op- ment, right? And, I guess I'm pleased about that, but I'm not really pleased about looking into someone's back yard or at a fence, you know. Also, the developer said that they won't have direct access onto 32nd. But 32nd is a main street, and they can't get to that development without going down some street to get there. So that is going to increase the traffic, because already there is a lat of noise, farnilies make a lot of noise. I guess I feel very disappointed that a year after moving into that area, the rural peace and quiet,r,that notiv we are going to have a neighborhood there across the street, and I arn definitely in opposition. I don't know how much good it would be to be in opposition. I'm from California, and I-know that development is just always going to move on. But I'm really concerned about that and wanted to come today and let you know that at least my husband and I, and speaking for myself here, are against this. CHAI RP1APd THOMAS : Thank you, Mrs. Hol l and . MRS. HOLLAND: Are there any questions? (Not Audible) it is hard to ask questions. MR. McC0URY: Yes, P1r. Chairman. CHAIRNIAN THOP1AS: Yes, P9r. McCoury? MR. PTcCOURY: Mrs. Noiland MRS. HOLLAND: Yes. MR. McCOURY: How would you like to see, if we should approve this, hoUr would you iike to see 32nd on the north side of the street so that you, how would you like to see it improved so that you don't have to look at a board fence or a backyard? I4ould you research suggestions? a MRS. HOLLAND: Yah, yah, my mind's going. I could see an area of grasses and trees. Right now it is a beautiful field with lots of birds and wild roses along the fence and I thought, of course, that their houses would be facing us and that was all right as long as they were set back far enough from ours, you know set back aways. I'm also concerned about the street in front of our house, I don't know if you guys have anything to do with this, but there is a big dip and the trucks go by and they yo "kabong", anci it shakes everything. CHAIRMAN THOMAS: Oh, we have a lot to do with that. P9RS. HOLLAND: You have, oh uiell. Let me tell ya. CHAIRMAN THOMAS: There's your - there's the road department right there; talk to him. - 16 - ' PE-1316-79, Vera Hills Addition (coritd.) MRS. HOLLAND: O.K. The house feels like it's going to crash down about every half hour. CHAI RP1AN THOPIAS : Wel 1, I thi nk thi s i s probably a 1 i ttl e bi t away from the testimony. MRS. HOLLAND: O.K. It is real nice to be able•to say that to someone whose (Not Audible). To have something natural there. The rest of the area is very natural with pine trees, grass and anirnals, flowers and gardens - the whole bit. MR. McC0URY: What ki nd of fence i s there now? - . r MRS. HOLLAND: t-lire. . MR. McCOURY : Barbed wi re? Or i s i t woven wi re wi th tvio barbs, two or three barbs on the top? I didn't look when I was out there. MRS. HOLLAND: I don't know, but'the fence across, around our property is the woven wire with the barbs on the top. I think it~ barbed wire. MR. NicCOURY: That's all right. Thank you. CHAIRMAN THOMAS: Thank you, Mrs. Holland. Paul R. Hilley, indicates opposition and yes, maybe. bJill you state your name and address for the record, please. PAUL HILLEY, South 3019 Best Road. CHAIRMAN THOMAS: P9r. Hilley, do you affirm the testimony you are about to give in the matter now being heard, will be the truth? MR. HILLEY: Yes, sir. CHAIRNIAN THOMAS : You may proceed. MR. HILLEY: Well, I am opposed of it cause I live right across the road from it. Been there for a good many years. CHAIRMAN THOMAS : On the east of Qest Road? MR. HILLEY: In fact, this drivetiray on your map, the othzr map, would be right dead into my driveway (Not Audible), well there's a big sign up there "Dead End", go both directions on Best Road. O.K., now in the Fall and in the Spring you do have lots of water in there. I do have pictures and a feUr years ago here, bout 10 years ago, tive were out i n ther.e i n rotiv boats. It went all the way from Evergreen to Sullivan; and last year we had quite a time with the water situation in there; in fact, at the 600 feet off of 32nd on Qest that was all covered with urater for about four or five days in there. ' I do have pictures of that and I don't feel; I feel that we should stay within the 2-1/2 acres, and to me 5 acres wouldn't hurt in there. Like right nour yo,u - 17 - PE-1316-79, Vera Hills Addition (contd.) get up, I can smell good hay out there, I don't have to look at people, you've got two duplexes out in the corner with about 5 kids in each one of those apartments - I really love that - and . MR. McCOURY: Hot-r many acres do you have? MR. HILLEY: Tvio. MR. McCOURY : Two acres. P1R. HILLEY: I wish I could o4vn the whole Valley. I'd know how to stop it. MR. McCOURY: Join the club. .,MR. HILLEY: Yeh. - MR. ZARECOR: Asks a question regarding the duplex lots being segregated, however, it is not audible from the audience. CHAIRh9AN THOMAS: I beg your pardon. Let's don't have any questions. Do you wish to ask a question of the person testifying? MR. ZARECOR: Yes, sir. CHAIRMAN THOMAS: O.K. You may address the question to the chair. MR. ZARECOR: I was curious whether it was P1r. Nilley who segregated off the duplex lots in there (Not Audible). MR. HILLEY: No, that was Homerwho had that. Excuse me, that was Homer that had that, but I, we didn't even knot,,i anything about those duplexes going in there, or I would have had something to say about it. Of course, that adjoins my property, 212 feet of it, I, I don't Urant to see anything in there. I want that like it is. Because the water situation is bad in there in the Fall and in the Spring. I've got pictures. Last year I had to stand out there all night for three or four days just to keep it out of the garage, the barns. MR. PRATHER: Mr. Chairman? CHAIRMAN THOMAS: Yes? h1R. PRATHER: Do you suppose we could have a, Mr. Hubbard's aerial photo on there that shows that property again, and perhaps Mr. Hilley could point out where this flooding occurs. MR. HILLEY: O.K. btlhere's Qest Road - here? I can't even see it. CHAIRMAN THOP9AS: That's probably your house, the white one right there, Mr..Hilley. MR. HILLEY: Yeh, O.K., that's mine right there. O.K., this in through here on the lower hill all the way from 24th down and even other here, this all floods in the Fa11 and in the Spring and right through here, from Evergreen through here, right straight through here, this will get into about _ - 18 ~ PE-1316-79, Vera Hills Addition (contd.) 3-feet of water in there, so you've gotta, at least aweek or two no matter the end of the year or the beginning of the year, you do have water problems, and I have viater probl ems al 1 ofi the time. MR. PRATHER: Mr. Thomas, perhaps Mr. Hilley knows whether or not that's an extension of a drainage that comes from approximately 32nd and Sullivan and Belle Terre where Belle Terre hits over in that area. MR. NILLEY: You would mean Belle Terre over MR. PRATHER: It's right south of there and Belle Terre and Sullivan. There is part of that drainage and there is a leg of it that comes in from the North and that's why I was interested. MR. HILLEY: You don't have, it wouldn't come across on Progress and Adams there from Sullivan, you couldn't get across there. MR. PRATHER: That's what I wondered, if they.were connected, if you knew. MR. HILLEY: fVo, this vrould come from Evergreen going back, from back east. MR. PRATHER. O.K. MR. HILLEY: GJhat you do, last Fall and this Spring the County sat there for a week or two just to keep the viater outof the road there on this area through here except for Best. CHAIRMAN THOMAS: I've seen the flooding there from the Spring runoff, but I. I wouldn't, I would hesitate very much to try to describe where it comes form. (Background voices ask if the issue is being taken care of.) MR. PRATNER: The issue, of course, is of particular concern to us in connection with the drainage plan and subsequent approvals of sewage systems in there and that trust the Engineers tocome up with that drainage plan. CHAI RP1AN THOMAS : Wel 1, i t' s pretty obv i ous Urhere the fl ood i ng would occur, now where it comes from is another question. I suppose you could probably trace it out. MR. PRATHER: U1e11 , where it's from is CHAIRMAN THOMAS: Controversial, I'm sure. MR. McCANN: Mr. Thomas? CHAIRMAN THOMAS: Yes. - 19 - PE-1316-79, Vera Hills Addition (contd.) MR. McCANN: I'm aiondering if Mr. Hilley could for edification explain, I've noticed both on the aerial photographs and on the slide that Wally has up before us now, and it appears to be some water standing on the site or north of the site - if you could-explain the source of that water. MR. HILLEY: This one right here? CHAIRMAN THOMAS: No, that MR. McCANN: That and to the south, yes. MR. McCOURY: Is that water? h1R. HILLEY: When was the picture taken? • . r' _ CHAIRMAN THOMAS: That is a good question. I don't knoUr. P1R. HUBBARD: Early Fall last year. MR. NILLEY: Well, you do have water standing, and that looks like water standing there and here is arater in here. . MR. HUaQARD: October, November last year. MR. HILLEY. Well, that's water there. (From Audience - "Right".) MR. HILLEY: Qut you do get plenty of water in through here all the way 1 i ke I said, we had to take a row boat from Evergreen and went cl ean to Sullivan and I don't even want to see a house in there. Hell, you go putting 38 i n there what are your sewer systems goi ng to be, drai npi pes and al 1 that stuff when there is water there already. And take some people living in some lower areas and you bui 1 d thi s up, what wi 11 knje be doi ng over there - we'd have to build a(fdot Audible) . CNAIRNiAN THONIAS: Thank you, Mr. Hilley. Any questions, any other questions of Mr. Hilley? Mrs. Dorothy Harris, Mrs. Dorothy Harris. uJill you state your naiTie and address for the record, please. DOROTI-IY HARRIS: I live at 14911 East 36th. . CHAIRMAN THOMAS: Mrs. Flarris, do you affirm the testimony you are about to give in the matter now being heard, will be the truth? MRS. HARRIS: Yes. I do. CHAIRMAN THOMAS: You may proceed. MRS. HARRIS: I've lived in the Ualley for about 25 years (cough), excuse me, in this very same area. I think perhaps I can clarify some of the questions (Not Audible) occasionally we have such flooding out in that area which you can get out in rol•r boats. - 20 - . PE-1316-79, Uera Hills Addition (contd.) CHAIRMAN TH0MAS : Woul d you speak i nto the mi crophone pl ease, Mrs. Harris. MRS. HARRIS: I tivould like to, if you would, if I could show this other picture where he was relating to the development right next door to the west. In all these pictures that they have been showing on this development they've been saying they relate to this group and would be a transitionary. This group has been there for about 25 years and as he says, there is 2 developments over here. There was nothing here when vre came out. Now one group of houses to the north up that way are all beautiful homes, and that area . . has al ways been i n vroods and has never been for farms. I t i s a most beauti ful driveway through there through trees, and they built the houses among the trees. If you go up there and see, you can see that they've been there for 25 to 30 years. Thi s 1 ovrer devel opment that i s cl ose to the ones was bui 1 t a few years ago by a developer of this type and nature, and they put in a few houses down there and a year after they sold them and the developers had gone, all the houses in the area were flooded with the basernents, so he is indeed right. A friend of ours went over there and they were, had a roar boat going in their basement practically so the developer had to be sued in court and had to be brought back and he eventually, as I understand it, straightened it all out, but he didn't do it very willingly. So they would like to relate to this group this housing area, but there is really no comparison because that has al vrays been that way. From there on, frorn Evergreen on over has always been farmland and it i's mostly in large places now. This little segregation down here was built as everyone probably knows, there is the three little duplexes there that the lady lived in one of them, and they are practically on the street. If you're ever riding, go down 32nd and they vriden the street they're going to bacl< right out into those truc{cs that go barrelling by because that is also a truck route. I just wanted to clarify some of these things. That Mr. (Not Audible) I believe indicated that South Vera begins on 32nd. That's the . first time that I've ever heard it. We've alvlays referred to South Vera as beginning on 24th; and the fact that the dairy went out of business was not because they could not keep their cows there, as they've alUJays been°privileged to keep them there, and if they went broke, it wasn't because of the people coming in because we were all customers of theirs. Whatever motivated them to move, it tiasn't because of the housing situation. Pdow, i f you vli 11 turn the 1 i ght on, I wi 11 read my prepared text - 21 - PE-1316-79, Vera Hills Addition (coiltd.) , . here, and if I don't read it, I'll, ule will all be here all night. We moved out to our 15 acres 25 years ago in order to set up a small farm. The reason that these other people are not represented down here closer to thern is that there is nobody lives there besides these 3 or 4 that are in these segregation a houses. It is farm area and maybe he doesn't call it a feed lot, but what do you call it when you feed cattle there, and they do feed cattle and horses right in that area right across the street. We cameout to that area because we wanted a wholesomme environment .for raising our children, to raise a garden, and bees and horses. At that • . r• time our 15 acres was one of the smaller land owners. Through the years we've tqatched the larger parcels of land being broken up realizing that some growth is always inevitable. The 35 acre cherry orchard west ofus, which is directly south of this growth, this development, was divided into five parcels. The acres to the east of us were broken into 2-1/2 acre plots and these developments have fitted in with the rural,semi-rural living. The people that moved into those houses have came for the same reason that we did, to deliberately choose a location for country living. We still have the orchards. The people moved into the 5-acres or the 2-1/2 acres and they left their orchard trees there. They built back inside the orchards so the orchards are still there. And these were individual people coming out and buying 5-acres . or 2-1/2 acres or whatever and setting up a home for themselves and their families. The orchards are still there, the truck farmers are still there, people are still raising, breeding, training riding horses, we do have a tree and shrub nursery close by and we have fields of oats, alfalfa and wild honey . bees. Our children in this general area are all strong for 4-H or Future Farmers of America. They. raise sheeps, pigeons, and rabbits. They form riding groups, they break and train horses. Every other, two or three of us out there have barrel training things in our back yards. If you just drive down 32nd you don't see them, but if you go up the street and drive around the corner, you will find that we have barrel racing in two or three back yards. You won't find many of the youngsters that have been brought up in this area through the years that have lived there have anything to do with the Juvenile Court. u!e enjoy this kind of country living and we are willing to share it, but plots of less than 2-1/2 acres and certainly not plots of a half an acre do not fit in with this semi-rural living. They are, in fact, a - 22 - PE-1316-79, Vera Hills Additon (contd.) , hazard to us and we're a threat to them because our horse kids are going up and down the streets on horses, and the people that generally move into these little segregations or these developments that are a little bit further down have been very prone to ride up behind our kids and me - I ride - and just enjoy to come up behind and slam on their brakes which really is going to take away any fun out of horseback ridi ng i n our own back yards. I don't know why that should be, but they do it. The plots of people living on the half acre lots without any animals just don't have any understanding of what the rest of us are looking for. The water and electrical power systems are. already overtaxed, and I " won't go into all those. The officials of the Fire Department have expressed concern, and they have not yet figured out how they can take care of the development already in place. They say they need more fire stations and more manpower but the financing for this has not even been proposed to the taxpayers, and they tell us it takes two or three years after a bond issue before Ure actually see any construction from it. The Sheriff's office complains about their shortage of people and equipment to cover those areas. By statements by the County officials, 32nd is a very poor street for traffic; and it reaily is a big problem on them right novi; and you can imagine hcw many, how it's going to be 4vith these other things and if vrant to get into the potential pollution problem I think we can leave that for others to discuss because you are well aware of what is going on in the Valley - the studies for the sewering and the possible, all the other possible pollution problems. The land south of 40th and up to, south of 24th and up to 40th which is beyond us in this area in which this area lies that we're talking about today, south of 24th and up to 40th and from Evergreen to Sullivan has always been called the South Vera District. It's one of the most fertile districts in the Spokane Valley. It has traditionally been designated for peopl e who vrork the 1 and . Toifl Smi th_ who i s the owner and ma nager of the Sidney Smith Realty Company actually lives in this area. He is a developer himsel f and he has stated that for over 15 years there has been an unwri tten understanding among most developers that high density would be acceptable for the hillsides which are steep and rocky but that the lower levels would be saved for agriculture. The statement by the County Commissioners signed on December 16th states again, "The land between 24th and 40th, Evergreen to Sullivan, indicates a density of 2-112 acres or more". U!e have relied on this statement. Again on February, 1979, when the proposed Qayes Area Addition - 23 - • PE-1316-79, Vera Hills Addition (contd.) . was deni ed , aga i n i t was suggested a dens i ty of 2-1 / 2 acres coul d be considered. In a quote from Commissioner Ray Christensen, July, 1978, to homeowners objecting to high density: "You homeowners are going to have to decide what size lots should be", and I can say this Commissioner is going to vote for that size. UJhen the people in the Valley as those of us who have come today drive by this project day after day but they have, but vre go down 32nd, we have never none of us are able to see the sign until one of us, of our group vras out walking. The sign that this was proposed was on the back side of a 2 by 4 wrapped around it like that, and it was up too high for a short person; • , r and you had to walk around the post to find out what was going on, and then Wednesday there was a small item in the "Valley Herald"; and Wednesday night we had a group meeting out there where 90% of the people were heading to the lake today, and so they asked us to come and speak for the group, that Friday is a bad time, but they asked, that's why we're here. We've al1, we've, most of us, 1 i.ye out there, are don't even know each other; we like to live in the country or any of it until something like this comes up, only one thing good comes up that we all get together and we find we're all pretty much, we get to be pretty good friends, but we have tried a constructive approach to each one of these proposals as they've come up. bJe've had members of the Planning Commission come out and talk to us in a group,meeting so we could understand what's going on, what we could do and why we want things left the way they are. This is not a hostile action, we just want to legally protect our style of life, but as you can plainly see, if the Early Dakqn is quitting stocking their farm, there's going to be other proposals to put that whole plot and full area that they have used for pasture into housing; and if this one that's related that they're trying to tie in with this other group that really has nothing to do with them, the next group will tie into this group and the first thing we'll knotiv we'l1 have those 160 houses right there:with all their kids and dogs and cats and they'll be yelling about our horses. Though it's not a single proposal, this will always be used for a precedent. Now, we have tried to explain all this incompatibility with the existing rural lifestyle. We've pointed out the overcrotivded schools, water supply, roads and fire and safety facilities, the Sheriff's Department; they're all pushed to the breaking point right noUr. Why can't we wait until the underground pollution and the seUrer problems are resolved? -24- - PE-1316-79, Vera Hills Addition (contd.) For months, for years, we've been waiting for an updated Comprehensive Plan - waiting a little longer ti•ron't hurt anyone but the developers since the more houses they can get up, the more profit they ti•rill make. There is no shortage of unoccupied houses and for sale houses in the Spokane Valley. The Multiple Listing Service as of last week. or as of last month, listing 828 houses for sale in the Spokane Valley, and that includes over (interference from Committee conversation). The understanding between the developers, the precedent of 2-1/2 acre plots, the statements made and signed by the County Commissioners in 1976 and repeated in February, 1979, to keep the area to 2-1/2 . . ~ acre tracts-may not be legally binding, but surely it constitutes some kind of a moral commitment. Shouldn't the welfare and the wishes ofi the taxpayers in the area take precedence over some outside developer's desire for profits? Are we to see our lifestyle tqiped out even before the Comprehensive Plan, any orderly plan for development is worked out? Do we have to come down here every 2 weeks to fight another development? Spokane, speaking for at least 126 people in the immediate vicinity of this proposed development, people lqho have signed petitions asking for the, that platting be at no less than 2-1/2 acres, we sincerely request that this plan be proposed, that this plan proposed here today be denied. Thank you. CHAIRMAN THOMAS: Thank you, Mrs. Harris. Any questions of Mrs. Harris? MR. HUBBARD: Mr. Chairman, a point of procedure. CHAIRMAN TNOMAS: Yes, Mr. Hubbard? MR. HUaBARD: Yes, on the Findings and Order, Mr. Chairman, if you • wish to sign all the Findings and Order today, I would like to kind of know about it now and we'l1 retain a secretary to type thom; if not, I would like you to release her, and if you release her, then you would have to sign the Findings and Order, say, Tuesday. And as you know, the date of signing the Findings and Order is the date of appeal, so I was just wondering if perhaps we could make a decision in that regard. CHAIRMAN THOMAS: l4e will sign the Findings and Order Tuesday at the conclusion of Tuesday's hearing. MR. HUBBARD: All right. Thank you, Mr. Chairman, and then I would like to'make it plain again that the policy then is that the date of appeal is on signing of the Findings and Order so these Findings and Order from today's actions will be signed Tuesday and the 10 day appeal period begins at that point. - 25 - . PE-1316-79, Vera Hills Addition (contd.) CHAIRti1RN THOMAS: Yes. h1R. HUBBARD: Thank you. CNAIRMAN THOMAS: arad Ike indicates opposition, says he does not wish to testify. Mr. Slade, or is there anyone else who wishes to testify on this item? Anyone else wish to testify on this agenda item? P1r. Slade or Mr. Zarecor, one of you has the opportunity to respond. Mr. Zarecor, if you will speak into the microphone and repeat your name and address, and remember you are still under oath. MR. ZARECOR: Mike Zarecor, South 1616 Adams Road. First of all, I want to say that I am not an outside developer. I live closer to this project . -than some of the people here to object to it. I knotiv I ovin property closer to it than a lot of them. I intend to continue to live out there. I've got a... you knotiv I looked at what's being said here, and Iwonder how parcels, Bayes Addition over on Progress a half a mile away, people down at 36th and Adams a half a mile away, hotti their piece of land and their lifestyle is more similar than what's directly across Evergreen Road from this piece of property. I agree with the Commissioners' findings that the area those people live in should be protected. Coing beyond parts of the thing that they always refer to, the Commissioners suggested this protection by: 1) buffering, from 16th to 24th and then going to 2-1/2 acres south of 24th. Early Dawn Dairy is a big piece of property which at that time was possibly thought might never develop, you never know. We're suggesting a similar type buffering. You've got a third acre 1 ot, or three 1 ots to the acre to the arest of our proposal. bJe want to come across with half. We aren't asking anybody to change the way of life, we're just trying to make a reasonable proposal. We aren't coming over and aying, gee, I'd like to have three lots to the acre here. It would make me more money to say that, but I believe this is a buffering type activity. The public schools, the Parks Department, the police, Vera Power have no problems Urith this plat. So far as drainage problems, a good subdivision drainage plan will have to take care of that before anybody will let me go to vrork on it. Unless there are questions, I don't really have anything further to say. CHAIRMAN THOMAS: Any questions of Mr. Zarecor? MR. P1cC0URY: Yes, Mr. Chairman. Mr. Zarecor, would you be adverse to putting up a screening along 32nd Street of 6 foot Arborvitae trees and a 5 foot chainlink fence so that there would be a buffering in there of trees to hide the back of those houses? NiR. ZARECOR: Andersons S)metime ago tried to plant trees all the way around that and they died for lack of maintenance. I think this time - 26 - , PE-1316-79, Vera Nills Addition (contd.) MR. McC0URY: The maintenance would be there too, Mr. Zarecor. MR. ZARECOR: This time, well I'm not going to go out there and vrater them. This time I'll put them in people's backyards, and they'll take care of them, but I'm not opposed to planting trees and keeping it pretty. Also, they'll help baffer my houses from the noise on 32nd which I agree is there. (Committee conversation which is not audible.) CHAIRh1AN THOMAS: Did you wish to ask a question, ma'am? MRS. HOLLAND: Yes, Iwonder i f those trees coul d be mai ntai ned . You said something about there would be maintenance, and I'm wondering. MR. McCOURY : That' s what we were tal ki ng about. MR. ZAREC0R: If you have a tree in your backyard, you'd maintain it. I assume that people with trees in their backyard will maintain it too. That's about the best I can do. CHAIRMAN THOMAS: Any other questions? Thank you, Mr. Zarecor. (Committee conversation which is not audible.) That does conclude the public testimony on this agenda item, and we iqere not, we were not discussing privately here any action, but only clari- fying information that 4re have. MR. P1cC0URY: May we have the lights on, please. CHAI RMAN THOMAS : Mr. McCoury? MR. McCOURY: May I have that sheet back again, Mr. Hubbard. MR. HUBQARD: Oh, certainly. MR. McCOURY: Mr. Chairman, let me say before Imake the rnotion that I'm in sympathy with the people that are opposing this, but they, to start with, the 2-1/2 acre deal that the County Commissioners recommended was only a recom- mendation by them but vias never adopted as any firin deal as to what the Hearing a Examiner Committee should do. Also, the segregations and the pieces of property which you live on were segregated for financial gains a long time ago; and now Mrs. Anderson who has owned this property, or h1r. Anderson who passed aviay who owned the Early Qawn Dairy, now they wish to segregate theirs, and they are selling it off by parcels. I think they have the same right that the people did at, when you bou#yours, or the parcels were segregated across 32nd avenue on the south. I might say that it was nice of those people to go to the lakes and let you folks come down here and bear the burden of testifying before this Hearing ExarTiiner Com►nittee. I would like to be at the lake too, but Mr. Chairman, - 27 - . PE-1316-79, Vera Hills Addition (contd.) . . I move that Ure, and I would like to make or have a suggestion from someone how we could screen those, the backs of those houses, on 32nd Avenue from the people on the south side of32nd Avenue. That is 4rhat Mr. Thomas and I were tal ki ng about when we were di scussi ng thi s up here, how we could go about'i t, but it s2ems that it can't, it ought to be private property and you can't very well ask the developers to put up a screen of trees along there and maintain them because he's not going to ovrn the property after he sells it, so I'm really in a quandary what to do about that. Hopefully, the people will plant some shrubs along there and hide the view, hide the, their backyards from those people.across 32nd. MRS. HARRIS: Don't you have the same problem down the other streets they're all going to face backyards (remainder not audible). CHAIRMAN THOMAS: The public testimony has been concluded. I think P9r. McCoury that we could condition it for the screening and hope that the screening would be iTiaintained. I doubt if we could condition it to a screening and have the developer continue to maintain the screening, but Ure could condition for a living screen, if you so desire, and hope that it would be maintained. MR. McCOURY: Would you put that in your private covenants? Mr. Zarecor? That a screen vjill be maintained a hedge or a screen of Arborvitae trees along 32nd? I don't know whether they will do it or not, that we can force them to do it but at least it would help. Mr. Chairman, I move that we approve PE-1316-79, Vera Hills Addition and ZE-149-79 from Agricultural to Single Family Residential, with the conditions that the staff has put on it. We will delete Condition No. 20 and let, and also call to the attention to the people that are here in opposition that the drainage plans and the design for the drainage has to be , taken care of by the engineer of the Health Department before any building permits are issued, and I'm sure the sponsor knows this. Also, we add the following, did you want those'as 28, 29, and 30 on the, under the Engineer's on that E-11, That all public roads MR. HUaBARD: Just state them as "E" numbers, they will come out a 1 i ttl e di fferent on the; by the time ~~je del ete Number 20 they ari 11 come out a little different anyway. MR. McC0URY: O.K. That E-11, that all public roads within the plat be curbed and paved to the specifications of the County Engineer, existing County roads providing access to lots of the plat shall be paved and curbed to the standards of the County Engineer. E-14, no direct access from lots to -28 PE-1316-79, Vera Hills Additon (contd.) Evergreen Road, Best Road or 32nd Avenue. E-15, dedication of 10 feet on Ever- green Road, 20 feet on 32nd Avenue and 5 feet on Qest Road, and the owner, the grantees and assigns agree to qarticipate in and not oppose or protect an RID or a CRP on Evergreen Road, Best Road or 32nd Avenue to comply with the County paving policy. CHAIRMAN THOMAS: lAlhat's E-16? MR. NicCOURY : E-16, that theowner, hi s, grantees and assi gnees . CHAIRMAN THOMAS: O.K. - that's the RID? MR. McCOURY: Yes. Not to oppose or protest the RID or CRP. Did I miss'anything, Mr. Prather, or Mr. McCann, or Mr. Hubbard? MR. HUBBARD: Was there anything about screening, or were you going to leave that out? MR. McCOURY: 4Jell, Mr. Zarecor said that he would put that in his private covenants. MR. HUQBARD: Then you Ulant to leave it out. 1 MR. McCOURY: That, well, it's really a private covenant, it's nothi ng that vre can enforce anyway. I thi nk that's al 1. CHAIRMAN THOMAS: That testimony has becoiTie a part of the record that this is vrhat he is going to do. MR. McCOURY : Yes, that he tqi 11 put i n hi s pri vate covenants that a screening will be maintained from the back of the lots along 32nd Avenue. CHAIRMAN THOP9AS: And that you will install that screening. MR. ZARECOR: I'll put it in the covenants (cannot understand statement about installing). MR. McCOURY: No use putting it in because it would die. MR. EMACIO: The problem that the covenant creates is that the people whose benefit the covenant is for like the lady here, they cannot enforce the covenant, it's only people .(Not Audible). MR. McCOURY: That's true. It may not do any good, Mr. Emacio, but it, maybe it's a- I don't know what I want to say. CHAIRMAN THOMAS : bJel 1, I thi nk that i f that i s i nstal 1 ed there, I think pride of ownership dictates that it will be maintained. If there is no pride of ovrnership, it won't be maintained. That's all there is to it. MR. McCOURY: Wouldn't be I think that, that's all. CHAIRMAN THOMAS: Well, you might indicate the conditions. - 29 ,PE-1316-79, Vera Hills Addition (contd.) , MR. McCOURY: Oh, and that the land is suitable for the proposed use and is compatible with existing uses in the area and is not detrimental to the general purpose, health, harmful or otherwise harmful to the public health, safety and vfelfare. That the owners of adjacent land having expressed disapproval of the proposed use. I move, that we approve. CHAIRh9AN THOMAS: I'll second the motion. Is there any further discussion? MR. McCOURY: No. The question. CHAIRMAN THOMAS: All those in favor of the motion as stated, signify • . r' by sayi ng "Aye" -.Both Chairman Thomas and Mr. McCoury say "Aye". CHAIRMAN THOMAS: PE-1316-79, Vera Hills Addition; ZE-149-79, Agricultural to Agricultural,•no wait a minute, hold the phone. Let's clarify this - did you recite Agricultural Suburban or R-1? MR. h1cC0URY: No, R-l, Single Family Residential only. CHAIRMAN THOMAS: O.K. Agricultural to R-1, Single Family Residential has'been approved under the conditions stated in the motion. There be Is there any further business? There being no further agenda items, this hearing is concluded. THE END - 30 - ' 4~ ' • u . ~ ~ T-' . \ , , • ! ` ' _ ' 4 I so BEFORE TI-iE BOARD OF COUNTY COP•7MISSIONERS OF SPOKAI3E COUNTY, WASHINGT0N IN THE MATTER COtICERNSNG PRE- ) LIMIIVARY SUBDIVISION AND ZONE ) RECLASSIFICATION PE-1316-79 ) SUPPLEP~ENTAL FINDINGS OF VERA HILLS ADDITIOrJ; ZE-149-79) FACT AND DECISION AGRICULTURAL TO laGRICUL"~"URlaL SUBURBAiN OR R-I ; SPQNSOR : ) STARR INVESiMENT COMPAIJY ) Z'"riIS rIATTER, being the reconsideration by the Board of County Commissioners of Spokane County, hereinafter referred to as the "Boarcl,'° of the Findings and Order regarding the above-captioned matter, executed on the 15th day of October, 1979, and the Board having fully considered and reviewed all testimony submitted to the Board of County Commissioners of Spokane County at the public hearing held on September 4, 1979 before the Soard of County Commissioners of Spokane County (inc].uding their individually having personally acquainted them- selves with the site and vicinity in question) does hEreby in conjunction with their denial of the above captioned matter adopt the following: SUPPLEMEN TAL FINDI11GS OF FACT l. That thc proposal is generally located in the Spokane Valley between Evergreen Road and Best Road and north of 32nd Avenue. • 2. That the proposal consists of 19 acres to be subdivided into 38 lots for single family residential use. That the typical lot frontage is 110 feet. That lot sizes within the proposal range from 13,500 square 'Leet to 21,760 square feet averaging approxir.lately 15,500 square feet. That the average lot size is approximately one-half acre. 3. That the approved map of the comprehensive plan indicates residential usage of this area as well as surrounding . Supplenental Findings of Fact and Decision - 1 , - . . , ~ ' ~ • ' . . f~0 1 -0 4 lands, with no density designation. - ~ ~ 4. That the Spokane County I-iearing Examiner Comrlittee . held a public hearing on July 27, 1979 concerning the above captioned proposal, subsequent to which by Findings of Fact, Decision and Order dated July 27, 1979 they approved the pro- posal subject to certain conditions. 5. That thE parcel of property which is the subj.ect of this proposal is the southern portion of an 80 acre parcel presently owned by the "Anderson Family" and used as a clairy processing operation. . 6. That the existing land uses and densities in the area of the proposal include: (a) North: Immediately north of the project is pasture land.and cultivated agricultural land. Further to the north is the Early Dawn Dairy Company feed lot and process- ing facilities and a few scattered residential homes.on segre- gated parcels of property. Farther to the north and north of 24th Avenue is Early Dawn Addition and Early Dawn lst Addition. Early Dawn Addition is a single family residential plat having lots frora 10,000 to 11,000 square feet. (b) East: East and adjacent to the proposal is a duplex, a mobile home, and three single family homes on parcels ranging from 10,000 square feet to approximately three acres, all segregations. Generally east of the proposal is agricultural land uses, such as, orchards, hay, pasture and truck farming. (c ) South ; South of the p.roposal, and across 32nd Avenue exists vacant and arricultural land uses with scattered residential homes. Parcels of land range from 40 acres to 9,600 square feet on segregated parcels of property. (d) West: V]est of and adj'acent to the proposed site is the 14ountain View 4th Addition Plat. 'I'his plat is a residential subdivision with lots averaging 10,000 square feet. . Supplemental Findings of Fact and Decision - 2 . , , - • , . iiO4 • . ; 7. That the proposal given its lot densities and . , zoning is consistent with those subdivisions immediately to the west and that subdivision substantially north, known as the Early Dawn Addition. The lot sizes and proposed uses, however, are in- ' compatible with the area immediately north, east and south of the proposal. 3. That the Board of County Commissioners of Spokane County in conjunction with PE-1036-76; ZE-95-76 (Cherry IIills Addition) adopted an informal guide to provide developers and . landowners with di.rection as to the density of proposals within the immediate area of the present proposal. That such guide- line provided in material part: That the existing land uses in thE surrounding area indicate a denisty from 16th Avenue to 24th Avenue,' between Adams Road and*Sullivan Road of one-half acre or more, and from 24th Avenue to 40th Avenue, between Evergreen Road and Sullivan Road, of two-and one-half acres or more. . . . rLnhat the present proposal falls within the two ancl one- half acre area designation. 9. That the Board of County Commissioners of Snokane County has considered that informal guideline referred to in the immediately preceding pa.ragraph in conjunction with proposals coming before the Boarcl inasmuch as the informal policy tends to maintain the life styles of the residents presently residing in the areas and accordingly represents a use of the properties which will be in the best interest of the public. Such decisions include: a. PE-1160-77, ZE-202-77, Vera Crest Subdivision, (Agricultural to Single Family RESidential), approved by the Board of County Cor*.lmissioners of Spokane County with- in one-half acre or larger area as clesignated in Finding No. 8 hereinabove, and approved at a density of one-half acre. b. PE-1222A-78, ZE-1.22-78, Bays Addition, (Agri- cultural to Single Family Residential). This proposal was within the two and one-half acre or larger area, and was approved at two and one-half acre lots. c. PE-1209A-79, ZE-92-75, South Adams Addition, (Agricultural to Single Family Residential and Two Family Residential). This proposal was within the one-half acre area or larger and was approved wi th lots of one-ha.lf acre. Supplemental Findings of F'act and Decision - 3 . _ • . . • . . . .a . ► - • so , _ 10. That the proposal's density is inconsistent with ' . ' , ' a majority of tne surrounding land density and use plan classifica- , tion, and the approval of the proposal with the density as specified would constitute the granting of a special privi- lege or right to the sponsor different than those rights enjoy- ed by a rnajority of the surrounding landowners and accordingly ~ would not be in the public interest. ' 11. That a substantial number of the surrounding property owners were in opposition to the proposal as submitted, basically contending that the density within the proposal would be substantially inconsistent caith and incompatible with the surrounding densities and the life styles within such densities. 12. That the proposal is ?ocdted witi~in the recorded service area of Vera Water & Power and the district advises that adequate system capacity is available to serve the pro- posal. 13. lhat the proposal is situated within the recorded service area of Fire District I1o. 7 and the fire district staff requests that if the proposal be approved certain conditions be imposed. 14. That the proposal lies within the boundaries of Central Valley School Jistrict and the school district advises that in the short terM the approval of the proposal may cause increased pressures on the enrollment of schools within the 'district; however, in the long term adequate school building programs will take care of the increased student enrollment caused by the proposal. 15. That the proper legal advertising requirements were met in conjunction with the hearing held before the Board of County Commissioners of Spokane County on the proposal on September 4, 1979. 16. That Commissioner Harry M. Larned, did not participate in the public hearing on September 4, 1979 due to his disqualification under the "Appearance of Fairness" Supplemental Findings af . Fact and Decision - 4 . , • . • y y . . . , . -r . ~ ` • so 1104 . . . ; doctrine. - , . , 17. That the Board of County Commissioners of Spokane County,excluding Commissioner Harry M. Larned, by decision dated the 17th day of SeptembEr, 1979 denied the proposal. 18. That on the 15th day of October, 1979, the Board of County Commissioners of Spokane County executed findings and order in the above captioned matter, in which Commissioner Iiarry 14. Larned, unintentionally execu-ted tlze same realizing that he had no ability to participate in either the decision or the . ~ execution of the Findings of Fact concerning the decision due to his excusing himself from participating in -the matter. ~ . 19. That the foregoing findings of the Board should be considered supplemental to that findings and ordEr dated the 15th day of October, 1979 by the Board. DATED thi s day of -NOV 17.1980 , 1980. FOARD OF COUIJTY COiviN1ISSI0NERS OF SPOKANE COUNTY, 6VaSHINGTON ~ ( POP ATTEST: VERNON W. GcILAND Clerk of the~Eoard ~ ( i , • BY D_Pu t~~~x e r k . Y Supplemental Findings of Fact and D"eci sion - 5 . y . ' . ~ , ~r ; , ~ • . ~ , ,n. . ; _i; ' . ~ . • , v, , • • ' , . W • , • ~ t • ~ . . ' ~ • • ~ / ^ \ ' RECEiPT Date r~,,~ ~i► 9~~ 3632 ~ Received From o N \,",.e Address Dollars $ For I ACCOUNT ~ HOW PAID ~'fl~`.r:•ujj'F (`(':~ij~'t'y ilv!~U1.t~~4a . , . AMI Of CASH ACCOUNT f I I AMT PAID I CMECK I BALANCE MONEY DUE I OROER B ~ I Y 8K806 ReditFrm , . . • . A , ' t ~ ~ . . t0 : ~ Rosanne Montague ~ Fred Dayharsh ~ Attached please find a 4•Jrit of Certiorari in the above captioned matter. Nc,te that the date on which it is to be returned is Oanuary 15th 1980. J Stan Scbultz will send his secretary over to get your tapes and transcribe them. ~t Additionally, when it is completed, we can read them over and make the certification. Jim - ~Lk J . F: T 4 3 f ~ y ~ . r ~ ~K... ♦ V!~ ' . ~ • t 9 , l • 4 ' ~2'!+'' .`il,`• ~.t o .d Js.r'yT': A ; r. . IN '?'FIE Si~PFP,IOR COt?RT Or TI-:F, STA"'F- nT' T.,M5HIr1GTnN . 2 IrT prTn r~njt TIiF COITNTY OP' SP()KAr1r. , 3 . 4 VRr11 III.LLS nEV~'LnP_r-~~Nm , a l imi i.-.ecl ) 4 oartnershio and SnOXAr3E S^'Aa Stn7FSm- ) ' MENm, IrIC. , a WashinRtan corr,oration, ) ' s General. nartner and SAn_r-FrIT CO[:Sr:'RUC- ) TIO'_V CO., :LNC. , a Washinaton cornaration, ) 6 f`ener. a 1 Partner, ~ ) ? Petit.ioners, ) rlo. 74207497-1 ~ 8 vs. ) ) 9 THE; CnUNTY OF' ,SPORANE, a muni_cioa]. ) i%7RTm nF rErm70RARI cornoration and nolitica-1 suh(',ivisi.on ) 10 tYie State of t•,~as:~in~ton, ''"IE 3nrrL~ ) oF cOtjNTY c~~tll.4 ISS10?1EP.S or qrr)K7~P-IF ~ 11 COiIrITY, ANn THE HEAr IN(; rXn }1I1`:FP ) CnM""IT"'EE OF .SPoKAuL' Cnt1PT'Y . ) 12 ~ . ResnonO.ents, ) 13 anc? ~ ]4 ~ LESLIF L. taILSC?N and JTTDY tI, tdZLSnr;, ~ 15 hu Sband and wi f e, ) . ~ 16 I'lecessar. y Party. ) ) 17 ) 18 19 TTIE ST71^'E OI' WASHINrmClN Tn : , 20 21 SPOY.ANI' Cr)rTNTy, a municina]_ cornoration ancl political subc'.ivision of the State af 1,%7ashinqton, 22 , 23 WIiFRrAS, it is alleaed by the petitioners herein that the 24 refusal of the r.espondents to avnrove Fetitioners' Apnlication 25 f.or ?oning ~Aap Amendm-ent in Prelimi_narv at of Rl.ocks 240 and. 26 24.1 of_ Vera, as ner ,?lat thereof., recorcled in Volume "O" of Flats, ; - 27 Paae 30, Snnkane County, Washinaton, :aas unr.easonab]e and unlawfial ; 28 and that a:arit of. Certiora.ri is soucrh*t for the purnose of having 29 the reasonableness anc? lawftil.ness of a deca_sion inr.uired into 30 an~ Oeterminec~ by the colir.t, now, therefo.re; Y 31 Yoi1 ARr uFnr'BV GOM1'1.z0TnFP to certifv and f.ile in this caurt ~^Jrit of Certiorari - 1 ' 32 FISH, SCHIJI.,T: & TnMBAP.I J . ?lttoznevs ; 63.7 Paulsen Bldg. Spokane, 11A 99201 (509 ) 455--8 89 0 1 . • ~ ~ 1 on or beforp the 15th r_'.aNt of Januarv,]9Pn , the comnl.ete acrency IMMINIMMum 2 .r.~ recorc', inc].ur?inc. a ver~a'tir.i ~.nsrri^t of~ r~rocEedinc,rs, 3 relatincr to the Geci_s7.on to c?eny sa-i(I notl.tioner.s' ar)p.licatians 4 for. ~',oni.nq "'an 'Amendment and Prel.imana..ry P]at, l:hat t-he same S may bE rNViewec! ry Lhis C'ourt an(I t1rat this Cour. t mav causF to 6 be con e what i t r;av annear of r icrh r olit to be clone. A confnrmed cony of this TIrit mav be served u-non the $ resnondents in fihis caction anc' have t'1e same efi=ect as a cer_ ta_f=ioc! 9 copy. 10 nAmFD this day of nPCemher, 1979. lI ' 12 13 • 14 15 16 . . 17 18 - 19 20 21 22 , T.q j_tness tre Tionorahle ?'hilin ,7. 23 Thor;loson JuOne of The Suner. ior . rourt of Sno}-ane County, "lashing- , 24 ton thi s 12th c?a.y of. necem5e.r, 1979. nttest mv ha_nd and sea]. 25 of the Sunerior Ccaurt the uay . , and year last abnve w.ritten. 26 27 . . 28 CLE-TtK 29 30 31 ' 32 Writ of Certiora_r_ i-? ' 79 1~:10 ~ . BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON FINDINGS AND ORDER REGARDING PRELIMINARY PLAT PROPOSAL AND ZONE RECLASSIFICATION, PE-1316-79, UERA HILLS ADDITION; ZE-149-79, AGRICULTURAL TO AGRICULTURAL SUBURBAN. WHEREAS, The Spokane County Platting Hearing Examiner Committee did, after public hearing on July 27, 1979, take action by motion that the preliminary plat to be known as Uera Hills Addition, (File N0. PN-1316-79) be approved; and, WHEREAS, Judy H. Wilson, 2804 South Progress, Veradale, WA. 99037, did request a special hearing before the Board of County Commissioners to present evidence and testimony against the motio,n of the Hearing Examiner to approve the above described preliminary plat and zone reclassification; and, WHEREAS, The Board of County Comnissioners did hold a public hearing on September 4, 1979, to consider the Findings and Order of the Hearing Examiner and testimony and request of the plat sponsor, objectors, and other interested parties; and, WHEREAS, At said hearing opportunity was afforded those favoring and those opposing the above described preliminary plat proposal and zone reclassification, the Board of County Comrnissioners of Spokane County, having fully considered the testimony given, the Findings and Order of the Hearing Examiner, the environmental checklist, and all other evidence presented, and further having personally acquainted themselves with the site and vicinity in question, does hereby find that the appeal concerning this proposal should be upheld. NOW, THEREFORE, The Board of County Commissioners does conclude that the preliminary plat to be known as VERA HILLS ADDITION and zone reclassification upgrading to Agricultural Suburban should be and hereby is DENIED. DATED THIS DAY OF 0 C T 1:51979 19 . BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON JERRY C. KOPET HARRY M. tARNM ATTEST: VERNON W. OHLAND C 1 er k oa rd By: _ ,~r~~ ~ .~...,~..~,n ;~rr, ~y~,,,~+-~'~'~ :,~~+rr,~f~r? M1~" 5^„'1T. 'iyT ~~,TT',~, S''R'~'~~~~ .~.:r.CS+~Ii..'iv ~4ir._.~-,+.~... ~ ~1"J~sl1r~ ~ . r f "+"t . r!+~ 1L:.~u`[~..:~5 ~i~_~ '~ry, f~ ~i~~~ .:.e~~.~",~ :~..S.l~~s,.~: ~ 1~ 1.::.: ~TI ~TI{ /1. y ~ ~ ~~yy 1~rli~ ~d/~r~V -ii~.irS~~M ~ S ,G ~,~~'C ..~~~G P~9LT~ ~.~~G 1~[F"`~L1.C ~.~~~G ~ n 1 ~ : .~.z " ~ e • ( ~y ; i~; . ~,y ''rt ~ i . 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YI r }~+i W +wrrr Lr w r-T . 4+~,.-. ~ L+ 11 . . ~ ~ w 4mr~ ~ ~ rx~ ~ ~ ~ y~tl ~Y~ '~"..~...:r ~ w'L~ .._c ~ i~,i~. : ~ Y~'~, ~ . T~ ~~2~K ~1~~ f ~ ~'y r r _ ~'r ~ - t.~} /f''~~,(J +.~T J' ~f~ . J ..6! yf ! \T~'y "d .61J i~ '~i f ~ ~ ' / / ~ ~r ~ u t' c .~++.+r L.+~ 6 . . o w ~ 1 - n . ~ . . `S.,':' a ~ a fi 7'` . ~ ~ a ~ ~ ~ ~ . ~ ~ ~ ~2.,...... _ .,~ti ~ 0 ~ .2. _ . ~n~' ~,~:.,e le~~.. ~ ~ _ 4V ~ ~ . , ~ ~ ~ ~ ~ ~ . - _ 1 ,w.n. ! ~ 1 ri,++a M ~ . e+ r7++ ~~I'I ,'r'~~ ~ . r . ::1w.~ S ~ ~ e~~.~ ~ 3 ~ S ti ~ ' -L= I r' , , s ~ ~ . - ~ ~t~o ~'1~8~f," ~`~'~i C' , ~ ~ t` , / 1 R - - - f ~ ' L" ~ l~~ '=i.~ ~ i, ~ ~ . r ~ 1 ~ ~ ~ ~ ~ ~ dc~: es ~ r ~ ~ ~ ~ s ~ ~ ~ - : - _ ~ ~ . , - . "";le No. PE-1316-79 ZE-149-79 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER A. INTRODUCTION This matter having come before the Examiner Committee on July 27, 1979, and the members of the Committee present being Eldon Thomas, Chairperson, and Ted McCou ry . B. PROPOSAL The sponsor, Star Investment Co., is requesting approval of a preliminary plat and zone change, PE-1316-79 Vera Hills Addition and ZE-149-79, Agricultural to Agricultural Suburban or R-I for subdivision of 19 acres into 38 lots for single family dweilings and there being present, the following applicant or representative: TOM SLADE MI KE ZARECOR C. FINDINGS OF FACT 1. That the existing land use in the area is agricultural. 2. That the Comprehensive Plan designates this area as residential usage. 3. That the existing zoning of the property described in the application is agricultural. 4. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with. S. That the proper legal requirements for advertisement of the Agenda Item have been fulfilled. 1 ' No. PE-1316-79 , ZE-149-79 6. That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 7. That the proposed use is compatible with existing uses in the area. 8. The Hearing Examiner Committee finds the proposed use is not detrimental to the general purpose or otherwise harmfull to the public health, safety, and welfare. 9. That the owners of adjacent lands expressed disapproval of the proposed use. D. SPECIAL CONDITIONS OR CONTIGENCIES APPLICABLE TO THIS SUBDIVISION APPROVAL: • 1. That the plat be designated as indicated on the preliminary plat of record and/or attached sheets as noted. 2. That a statement be placed in the dedication to the effect that no more than one dwelling structure be placed on any one lot, nor shall any lot be further subdivided for the purposes of creating additional lots or building sites without filing a replat. 3. That the plat provide for right of way width for streets as indicated on the preliminary plat of record. 4. That appropriate provision be made that the following described property be held in trust until the continuation of the streets be dedicated or deeded: A I' strip at the ends or edges of all streets that terminate or border the plat boundary. (Temporary cul de sacs are required when streets terminate at the plat boundaries. ) 5. That approoriate street names be indicated. 2 . ' . + ^-~le No. PE-1316-79 _ ZE-149-79 6. That appropriate utility easements be indicated on copies of the approved pr-eliminary plat for distribution to the Planning Department and the utility companies. Written approval of the easements by the utility company rnust be received prior to the submittal of the final ptat. 7. That the plan for water facilities adequate for fire protection be approved by the water supplier and fire protection district. Said water plan must also have been approved by the appropriate health authorities. The health authorities, water supplier (purveyor), and fire protection district will certify, prior to the filing of the final plat, on the face of said water plan that the plan is in conformance with their requirements and will adequately satisfy their respective needs. Said water plan and certification wiil be drafted on a transparency suitable for reproduction. The purveyor will also certify prior to the filing of the final plat on a copy of said water plan that appropriate contractual arrangements have been made with the plat sponsor -for construction of the water system, in accordance with the approved plan, and in accordance with a time schedule. The time schedule will provide, in any case, for completion of the water system and inspection by the appropriate health authorities prior to application for building permits within the p{at. The contractual arrangements will include a provision holding Spokane County and the purveyor harmtess from claims by any lot purchaser refused a building permit due to the failure of the plat sponsor to satisfactorily complete the approved water system. The plat dedication will contain a statement to the effect that the public water system as approved by County and State Health authorities and the iocal fire district and purveyor will be installed within this plat, and the subdivider will provide for individual domestic water service as well as fire protection to each lot prior to sale of each lot. 3 F No. PE-1316-79 ZE-149-79 8. That a certificate of title be furnished the Planning Department prior ta the filing of the final plat. 9. That the preliminary plat be given conditional approval to August 1, 1980. 10. That a declaration of Non-Significance be issued, in accordance with Section 11.15.340 of the Spokane County Environmental Ordinance (SCEO) prior to approval, or any approving action in accordance with SCEO 11.15.340. NOTE: The official file contains an environmental checklist for the proposal and a staff review of their checklist as required by WAC 197-10-320. 11. That conditional approval of the plat is given subject to the dedication of right of way to the public and approval of the road system in the plat by the County Engineer. 12. That plans, profiles, and cross sections showing proposed street centerline and curb grades be submitted to the County Engineer for approval prior to construction and the filing of a final plat. 13. The drainage plans and design calculations showing the grades and alignment of drainage facilities be submitted to the County Engineer for approval prior to construction and the filing of a final plat. 14. Construction within the proposed public streets and easements shall be performed under the direct supervision of a licensed land surveyor, who shall be responsible for perpetuating all evidence of the location of survey monuments which may be distrubed during construction and who shall furnish the County Engineer with "As Built" plans and a certificate in writing that all improvements were installed to the lines and grades shown on the approved construction plans and that all disturbed monuments have been replaced. 4 . • ~ , . No. PE-1316-79 ZE-149-79 22. That the project sponsor is responsible for requesting an extension of time to review any preliminary plat approval. All extensions applied for may subject the project sponsor to new conditions required by Reviewing Agencies. 23. That the Hearing Examiner Committee sustain the issuance of a proposed Declaration of Non-Significance and recommends issuance of a final Declaration of Non-Significance. 24. That a public water system serviced by Vera Water and Power, and including fire flows, serve each lot prior to the sale of the Iot. 25. That final construction plans for on-site storm drainage facilities be reviewed and approved prior to filing of the final plat by the County Utilities Engineer and the County Health District. 26. That the plat dedication contain the statement: "Use of private wells and water systems is prohibited. 27. That all public roads within the plat be curbed and paved to the specifi- cations of the County Engineer. Existing County roads providing access to lots of the plat shall be paved and curbed to the standards of the County Engineer. 28. No direct access from lots to Evergreen Road, Best Road, or 32nd Ave. 29. Dedication of 10, 20, 5 feet additional Right of Way along Evergreen Road, 32nd Ave. or Best Road. 30. That the owner, his grantees and assigns agree to participate in and not oppose or protest an RID or CRP on Evergreen Road, Best Road, 32nd Ave. to cQmply with County Paving Policy. 6 . A.' rtle No. PE-1316-79 ZE-149-79 15. No construction work is to be performed with the Public Right of Way until a permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer. 16. All construction within the Public Right of Way is to be completed prior to filing the final plat or a bond in the amount estimated by the County Engineer to cover the cost or construction of improvements, construction certification, "As Built" plans, and monumenting the street centerlines, shall be filed with the County Engineer. 17. That a name be indicated before the final plat is filed; such name to be approved by the County Assessor and the Planning staff. 18. That each lot be authorized for the use of individual on-site sewage disposal systems. 19. Prior to filing of the final plat, the sponsor shall present evidence that the plat lies within the r2corded service area of the proposed water . district. Special Conditions 20. That the provisions of SEPA'S NOTICE OF ACTION pursuant to 43.21C.080 RCW and the Board of County Commissioner's Resolution No. 77-1392 be accomplished by the project applicant within thirty (30) days of formal action by the Hearing Examiner Committee, with regard to the preliminary - plat approval; as instructed by the Planning Department staff. 21. That upon filing of the final plat, the zoning be reclassified to R-1, Single Family Residential. 5 le No. PE-1316-79 ~ ZE-149-79 E. ORDER The Hearing Examiner Committee, pursuant to the aforementioned, finds that the appiication of Star Investment Co. for a preliminary piat Vera Hills Addition and a zone change as described in the application should be approved. Motion by: McCoury Seconded by: Thomas Vote: 2-for, approved HEARING EXAMINER COMMITTEE Chairman ATT EST : FRED L. DAYHARSH Planning Director i B ~I Y • 7 BEFORE THE BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON IN THE MATTER CONCERNING PRELIMINARY ) SUBDIVISION AND ZONE RECLASSIFICATION ~ PE-1316-79, VERA HILLS ADDITION ~ COMMISSIONERS' DECISION ZE-.149-79, AGRICULTURAL TO AGRICULTURAL ) SUBURBAN OR R-I ) SPONSOR: STAR INVESTMENT C0. ) This bein4 the time set bv the Board of Countv Commissioners-of Spokane Countv. 4Jashington, to render its decision concerning the request of Star Investment Co. P.O. Box 14227, Spokane, WA 99214, for the above captioned preliminary subdivision and zone reclassification; and The Board having received the recommendation of the Subdivision Hearing Examiner Committee to approve the preliminary plat; and The Board having conducted its own public hearing on September 4, 1979, at the request of Judy H. Wilson, 2804 South Progress, Veradale, WA 99037 and after visiting the site and reviewing the testimony; and . The Board being fully advised in the premises did determine, based upon the testimony submitted at the public hearing and other evidence available to the Board to approve the appeal. The Board instructed the Planning Staff to prepare Findings and Order for execution by the Board at a subsequent meeting, setting forth more definitively the Board's action in this matter. BY ORDER OF THE BOARD this 17 day of September, 1979. VERNON W. OHLAND CLERK OF THE BOARD . . ~ - ~ bY No ma L. Smith, Deputy Clerk . E 'tft; E E D. ~~P 23 1979 SPOKA(UE COUNiY PLANNING DEPARTMENT S,~ p ht ~ 1; / C! . . R ECEIVED ~ AUG 3 1979 First American Title Company o f Spokane MAIN OFFICE SPOKANE COUNTY ~N~~~~ _ ~'FFICE PtA ~~Vesl 704 First Aueitue Order No. 27539 North 8611 Division • Suite B Spvkane, Washington 99204 ccs• Spokane County Plani~~ne,Phane: Washingto~a 99208 Ahone: (509) 456-0550 ~ Spokane County Engineer (509) 484-1600 • PI.AT CERTIFICATE To: Senske & Assoc. Vera Hills Addition E. 9803 Sprague Spokane, WA Gentlemen: This is a certificate as of August l, 1979 at 8:00 A.M. for a plat of the following property: Tracts 240 and 241 of Vera, according to plat recorded in Volume "O", of Plats, page 30, in Spokane County, Washington. This company certif ies that record title is vested in WESLEY B. ANDERSON and MARIE NYHOL.M, TRUSTEES by the Trust created under the Last Will and Testament of Harold G. Anderson, deceased, free from all liens, encumbrances and objections, except as follows: l. GENERAL TAXES: Year: 1979 Amount: $140.34, last half Tax Account No.: 26543-1562 GENERAL TAXES: Year: 1979 Amount: $140.34, last half Tax Account No.: 26543-1663 2. IRRIGATION ASSESSMENT: For: 1979 By: Vera Irrigation District #15 Amount: $19.00, last half Affects: 26543-1562 NOTE: There will be a$3.00 charge by the County Treasurer if the above assessment becomes delinquent. 3. Provisions contained in the deed from Vera Land Company, dated November 23, 1910, under Auditor's File No. 303440, in Volume 266 of deeds, page 476, which is referred therein to a certain contract of record in book "H" of Contracts, page 292, under Auditor's File No. 200528. Ajfeliated with First American Title Insurance Company Page 2 Order No. 27539 4. Terms and provisions contianed in the Trust as set forth in the Last Will and Testament of Harold G. Anderson, deceased, Probate Case No. 89151. NOTES: - l. According to the County Treasurer, there is no amount due, uera Irrigation District #15 for the year of 1979, for irrigation assessments on parcel No. 26543-1663. 2. Said premises lie within the boundaries of Vera Irrigation District #15 and are subject to future assessments by said District. This company further certifies that all taxes and assessments levied and chargeable have been fully paid except as noted above. FIRST AMERICAN TITLE COMPANY-OF SPOKANE ~ ~ , • Fred Trochimowicz Title Off icer ~ FT/sb ` . . ♦ BEFORt THt BOARD OF %,JUNTY COMMISSIONERS OF SPOKANE C,uONTY, 41ASHINGTON IN THE. MAITER CONCERNING PRELIMINARY SUBDIVISION ) AND ZONE KECLASSIFICATION, PE-1316-79 VERA HILLS J NUTICE OF ADUITION, ZE-149-79, AGRICULTURAL TO AGRICULTURAL ) PUBLIC HEARING SUBURBAN UR R-I } SPONSOR: STAR INVESTMENT C0. ) NOTICE IS HEREBY GIVEN that the Board of Count.y Commissioners of Spokane County, Washinqton, will hold a public hearinq at 3:00 P.M. ON SEPTEMBEk 4, 1979, at its office in the County Courthouse to consider the above-mentioned preliminary subdivision and zone reclassification on the following described property: Section 26, Township 25 North, Range 44 L.W.M. Lilocks 240 and 241 of Vera as per plat thereof recorded in Volume "U" page 30 of plats in the office of the County Auditor, Spokane County, Washington. Located between Evergreen and Best Road and north of 32nd Avenue. NOTI(;E IS FUKTHER GIVEN that a topic of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impact. NOTICE IS FURTHER GIVEN that any person interested may appear at said hearing and present testimony in support of or in opposition to an appeal on said matter filed with the Board of County Commissioners. BY ORDER OF THE BOARD this 13 day of August, 1919. VERNON W. OHLAND CLERK OF-JHE BOARD ) . ~ BY ~ Kosanne.Montague, Deputy Clerk, _ . ,r ~ APPEAL REQliEST FORM l TO THE BOARD OF COUNTY COMII S S IC)N iL--KS E C E I V E Appeal Fee - $35.00 A Uu G 1979 ' S f~ANE UIV , ~1ame : _/l. 1.S ~ l~ Today' s 1~~ N T ` -(Please Print) ~ E1ddress : o Zip Code : ~ Home Phon e: Ca A~-~ 9 Eu s inE s s Phon e: Hearing Examiner Committee Action Being Appealed T i t 1 e. (J-q W ) -Lj;Q,V r Preliminary SuUdivision iNlumber: Zone Reclassification Number:--Zi~ - 144 9~ Date of Hearing Examin.er Committee Action: 0 Signature : ~ ' Signature o.f ~ thorized Representative: Address: YOUR RFASOrIS FOR APPEAL lA ~al 1 • t..K.c~ ~.,l~4Z]~ ~ ^ V - Ju , Leslie L. or Judy H. Wilson 686 2804 S. Progress WA 4-5059 19-2 / 1250 Veradale, Washington 99037 0, 1 + 19 ` 7 ~ Pay tome 0 Order of S DollarS / v FirstLin , . SEATTL6•F/N3T NAT/ONAL BANK R/C 51409 OPPORTUNITY BRANCH / SPOKANEb , 99216 J~ 0 ti,' ' ~ 1r l 2 50000 2L,I: 8 24?6 5 16o' 0 86 1 Copies to: Planning Engineers Fnvironmental Health ~ Fee Received: Checlc~;;~,j^/'~ Cash Receipt Number~~/ ~ rtearing Date : ' l . ' ~'r • • APPEAL REnlirST FOI2Nt , TO THE BOARD OF COUNTY COPR1ISSIONE-RS Appeal Fee - $35.00 ~ ~ ~ ~ _ ~Tame : `~oday's Datr- ' /9~9 -(Please Print) L I Address :~~n IU 6 Zip Code. Home Phone: qA~- 9 Business Phone: Hearing Examiner Committee ?ction Being P.ppealed T i t 1 e . (_IA }..1 -X-~ 0-a) Prel itninary Subdivis ion Number 7 9 Zone Reclass if ication Number :2 ~ ~ -144q- qq Date of Hearing Examiner Committee Action: 0 Signature : L b ) ,,r Signature of A thoU zed Representative: Address: YOUR REASONS FOR APPEAL "Clu .4 ' ~ , . - l • ~ _ r _ Leslie L. or Judy H. Wilson 6 8 62804 S. Progress WA 4-5059 Veradale, Washington 99037 19-2 / 1250 ~ 19 ` 7 , Pay tothe Orderof ~ ~,1,~f//~~.--~~'✓- ~_.r.~~_~~-' ~ i $ /DO ~ 79 noalars G 19 FI I'StLI tl r 9EAT/LE•F/R3T NAT/ONAL BANK R/C OPPORTUNITY BRANCN/SPOKANE-s99216 ~d,' E~ E;~ :61~"vti 1; L 2 50000 2L.i: 8 2L, ?6 5 ~60 86 d CoPies to: Planning Engineers ~ Envirotlmental Health ~ ~ Fee Received : CheclcCash Receipt Number-~ . ~ W ✓/~il Hearing Date: -A . , -J FIRE DEPARTPIENT ~ /000 5 r {i EAST 10319 SPRAGUE AVE. • SPOKANE, WASHINGTON 99206 • TELEPHONE ,(509) 928-1700 July 23, 1979 ; ~ Mr. Fred Dayharsh, P1 anni ng Di rector S pokane County Pl anni ng Commi ssion , S econd Fl oor Broadway Centre Bui 1 di ng N721 Jefferson S pokane, %s hi ngton 99260/\ Dear Mr. Dayharsh : : The fol lowing prel iminary u Irofc~Aion: di~isions-extensions of time have been revi ewed for i e PE-1313-79 H.A.V. A d~ ion ZE-147-79 Renz I , PE-1314-79 S cott!&'"*i_1 er AAdi tion . ZE-148-79 ~~b il,er~` PE-1315-79 S9 ipp~ddit'o; ZE-150-79 $-°eypp &-K,i s i r ~E-1316-79, V ^era ~ i 11~' Ado.iv ZE-149- 79/, S t4,r - Invpes tm 00 - .^(~J;l~~ 'l.' •~~•}„u±'~ ~t~ ( /1 'IL (1 n; ' •t~ . ,y 1 k , \ ~1 i j .a-`L.R," , ' ! ' , j~ ~ The above nge~t mains. -a,ndhy ~~an.~to ,be t.in~ta] led in tthi s area. Acce$-S plans f,o .~f~ir~~ ~ng_ e,-q,~~p~nent\around tp~, . building shall bq ap1~ buing permit issuortce. p . ~ ' -F., . ' , r,•'• r , y~~; , 4' ~\R • Y ~a.-. ,~::t-~tii~'~.=►.Y~ _.s: _ . . . ~ _ ' . po, ' ' / ' , ~ ~ ~ L , f L `Cob k _ . - - - _ _ _ - ~ . _ . , . . • ~ a Lt. of Inspectors - - ` ' ~ AC:sn . R E C E I V E I 7~ ►U; 1v a 1 7 zq, , , Sf'OKANr COUNTY ' PLANNIPIG DEPARTMEV ~ ~PRE VENT FIRES . SA VE LI VES _ ; AGEfdDA, July 27, 1979 TELEPHONE: 456-2205 SPOKAiJE COUtJTY PLANPIING SUBDIVISION HEARIPJG EXAP1IidER C0MlYlITTEE T'ime: Friday, July 27, 1979,.9:00 A.H. Place: Broadway Centre Building, 2nd Floor N 721 Jefferson, Spokane _ 9: 00 A. F.1. PAG E A. PRELIMIfdARY SUBDIUISIONS - EXTENSIONS OF TIPIE 1. PiV-1099-77 , HERIThGE ESTATES 17-N-78-773, Agricultural Suburban to R-I ABC BUILDEP,S, INC . . . . . . . . . . . . . . . . . 1 2. PE-1214-78, MARTINSON'S ADDITION ZE-106-78, Agricultural to R-I - MARTINSON . . . . . . . . . . . . . . . . . . . . 2 B. PRELIMINARY SUBDIVISIONS oot ZONE RECLASSIFICATIOPdS 3. PN-1301-79, COLBERT HEIGHTS 1ST ADDITIOfd ZN-139-79, Agricultural to Agricultural Suburban !IANTYLA & VELTRI . . . . . . . . . . . . . . . . . 3 12 : 00 Noon LUPJCH ( Pl ace to be announced at Heari ng ) 1: 30 P.11. RECOPdV ENE _ C. PRELIMIidARY SUBDIVISIOtdS AfJD ZONE RECLASSIFICATIONS l. PE-1313-79, H.A.V. ADDITION . ZE-147-79, Agricultural to R-I RENZ . . . . . . . . . . . . . . . . . . . . . . . 4 2. PE-1314-79, SCOTT At-ID WEILER ADDITIOrJ ZE-148-79, Agricultural to Agricultural Suburban or R-I 6dEILER . . . • . . . . . • . . . . . . . . . . . 5 3. PE-1315-79, SEIPP"S ADDITIOPJ ZE-150-79, Agricultural to R-I and F;-2 SEIPP & KISSIRE.. . ~ . . , . . . . . . . . . . . . 6 4. PE-1316-79, VERA HILLS ADDITION ZE-149-79, Agricultural to Agricultural Suburban or R-I STAR INVESTIMEfdT CO . . . . . . . . . . . . . . . . 7 * ~ * * * * * ~ ~ * * * File # pr 1314 - -7~ 41- -7 cl I Sec. Z~ T'sh'p :2S R'ge 44 Classification ~ _ i i 1 • ~i a , -r;Proponent H1LL rn „ ~ s Ar.D.fl j-ri o ' C TAR ~ /l~ V~sTr►t~,t3T-~ . ( x 7 H R E S H O L D D E T E R M I N A T I O N ,Vp.oPOSEQ DECLARATtON OF t&&LStC.,)cg7jcA~, (proposedlfinai ) (significance/non-significance) 1. Description of Proposal : S 0A01V IS1 Q&) A~- L9± A-C.l2Es l AIM 31_k0'S tLbrt S t AU Cr lE PArY►► L_V ~J~UE L LAJ&t &wn[] S E. 2. Proponent: .STPr,4, ziVvjvslrrnf,c1T' co . 3. Contact Person : SS L ArbPhone : Q 4. County Action(s) Requested: ✓ Zone Change ✓ Preliminary Plat Approval: Final Plat Approvai Change of Condition Other: • , 5. Location of Proposal :tt'TwtC.v et1zo.6v.,6E.c3 ~i.1;6 4.F 54, 4U fl . A:U. . , 6. Lead Agency: SPOKANE COUNTY, WASHINGTON This proposal has been determined ta _jQ&T' have a significant adverse impact on the environment. An EIS is $101 required under RCW 43.21C.030 (2) (c). This decision was made after review by the County of a completed environmental checklist and other information on file with the Lead Agency. 7. Responsible Official: Proposed Declaration : Final Declaration : N ame ~2~► l,~f~ N ame C- L.l'~~C? L• Tt#Owt.A-S Signature Signature ~ TitleJ)tTitle Department U, PJA~AJltf IN 6-- Department e- - i. co yri~*'~. - Date j ~L U `)l 1211 Date 7/t t ~ Revised 6I1/79 i t ~ 8. For Deciaration of Significance Only: J Date of Expected Draft EfS Available (determined by Respansible Official ) / Date of l ssuance TO 6E COMPLETED BY RESPONSIBLE OFFICIAL: a. Brief description and listing of those environmental impacts leading to such declaration. b. Brief explanation of what measures, if any, could be taken by the applicant to prevent or mitigate the environmental impact of the proposai to such an extent that the responsible official could consider a revised proposal with a possible resuiting declaration of non-significance. ~ s AGEi!DA, July 27, 11979 TELEPHOfdE ; 456-2205 S P G; GXNE C O U i' d i Y P LI; 11d HI P l a S U 6DIU ISI O~l HEr'1RING EMMIIPdE2 M111ITTEE TI;1E : Fri day, July 27 , 1979 - 1: 30 P. i.f I ten #4 on Afternoon Agenda ) PLt;CE ; Broadkiay Ceni:re Sui 1 di na, 2nd Fl oor id 721 Jefferson: Spokane PRELI1.1I11ARY SUBDI`rISION I'~iVD ZOilc P,ECLASSIFICAj Ifli-1 PE-1316-79, 'JERA NILLS ADDITIOI: ZE-149-79, AGZICULTURAL TO AGRICULTIlRAL SUGURBAM 0R R-I, a. Location: The prooosal is located in the Spokane Valley bet%-!een Fvergreen and 8est Road and north of 32nd Avenue. b. Legal Description: Section 26. Totirrnship 2511N, Range 44 E.U!.11-1. Bl ocks 240 and 24.1 of Vera as ner pl at- thereof recorded in'Uolume "0" page 30 of plats in the ocfice of the County f1ucitor, Spokane County ; 1:!ashi ngton . c. Sponsor: Star Investment Co. P .0 . Box 14227 Spokane, t-dA . 99214 d. Surveyor: David C. Clausen E 9803 Sprague Spokane, I-lA. 99206 e. Site Size: 19 acres f. Number o ~ Lots : 38 g. ProQosed Land Use- Single i'amily dt•;ellings 11. Exi sti ng Zoni ng: Agri cul tural i. ?ropesed Zoning.- Acricultural Suburban or R-I j. t-later Source : Vera Wlater and Power k. School Ji stri ct : Central Val 1 ey ;~356 1. i4ethod of SeIF!aqe Di sposal ; Indi vi dual on-si te sep t-i c tanks M. Environnental Impact: A topic of discussion at this Hearing may be whether t~ie f!eari nS Exami ner Cormi ttee has adequate infornatien to assess the adverse Environmental Impacis of the proposal. The State Environnental Policy act WTAC 197-10-530 (2) provides that: In the event that the further investications authorized 5y this section do not provide informaiion reasonably sufficient to assess any potential adverse environnental impacts of the proposal an EIS shall be prepared." -7- ~ ~ ~ ES RU~~ C0 ' a ' i ~ ~ ~ ' `~~•'1 20TN Q as p• ~PP`' pM~~ c~ a.E ? 1r ? I !:1 a fr P ' C . L z/ar n ti" ~ r•; a - • 'no t.~ • ; ~ _r WAN 62 { 1 Q nj r o 9 • ~ ~~a'"d' ~ U ' t ! db V•~ . ~ ~ tiDGV y i Y' ~ , V 1• ♦ . , ` ~0~„ 2 3 ~0 J 4~ H 1' ~ ~~m Q QP ~ 1.~~, . Cr ~ 24 TM ~ 24TH K N R 2 TH ~ Tw T~ 24'" - 2 ~ . . . . . ~ - , ~ '~f;7Ty , .,~'~T'?'r" , ~ 257F1 YH N ~ a~ \ 26~'N TN ~ • ~ . . . . , i ~ ~ 0 il tD 277H A N ' l~ • ~ T M Q. ' : ~ ~v CMtRYI 1 ~ i ~ ~ ~ ~ ` ~ . . . N 5.4 lT ~cs d . 4 \ ~ Q ~4t 'fH V - , N ,.~.1c~,.~~,- ; ~ Q 0 0 . ~ N I ^ , • o I L `'~93. MD I T ECON y 130 131 ;33 13 35 136 1'7 138 139 140 141 142 ~ 143 144 145 146 `.!147 148 149 150 ~ 151 152 153 15~ 155 15 b 15- I'•) 159 16C 161 K" SR 27 ~ . ~ ~ V ~T C b vi ~ W I , W ~ < l~t IRTIIXTH , f1VF 'o s g ~ 7 , r vi Z ~ ul N _ ; Y Y' W+ ~ J~ ~ o J =1000 ~ , C ~ B~~fe fCr'e 0 ~ ao +h AVc. ~ ti _ • 1,,.. ' I . ' r t C , • ' ~ I_STAFF A-NALYSIS - July 27 , 1979 PE-1316-79, VERa HILLS ADDTTION ZE-149-79, AGRICULTURAL TO SIVGLE FA!`IILY RESIDENTIAL OR AGRICULTUR-AL 5UBURBAV PRELIMINEIRY SUBDIVISI0N AND ZOiNE RECLASSIFIC.aTION I. GENERAL INFORr1aTI0N A. Location The proposal is located in the Spokane Valley between Evergreen and Best Road and north of 32nd Avenue. B. Proposal - 19 acres subdivided into 38 lots for single family use - Typical lot frontage = 110 feet - Typical lot size ranges from 13,500 sq. ft. to 21,760 sq. ft. C. Relationship to the Comprehensive Plan The approved map of the Comprehensive Plan indicates residential usage of this area, as well as all nearby surrounding lands, with no density designation. D. Land Use Analysis: 1. Existing Land Uses The site is currently cultivated agricultural land. Land use directly north of the project is also pasture and cultivated agricultural land. Further north is the Early Dawn Dairy Company feed lot and processing facilities and a few scattered single family homes. North of 24th Avenue is Early Dawn Addition and Early Dawn lst Addition. East of and adjacent to the proposal is a duplex, a mobile home and three single family homes on lots ranging from - 10,400 sq. ft. to approximately 3 acres. Generally east of the proposal ' agricultural land uses such as orchard, hay, pasture and truck farm are prevelant with scattered residential uses. South of the proposal across 32nd Avenue, vacant and agricultural land uses are predominant with scattered residential uses. Parcels of land range from 40 acres to 9,600 sq. ft. West of and adjacent to the proposed site is Mountain View 4th Addition, a residential subdivision with lots averaging 10,000 sq. ft. Generally land uses west of the site are residential. 2. Compatibility with Existing Land Uses The residential uses as proposed, are consistent with those subdivisions to the west and further north in the Early Dawn Additions. The lot sizes and uses proposed would appear to be incompatible to the immediate area, particularly the agricultural aspect of the Early Dawn Dairy and larger parcels that exist betweea Evergreen and Sullivan Road. Recent decisions for the general area, such as Bayes additioa and South Adams, have held subdivisions to ~ acre and greater lot densities. -7B- STAFF A1VALYSIS - July 27, 1.9,79 VERA HILLS- ADDITION - continued II. SPECIAL IiVFORMATION A. Circulation The County Road Engineer has examined the proposed prelimznary plat of record and recommends specific conciitions to insure the satisfactory development of this plat. Generally, those recommendations deal with the further dedication of right-of-way and improvement of all roads to current County Standards. B. Sewage Disposal The applicant's engineer has prepared an analysis of alternative sewage dis- pos31 means; including on-site septic tank disposal, community septic tank disposal, and community package treatment plant disposal. For economic reasons, and to provide the most realistic alternative, the applicant's engi- neer feels on-site septic tanks should be utilized. The Spokane County Health District has authorized the use of individual on-site sewage systems for each lot within the plat. The plat is situated over the Spokane Valley Aquifer and the Health District in their examination of the possible impact on groundk7ater quality from this proposal have the following comments: Impact Discussion a. The plat sponsor has proposed 38 lots on 19.1 acres. Each lot is to be served by a public water system and its individual on-site sewage disposal system. This raises the question of significance of the impact on the grouadwater in the area and possible alternatives for sewage disposal. b. In the course of the conduct of the Army Corps study, Dr. Todd considered typical soils, natural and sewage disposal recharge to the groundwater, and the effect of continued urban development in the Spokane River Valley upon the quality of the groundwater. In summary, he concluded that: 1. In normal precipitation years subsurface disposal of sewage treatment effluent does reach and recharge the groundwater. 2. All the dissolved salts in sewage effluent will be carried to the groundwater. However, bacteria and detergents (phosphate portion) are mostly removed by the deep soil layer above the groundwater and "minor dissolved constituents such as phosphates, which are known to react with soil particles, or nitrates, which are taken up by the plant roots," will be less than the total found in septic tank effluents. 3. The calculated results at the downstream end of groundwater flow line indicate that the maximum range of (dissolved) solids concentration expected at presnet (1975) is up to 93 mg/1 (milligrams per liter) above the natural groundw=ater background of 155 mg/1. The forecast year 2020 maximum incremental concentration is 101 mg/1 above the natural background. - 7C - ' STE1F'F .4..~?ALYSIS - July 27 1979 VERA H7''T.S ADDIT10N - continued - - - The analytical results of the forPcast impact of year 2020 when compared with the present impact, both me3sured in terms of leachate volwne and dissolved solids concentration, indicate that the present impact on groundwa-ter quality is already a substantial proportion of the ulti:_r~ate Ievel. c. Currently, results of chemical analysis show the total nitrooen content of the groundwater as in the range of 1.21 to 2.9 ppm. A projected incremental increase using Dr. Todd's expected 8.6 percent would result in a range of 1.30 to 3.17 ppm. Current Federal and State drinking water standards permit up to IO ppm. d. Alternative seTaage disposal methods that wTould aot rFCharge the ground- wTater have the following general characteristics: 1. Collector and central treatment systems discharging to surface waters would require at Ieast tertiary treatment and perhaps more to obtain a permit for the discharge from the Department of Ecology. These systems are not currently economically available for this project. 2. Sealed systems, whether individual or community, depend on evaporation for liquid rerooval. These systems reqliire more land area than a conventional subsurface drainfield. Some, such as lagoons, have safety hazards associated with th.=.;n and relatively poor community acceptance. Land, installation : ld operational cost are generally more expensive than those for szg "-c tanks and drainfields. C. Drainage The County Utilities Engineer reports that the prelimiciary storm drainage plan submitted by the applicant indicates that on-site storm drainage provisions will adequately handle surface water runoff. Howevzr, final construction plans should be reviewed and approved prior to the final plat filing. D. Water Supply The proposal is located within the recorded service area of Vera Water and Power. The District advises the staff that adequate system capacity, and a desire on their part to serve, exists for the provision of water fc.r domestic, fire and irrigation uses. E. Fire Protection The proposal is situated within the recorded sercice area of Fire District #7. The Fire District staff requests that the Hearing Examiner Committee require mains and hydrants of sufficient size for fire protection as a condition of final plat approval. The District also requests that tney be allowed to review and approve final water plans and fire flows. -7D- STAF'F A`IiLYSIS - July 27, 1`9 VERa HTLL~ `DDITIOili - continued . , F. Schools Proposal lies within the boundaries of Central Va11ey #356. G. Pa rks The report "Planniag for Parks" (revised 1976) indicates that the proposed site is loc3ted in the airpark neighborhood, and that a proposed park adjacent to the land acquired for an elementary school oa the northwest corner of 24th Avenue and Adams will be required as the area develops. H. Unique Environmental Features None have been indentified. I. Cultural Resources None have been indentified. III. ZOVING ANALYSIS The site is currently zoned Agrzcultural as is all land immediately north, east, and south of the proposal. The residential uses to the west are zoned agricultural Suburban. 11ore recently approved subdivisions with similar lots sizes located further west of the proposal and north of 24th avenue have been zoned R-1, Single Family Residential. Therefore, if approved, it would be appropriate to rezone the site to R-1, Single Family Residential. IV. ENVIRONrfENTAL REVIEW An Environmental Checklist was submitted by the sponsor and has been reviewed by the Planning staff. No significant adverse environmental impacts were judged to exist. Slight adverse environmeatal impacts were identified on the checklist in the following categories: earth; air; water; flora; fauna; noise; light and glare; land use; population; housing; transportation/circulation; public services; utilities and energy. The Planning Director issued a proposed Declaration of Non-Significance, and it was circulated to other agencies of jurisdiction. V. CONDITIONS: If approval is graated, the following conditions are recommended. vOTE: any amendments to said conditions are stated separately and listed hereafter. 1. That the plat be designated as indicated on the preliminary plat of record and/or attached sheets as noted. 2. That a statement be placed in the dedication to the effect that no more than one dwelling structure be placed on any one lot, nor shall any lot be further subdivided for the purposes of creating additional lots or building sites without filing a replat. - 7E - 'STELFF AiNALYSIS - July 27,_ 1979 VERA HIILS ADDITIOV - continued 3. That the plat provide for riaht of way wTzdth for streets as indicated on the preliminary plat of record. 4. That appropriate p-rovision be made that the followino described property be held in trust until the continuation of the streets be dedicated or deeded: A 1' strip at the ends or edges of all streets that terminate or border the plat boundary. (Temporary cul de sacs a•re required cahen streets terminate at the plat boundaries.) 5. That appropriate street names be indicated. 6. That appropriate utility easements be indicated on copies of the approved preliminary plat for distribution to the Planning Department and the utility companies. Written approval of the easements by the utility compan,T must be received prior to the submittal of the final plat. 7. That the plan for water facilities adequate for fire protection be approved by the water supplier and fire protection district. Said water plan must also have been approved by the appropriate health authorities. The health authorities, water supplier (purveyor), and fire protection district will certify, prior to the filing of the final plat, on the face of said water plan that the plan is in conformance with their requirements and will adequately satisfy their respective needs. Said water plan and certification will be drafted on a transparency suitable for reproduction. The purveyor will also certify prior to the filing of the final plat on a copy of said water plan that appropriate contractual arrangements have been made with the plat sponsor for construction of the water system, in accordance with the approved plan, and in accordance with a time schedule. The time schedule will provide, in any case, for completion of the water system and inspection by the appropriate health authorities prior to application for building permits within the plat. The contractual arrangements will include a provision holding Spokane County and the purveyor harmless from claims by any lot purchaser refused a building permit due to the failure of the plat sponsor to satisfactorily complete the approved water system. The plat dedication will contain a statement to the effect that the public water system as approved by County and State Health authorities and the local fire district and purveyor will be installed within this plat, and the subdivider will provide for individual domestic water service as well as fire protection to each lot prior to sale o£ each lot. 8. That a certificate of title be furnished the Planning Department prior to the filing of the final plat. 9. That the preliminary plat be given conditional approval to August 1, 1980. 10. That a declaration of Non-Significance be issued, in accordance with Section 11.15.340 of the Spokane County Environmental Ordinance (SCEO) prior to approval, or any approving action in accordance with SCEO 11.15.340. NOTE: The o£ficial file contains an environmental checklist for the proposal and a staff review of their checklist as required by wAC-197-10-320. - 7F - . ' - STAFF r1~~ALYSIS - July 27, 79 VER-A hILI - ~TDITION - continued 11. That conditional approval of the plat is given subject to the dedication of right of way to the public and approval of the road system in the plat by the County Engineer. 12. That plans, profiles, and cross sections showing proposed street centerline and curb grades be submitted to the County Engineer for approval prior to construction and the tiling of a final plat. 13. The drainage plans and design calculations shocaing the grades and alignment of drainage facilities be submitted to the County Engineer for approval prior to construction and the filing of a final plat. 14. Construction within the proposed public streets and easements shall be performed under the direct supervision of a licensed Iand surveyor, who shall be responsible for perpetuating all evidence of the locatioa of survey monuments which may be distrubed during construction and who shall furnish the Gounty Engineer with "As Built" plans and a certificate in writing that all improvements caere installed to the lines and grades shown on the approved construction plans and that all disturbed monuments have been replaced. 15. No construction work is to be performed with the Public Right of Way until a permit has been issued by the County Engineer. A11 work is subject to inspection and approval by the County Engineer. 16. A11 construction within the Public Right of Way is to be completed prior to filiag the final plat or a bond in the amount estimated by the County Engineer to cover the cost or construction of improvements, construction certification, "As Built" plans, and monumenting the street centerlines, shall be filed with the County Engineer. 17. That a name be indicated before the final plat is filed; such name to be approved by the County Assessor and the Planning staff. _ 18. That each lot be authorized for the use of individual on-site sewage disposal systems. 19. Prior to filing of the final plat, the sponsor shall present evidence that the plat lies within the recorded service area of the proposed water district. 20. That an on-site sewage management system be created and approved by the Spokane County Health District prior to filing of the Final Plat. Dedicatory language of the plat shall include the statement, "Each lot ownership shall be a member of the on-site sewage management association until said association is dissolved. Special Conditions 21. That the provisions of SEPA'S NOTICE OF ACfiION pursuant to 43.21C.080 RCW and the Board of County Commissioner's Resolution No. 77-1392 be accomplished by the project applicant within thirty (30) days of formal action by the Hearing Examiner Committee, with regard to the prelimiaary plat approval; as instructed by the Planning Department staff. 22. That upon filing of the final plat, the zoning be reclassified to R-1, Single Family Residential _7G- . ~ iTAFF ~'Jt~LYSIS - July 27..-,19; 9 V~R~ HIT.LS ADDITION - continued ~ 23. That the project sponsor is responsible for requesting an extension of time to revieca any preliminary plat approval. all extensions applied for may subject the project sponsor to new conditions required by Reviewinb Agencies. 24. That the Hearing Examiner Committee sustain.the issuance of a proposed Declaration of Non-Significance and recommends issuance of a final Declaration .of Non-Significance. 25. That a public water system serviced by Vera t,dater and Power, and includino fire flows, serve each lot prior to the sale o£ the lot. 26. That final construction plans for on-site storm drainage facilities be reviewed and approved prior to filing of the final plat by the County Utilities Engineer and the County Health District. 27. That the plat dedication contain the statement: "Use of private wells and water systems is prohibited. i -7H- r OFFIC,~. OF COUNTY ENGIN &R SPOKANE COUNTY, WASHINGTON ` Oote 'T" 1 19 -7~ Inler-office Communication To PLANNING ]DEPARTI+ENT GARY KENNALY * PLANNING & TRAFFIC DNISION ENGINEER ej)n "'6' G~ K From Sub ject ROAD CONDIT IONS * FOR - PW PE. 143 6 V e- f G *CONDIT IONS C IRCLED gPPLY -TO PLAT UNDER CONS ILIERAT ION - - - a'UBLIC ROAD STANDAR.D!V- - - PRNATE ROAD STANDARDS - - - 6~that conditional approval of the plat is given aub3ect to dedication of R.ight of Way and approval of the road syatem in the plat by the County Engineer; E 2 that plens, profiles, and croas sections showing proposed etreet centerline and curb grade8 be eubmitted to the County Engineer for approval prior to construction and the filing of a final plat; ~-that drainage plans and deaign calculatione showing the grades and alignment of drainage facilitiea be submitted to the County Engineer for approval prior to construction and the f iling of a f inal plat; Q~conetruction uithin the proposed public streets end easemente ehall be performed under the direct eupervieion of a licenaed land surveyor, uho shall be responeible for perpetuating all evidence of the location of survey monuments uhich may be diet-urhed during construction and uho ehall furnieh the County Engineer with "Aa Built" plans and a certificate in writing that all improvemente vere inatalled to the lines and gradea shown on the approved construction p1Qne and tbat all dieturbed monumenta have been repleLced; E 5 no construction work ia to be performed within the Public Right of Way until a permit has heen iesued by the County Engineer. All work ie eubject to inspection and Qpproval by the County Engineer; (t 6~all construction within the Public Right of Way, is to be completed prior to filing the final plat or a bond in the amount eatimated by the County Engineer to cover the coat of construction of improvements, construction certification, "As Built" plans, and monumenting the atreet centerlinea 8ha11 be filed with the County Engineer; E 7-no direct acceas from lote to 1/2 Right of Waya until euch roads are conatructed to County Standards and establiahed as County Roade; E 8-no direct accese from lote to Stub Road connectiona until auch roade are conatructed to County Stendarde and eetabliehed as County Roada; E 9-road design, construction, and drainage control for 1/2 Righta of Waye and Stub R.oad con- nections are the responsibility of the Developer; E10-that the eponaor shall prepare and submit to the County Engineer a desi,gn propoeel acceptable to the State Highway Department of the proposed State Highuey-County Road intereection.. State Highway Department approval of the proposed design must be received prior to the filing of the final plat. Improvements to the State Highway are to be the responsibility of the Sponsor and may either be constructed or a bond to cover the coat of auch improvemente furniehed to the County Engineer in the amount ae determined by the County Engineer and the State aHihhway Department. UG Ethat a oada within the plat be curbed and/~ paved to the apecificetiona of the County Existing County roada providing A~ acceas to lots of the plat shall be paved and/At curbed to the standards of the County Engineer. E12-Propoeed private road(s) serving lot8 With: no extension possible; exteneion to aerve 8 or lese lota; future public Right of Way tract. E13-thet private road(s) be improved to etandard adopted by the Board of County Commissioners. ~no direct access from lote to e r F~v ~I?o.a~T ~$esf I ~qq/ (E15)-dedication of .0 FeS additional Right of Way along_Zg m-s oy vs&& 5 F64aT BEST Voq, ~that the owner, his grantees and asaigna agree to participate in aud not oppose or protest an RID AN o ~ Evr.~~,~ee,.~ Q. oVv►ptI w t~ C okv-r~ Vqvlni Pa tici 4 ~ Y SP'V'AiVE COUNTY HEALTH DISTRICT ~ I nter-Offi ce Corununi cati on Ddte: June 8, 1979 T~ : Spokan .o intv PT 1 ann_ing ('nmmi aci nn . FROPl1: Ricbard E. Ellis, R. S. 'SUaJECT: Proposed Preliminarv Plat - Vera Hills Addition 1. Reference: Our memo to you dated June 4, 1979, subject as above. 2. The following is deleted from paragraph 4 of reference above: e. An on-site sewage management system shall be created and approved by the Spokane County Health District prior to filing of the f inal plat. Dedicatory language of the plat shall include the statement, "Each lot ownership shall be a member of the on-site sewage management association until said association is dissolved." clw c: Senske and Associates East 9723 Sprague Spokane, WA 99206 Vera Hills Addition Plat File j6 T~ f~ •;1 ~ : 4iv juv 14. 1979 SPOKANE COUNiY - y pLANNIMG DEPARTMENT ~ Sl'ND-AG-M-11 8 . ' . .-f SNOKAiVE COUNTY HEALTH DISTRICT ~ Inter-Uffice Commuiiication Date: June 4, 1979 TG: Spokane County Pla,nni~ Commission FROfI: Eugene C. Prat14K.S. ID E C I if E n %d ~ SiJBJECT: Proposed preliminary plat - Vera Hills Addition ,~g:7q i iI ~~References: SPOKANE COUIVTY PLANN(NG DEPARTMENT a. Map of subject, scale 1" = 50' by Senske and Associates, Inc.; undated, received by this office April 27, 1979. 'b. Ground-Water Resources and Related Geoloqy North-Central Spokane and Southeastern Stevens Counties of washington, Department of Water Re- sources, State of Washington, 1969. c. The Effect of Applied Surface Waters on Groundwater QualitY in the ~pokane Valley, D.K. Todd, Section 208, Water Resources Study - Metro- politan Spokane Region, U.S. Army Corps of Engineers Seattle District, April 7, 1975. d. Soil Survey, Seokane County, Washington, Soil Conservation Service U.S.D.A., March, 1968. e. Spokane County, Washington, Engineering Interpretations, Soil Conserva- tion Service, U.S.D.A., August, 1974. f. Logs of Vera Irriqation District #15 wells in Township 25, Range 44, Section 26. g. Field Survey Report, Richard Ellis, Sgokane County Health Oistrict, June 1, 1979. . h. Map: Greenacres Quadrangle, U.S.G.S., 1973. . 2. To,poqraphy, Soils, and Water: a. This project lies in a relatively flat area between Evergreen and Best Road. Local drainage ways are insignificant, It is located over the Spokane Valley Aquifer. b. Surface soils are classed as Garrison qravelly loam with 0 to 5% slopes. They have a septic tank filter field limitation of slight with possible contamination of groundwater. c. Geologically, the soils are glaciofluvial deposits; stream-laid sand and qravel; contains some boulders in places; includes some undifferentiated glacial deposits. The lower terrace remnants have probably been reworked by streams. These geologic structures yield moderage to very large amounts of water. S; N O- A r M-118 . Vera Hills Addition ~ d. The data from Vera Irrigation District #15, wells in the area shows the wells are 160 to 176 feet deep. The highest total nitrogen level was 2.9 ppm. The Vera Water District has indicated that it can supply domestic use water for the plat upon completion of agreements with the developer. 3. Impact discussion: , a. The plat sponsor has proposed 38 lots on 19.1 acres. Each lot is to be served by a public water system and its individual on-site sewage disposal system. This raises the question of significance of the i.mpact on the groundwater in the area and possible alternatives for sewage disposal. b. In the course of the conduct of the Army Corps study, Dr. Todd considered typical soils, natural and sewage disposal recharge to the groundwater, and the effect of continued urban development in the Spokane River Valley upon the quality of the groundwater. In summary, he cnncluded that: (1) In normal precipitation years, subsurface disposal of sewage treatment effluent does reach and recharge the groundwater. (2) All dissolved salts in sewage effluent will be carried to the groundwater. However, bacteria and detergents (phosphate portion) are mostly removed by the deep soil layer above the groundwater and "minor dissolved constituents such as phosphates, which are known to react with solid particles, or nitrates, which are taken up by plant roots" will be less than the total found in septic tank effluents. (3) "The calculated results at the downstream end of groundwater flow line indicate that the maximum range of (dissolved) solids concentration e xpected at present (1975) is up to 93 mg/1 (milligrams per liter) above the natural groundwater background of 155 mg/1. The forecast year 2020 maximum incremental concentration is 101 mq/1 above the natural background."--"The analytical results of the forecast impact of year 2020 when com- pared with the present impact, both measured in terms of leachate volume and dissolved solids concentration, indicate.that the present impact on qroundwater quality is already a substantial proportion of the ultimate level." c. Currently, results of chemical analysis show the total nitroqen content of the groundwater as in the range of 1.21 to 2.9 ppm. A projected incre- mental increase using Dr. Todd's expected 8.6 percent would result in ranges 1.30ppm. to 3.17 ppm. Current Federal and State drinking water standards permit up to 10 ppm. d. Alternative sewage disposal methods that would not recharge the groundwater have the following general characteristics: (1) Collector and central treatment systems discharging to surface waters would require at least tertiary treatment and perhaps more to obtain a permit for the discharge from the Department of Ecology. These systems are not currently economically available for this project. ' Vera Hills Addition June 4, 1979 Paqe 3 (2) Sealed systems, whether individual or community, depend on evaporation for liquid removal. Some, such as laqoons, have safety hazards associated with them and relatively poor community acceptance. 4. Recommended that: a. The final plat shall be designed as indicated on the preliuninary plat of ~ record and/or attached sheets as noted. b. Appropriate utility easements shall be indicated on copies of the preli.minary plat of record for distribution by the Planning Department to the utility companies, County Engineer and Spokane County Health District. Written approval of the easements by the utility company must be received prior to the submittal of the final plat. . (Note: The first sentence is superfluous if the easements are shown on the preliminary map as required by Ordinance Chapters 5 and 6.) c. Drainage plans and design calculations showing the grades and alignment of drainage facilities shall be submitted to the County Engineer and Spokane County Health District for approval prior to construction and the filinq of the final plat. ~ ,,,/d. The dedicatory language of the plat will state that each lot is authorized the use of an individual on-site sewage disposal system. <'Je. An on-site sewage management system shall be created and approved by the Spokane County Health District prior to filing,of the final plat. Dedicatory lanquage of the plat shall include the statement "Each lot ownership shall be a member of the on-site sewage management association until said association is dissolved." vf Prior to filing of the final plat, the sponsor shall present evidence that • the plat lies within the recorded service area of the water system proQosed to serve the plat. The dedicatory languaqe on the plat shall state: "Uae of private wells and water systems is prohibited." q. The plat dedication will contain a'statement to the effect that: "The public water system as approved by County and State authorities and the local fire district and purveyor will be installed with this plat, and the sub- divider will provide for individual domestic water service as well as fire protection to each lot prior to sale of each lot." ts cc: Senske and Associates, Inc. 9803 E. Sprague Spokane, WA ~ - . PLANNING DEPARTI'OENT i { •~.~~~,.i,~ j' M~"` BROAOwaY CEr:ra_ ~ 3 ~ U:L[)+N; ti 721 .E=F_aSCN S'FcE7 i.-,.. pMQNE 456-2205 ScpK,:NE ,NaSNING'.^,N 34260 5?QMA Y' GT ..CSE CURRENT PLANNING MEMORANDUM T°' D0L CD (ae.&-0F;P) ~s plw Ek. (P&P o- ca. +.WA oe ar ~Ajr"t e•~ ot AkaL-") Q C T)e,4 4d VA LLt D.S 44S CCN Cie f;&.OFP) SC 44OOt- D1ST • a FROM: Spokane County Planning Department Norih 721 Jefferson ; Spokane, WA 99260 (509) 456-2205 " Attention : wALi.Y N V B,g REFERENCE: Lead Agency Destination, Threshold Determination, Staff Review, Environmental Checkiist, map; all or some of which are attached . Pursuant to WAC 197-10-203, the Spokane County Planning Department, a division of Spokane County, has determined that the County, as an ACTING AGENCY, is the LEAD AGENCY for the following project: 1qq ` 44 1 LLS Aj Drr1 QIU ST.4.2 SA)V EST_ c..o _ I Q ALitrS IAJTo This determination was made in accordance with WAC 197-10-220. Information on file concerning this proposed action indicates your agency to be an AGENCY WITH JURISD{CTION (WAC 197-10-040 (4) or an AGENCY WITH EXPERTISE (WAC 197-10-040 (3) Accordingly, if you wish to exercise your option to review and comment as provided in WAC 197-10-340 _(5), a proposed Declaration of Nonsignificance was issued on SuL . Please respond, if appropriate, at your earliest opportunity, but no later than the public hearing scheduled for .,1~ Su L-y 19-7~ . The subject proposal or action (IS, I6=1~=) LOCATED WITHlN THE DESIG- NATED SPOKANE VALLEY SOLE SOURCE AQUIFER AND AQUIFER ENVIRON- MENTALLY SENSITIVE AREA AS DESIGNATED BY THE SPOKANE COUNTY '208' STUDY. Please advise us as soon as possible as to whether you feel an Environmental Impact Statement (E15) or a Ground Water Impact Evaluation (GWl E) should be prepared. Enclosures Rev. 4/17/79 , OD 'C Z Ic~'~''~~,. r ,,•``t'~U i ~ ~ 2~: ir 1• p ROq CT 21 O ' 2v1H A ~ ~ 1 t ~y „ U . Z13 r 2 79 q ?i o ? aA4 y ~ t , L 3Aa ? '~aovc ~ . . 9t a ~ Q a~vo z , Cr 2 A. qye . . Z 1! 0 ~ Q U'~ p ~ ~J ~"Q .1 • ~ ~ ~ ~ . . M~ 7- 3 tr N ° 2 'T N ~ 24TK ~ . . • ' . ,"y0 24T0% , Zjr 7 H• T M N • I N" ~tijf , , . ~ a' N ~ f`~,'tUN tb'rH T M ~ N T pC \ , . . . . . . . O ~ ~ Crl~VYl ~ . T M ~ N T S,cL l~~` ~ N ? rsw4 . T►+ ~ N , < 4 0 a 4~9 } , . > ECON ~ c 155 '~56 157 I~.l 159 16Cw 161 153 I5. L 193 ~ . . ...145 14b `!47 1~8 149 I50 151 152 35 135 138 139 144 14~ 142 143 ~ 130 131 ;~3 •l~ SR27 ~ . t a ~ I xY r+ ~ RT ; > 111:1000 ~ e Y : m o , 1G~re 40 Avt ~ ~ • . C _ FILE ~-4?4!~:-- 131 ~ r-7 / . p.. / / . ~ . ST FF REV= OF ENVIRONM .NTAL G►iEGKLIST 3- ~ ~ a - }ipnwwG _JU'Wty COUR' ..OUSL I. In accordance with the Spokane County Environmental Ordinance 'and WAC 197-10, an Environmental Ciiecklist has been submi.tted by the appIicant or his agent. This checklist and any additional per~ne data ~as subs quenCly been reviewed bY the SpoG+~'~1 ~ ~!Ur f l f The followinq data bciefly describes the proposal: A. Action (s) Requested: V Zone Change; VPreliminary Plat Approval: Final Plat Approval; Change of Condition O ther: . B. Description of Proposal: ~4 ~b SQ L--°7-s C. Locatio AVirrAPropos 1: dad- h ~ 4,.Y, ti k E' r II. Review of Checkli s t: A. Slight adve: se impacts are noted under-Ehe following ques tions : I - / (1) Earth (8) V / I0id U s e (15) EnergY (2) ' Air (9) ~Naturai (16) -T tilitie-s / ~esaurces , (3) ~ W~ter (10) Rf sk of (17) Human Upset F?ealth (4) F oca (Il) \Y/ Pobulation (18) Aesthetics (5) F~una (12) ~H9tsing (19) Rec. ~ (6) ~ N 'he (13) -,zTr ns./ (20) Arch . Circ. Hist. (7~ ~ Liqht & (14) Public (ZI) Other Glare Services ' . i ~ 3. Potentially significant adverse 3mpacts are noted under Lhe followinq que s tions : / ~ C. D!scussion of impacts identified above: r~ I1. I. Conclusions and Recammiandations: 3ased tnis staff revisw or the environment31 chECk.list, the sta;i: 4. Concludes trat there are rio notentially sic*:ificant adverse impacILs and recom:nends/issues a oroposed declaration of nor.asigr,ificancE . . i B. Concludes that there are no potentialiy sfgnificant adverse impacts ~ 3r.d, because of the nature of Fhe pcoposal, recemrnands%issues a . r"inal declaratian oi nansiQnificance. C. ConcluCes that potenti311y significant advp: se fmp3cts de exi.st -and recommenda.%issues a declaration cf signif:cance. IV. St3fz memUer( s) revi ewi ng check : i s t 8~~ . I 1 r Z_ ' ~J r~r J . ~ ECZIVE,D File " ' - • ~ cMlf TR0NWAI CkECKL IST Sec.-'Itivp.-Rge. + - _ Irttroduction: tte Staca Environwental Policy Att of 1971. Ehaoter 43.21C. RCLi. reculres all stau and local qovernmental aqenCies to constder tnvlronawtal values ooth for thefr orm actfons and whan liconsing prlvatt arooosais. The Act tlso reauires that an Enviromnntal ImatL Stbtemer►t be preQared for all ma)ur acttons siqnitlcantly (and "3avcrstly". as Der aAC 197-10) affectlrtc the aw ilty of tt+e physlcal envtrona+ant. Tha aurvose af cnis crrcklist is W h1eQ the agencies in- volvea dtttrvir+e vhether or not a proRosai 1s such t mjor actlon. PINSe ans+rK the `altawing Questicns as tavleuly as you can ,.1th the infornatlon presently availabl• to you. Plesse answer auest;ons as 'ye!" or "atiy0*' ff, 1tt your opinlon. avtn onir sllgnt t:apatti will result. The rtrie++ers ot the Ch![kli=t will be arran of and concern thearselves with the 4e r~ ot tmpact. asking you for rore tnfonnacion, if neussarv. ahere exolanetions of your answers are required. or vmore you te ean explartation Mould tre hetptul to qoverre,rent declsion-asekers, Inclua your axelanation in tht space provldee, or use addittonal oa es. it Recessan►. You strould tncluas refsrencts :o any reports ar studies of whicn you are itiran and wnicn are re eva t tm insr+e you provide. Coapie:e answtrs to Lhese questions nw r+111 !nip alt agencies involved rith your proposal to undertak• the reavired er+vfromnenui rlvle++ wiNOUC linnecessary deiay. +'hs ioilowinq qutsttons apply to your total vrvvosai. not just co the 11cens• for wnich yeu are currencly avo1Yin9 ar the oro- aosal for whicti aaDroval is zought. Your 3n"rs shculc intiude the in,pac:s whtch wlll De uussd tiy your Qrooosa) wnen 1t is caapletad. even tnouqh cocaoletion n+ay not octur unt11 somettme tn the 'uture. This Mill ailow 311 at the iqencies wnicn ri11 u t nvo 1 veO to cca+p i ecs *_nei r envi ronmer+ts 1 reviaw nor, aitt►out dua 1 i catl nq vaoerworfc i n the fuwrt. vo applttati0n Stuil be 2roceS4ea until the chetkliSt '+aS been ComottC*a and returned Lo the i¢orvorlat• COUnty CeparCment. Sta,;p Lit regyj exoiana`ions for erer;► °~~es" and "-say0e" answer on tt~e checklist. Tf►e Rerson camoiecinq cne `onn :cqy 0o ~U1rl4 t0 af~Y1C! 8xpldnaLlOnS ra ' o" answers. ana tn som casas, mor• aecaiTea tntonmatton to tid in s thresnoid d4tarar1nd tton. KUTE: Th/s is a standard lom beinq usea by gii state and locil =qencles in :?+e itata cf aashtnqton for various ty0es of _ proposais. Many ot the auestions mey not apply to your proposal. If s auestlcn doa not aopiv, just Answer it "no" and cantinw en to the nexc quescion. '.iW IR01'1MEN?RL CHEtKLIST FORM . oACKGR0UN0 S t`z r r 1- N N'1 eK . . Ns~nc of Prpponent: t S Phone Nu~r 924 Z. aaanss of Provonent: P.O. Box 142271 Spokane 99214 3. Dace Checktlst Suemictea: s. Sgency Requtrtnq Checkttst: Kame ot Pmposai. tf 4011c3ol e: 6. latur± and drttt Cescriptton of ctie rooesai ,irtcluatna Duc no ilanted :o tts stte. general aasigi+ tl~ ts. ana otner factors thec »i11 give an accurace underscanatnq of ccs scooo an(i naturo): 38 lot subdivision on about 19 acres Locatton of aropasai (dascnbe :aa fltryslcal set;ln9 of tne prooosel. as Kell aa tne exunt of the land 3r*@ at!zctea tiy any envirornnental 'moac*_s. !ncluaing any other Informatlon newed to yivt an atcurate unaerSLandiny af the es+viron- wu i aetc1 ng af tne ;rooasa 1) : , between Evergreen and Best north of 32nd Ave. , 3. Esticnated Dau fior Caivletion of the Proposal: ~,year 3. ~ist of ail aenrtlts. ltcsnses or Gover+rwc Approvais Aeouireo tar the proaesai (federal, state enQ 1oca1 -+nc'ewtnq reZOfie:i Nea ri nq exami ner commi tteq acceatance of orel i mi nar^ol at and BQard of County Commissioners acceptance of final plat (IF SPACf FOa EXPLAt1ATZOtI IS IhADEOlIAtE. KEASE ATf;,CH AOOt?IONAL PAGES. } ?Oa. Oo you, or the owner in the evenc you do not own ne sub3ett land. nivs any pians for !ucure iQditions. egWnston, or further attfvity reiaud to or conw:ed riLh thls proposai? :t yes. txpisln: ~ :Ob. 3o you ow or navt oottans on land n"rbr or adjacent to :nis W~rooosal's ioutian? If !es, exoiain: i'l0 11. Do you know af iny pians by otherS inciunlng the ow►er wh1cn nny affect LRe propet'tY covered by your proposal or land ;(Ljacent or nearbyt ►f yas, expiafn: 1.10 'Z. Attach any atner saplicatton fane trist has beQn canleted recardlnc *_tK prooosal; if none naa zetn c.oaroletea. Ouc 4s exoec*„ed to bo tiied at seme future aate. descriDe the nature af sucn aDOltcacfon farm: iJ/A FE-MYIRO1rNE14Tr11. IhPAC75 Ex0 lanaNons ofi a 11 "yes" 3nd "maybo" answers are re0ui rea ) Yes MeYoe lo 1. carcn. will the prooosai result 1n: - ;a) UnstaDla eartti condlttons or !n cnangas fn qeoioqtc sLruca,resT . . . • • • • • - ;b) Oisrimclons. dlselacrmencs, cca+oaction ir evertovertnq of the sail? . . . . . . . . _ ,.c; Chanqe in tooo9rnony or ground surface niiaf !cacures? . . . . - . . . . . . - ;c1 "he lestruction. tnvering or raoalflcation of 3ny unioue gtologic ~ ar ohysicai featurts? . . . . . . . . . . . . . . . . . . . . . . - e) +ny tnc-taso in .ind or aater erosion at 5oili, e1tner on or otf the sits? _ X - ~ (jF SPJK;• EXRLAM7ION IS INll0E0UATE. PLEASE aTTaCH AOOT' ?4GF5. ) ;f! .hanges 1n depositfon or erosion of beach sands. ar chences in ssitation. ~ aapositlon or erosion wnlch Ray modtfy Ue chennel of a rivsr or Strcas or che bed of tne Qcean or anY bay, inlet or lake? . . . . . . . . . . . . _ . exolanacton: Construction flf new hnmPS anci rnari_S Wi 11 overcover sni 1 ~1 i ht modifications in existinq toaoqraphv mav occur. Tt is ] ikelv that d►,r;no construction, a sma N amount of erosion will occur 2. Air. W111 she proposal resulc tn: res MeYOC ro (a) A1r Wsslcns or deterloratian of wDient a1r Quatity? . • . • • • • • • • • x (b) Th! CTNLIOA 01 OOjKt10MDlt Od01rS? . . . . . . . . . . . . . . . . . . ~ X (c) Alttration of air npvemient. aiois wre or ta"ersWre, or any chanqe in x tlfaau, eltt~ef loutly or regiona11y3 . . . . . . . . . . . . . . _ Duri ng and after construction, motori zed vehi cl es wi 11 be qn and about the property. , 3. tta r. '4111 the proposal result in: Yes x-a.`u No (a) Change in currenu . or the cavrse or at mtion at na ur movowenu . ~ I n e 1 thtr nart ne or /res h wa tfrs ? . . . . . . . . . . . . . . . . . . _ (0) Chanqes in absorptian ratss. arainaqe pattQn . or tt+• ra u and amunt of surf'su water rwoft? . . . . . . . . . . . . . . . . . . . - (c) Alteratian ta cta coursf or ftar of rlood wqrs? . . . . . . . . . . . . . X (d) C?unge + n tt+e awunt of s urf ace Mater t n any aa ur body 3• • • • • • JL (e) D1schar" lnto surfau watar, or in any aluretlon of surfaci aatsr Quality, fnCludtng Sut not liailted t0 temoertture, dissolvb ~ oxygen ar turb9dlty? . . . . . . . . . . . . . . . . . . . . . . _ (f) Altefatlon of the alrection or ratt of fior of qround rw tart' • (g) Change in tM auenttty of q0und waters. ei9nsr througn dlrect aa0ltions or witharewals. or :hrough intertlption of an iquifer by cuu or excavations? . . . . . . . . . . . . . . . . . . . (h) fletsrloratlon tn qround ++ater Quality. either tArouqn dlrect {njection. Or Cltrouqn CM seca4e of 4aGRate. DnOSOatsS. ` / ` • decerger+ts, watertarr►e virus or wctewfa. or othlr suostanCas x inco che gaund raten? . . . . . - . . . . . . . . . . ;1) Raductlan tn the amunt of weter othen+ise ava11 ule for ~ ~ puelic waur suoplles? . . . . . . . . . . . . . . . . . . . . . ~zQydnacton: New home and roads will sliahtlv mnriifv dhSmrntinn ratpc f _ , - 0 qe w4e u &.71~( 1-y[ 14AU llYn,CxL~iNP W -T 14L lArck. l4 au if c•~ M~ Y Ir e~~rec.~ ~ S~•- w•~ sr.~ jct- - a, Flora ~ u. Mi11 propossi rtsu t in: i 4&voe No (a) Chanqe in Che dtversity 7f soettes. ar nufter of any svetle5 of flora (tntludlnq trees, shruos. gnss. crovs. nricroflors ana 3auatic Dlants)' . . . . . . . . . . . . . . . . . . . . . . . . X _ ;D) qeauCtlon of the nuaDtrs of anr uniqul, r3re or endanqered soecies of t1ora? . . . . . . . . . . . . . . . . . . . . . . . ;c) Introductian of new soecies of fiora into an arei, or in a Darrler to the -ioneel r*oltnishnent of extsting speciest . . . . . • • • • X _ (d) ReduC:iOn it1 iCrRlqe Ot afry 3qHCUltLrnl CTOp? . . . . . . . . . . . . . X jX lanation: New homes wi 11 1 i kel v des i re veaetat i on aQOUrtenant to hous i ng_ 5. Feuna. aill Che Orapoul result in: Yes Mavoe 4c I ;a) Chanyes in ths dlverslty of s0eclts. Qr mumer of anr sDSCies of fauna (Dirds. itnd animis includlnq reocites. }1sn ena she11t1sh. Denthtc orqantsms, fnsectS or otcrottw+a)? . . . . . . . . . . . . - (b) ReaucLion of the numers of any uniQue. rsre, or endangertd x specla of fauna? . . . . . . . . . . . . . . . . . . . . . . . _ (c) Introductlon of new species of faura into an ,rea. or result ~ In e barrter to :he ratqratton ar movoent at fauna? . . . . . . . . . . . . (d) Ceteriorat/on of axistinq flsh ar wiidlife naDiUt? . . . . . . . . . . . . ~ i-xyienatton: Some chanqe in diversitv of animal 1 if , ected as a resul t of homes, especial l v rodent varieties. ~11:z- ~ C~-~ ~ 5. !Ioise. "3voe Y° (a) ai11 :he arooosal tncruse exiattng naise :evo1sI . . . . . . . . . . . . . x - Appurtenant to new housi ng. . -icnt 3nd 31 ars. r?S ~aYQ~ i a ) W111 UFe Crooosa 1 Rroduts nt+v 1 i ont or gl are? . . . . . . . . . . . . . . . N.- - 7xclanatiart: Porch 1 i qhts and street 1 i qhti nQ wi 11 shed some 1 i ah _ nn t.h area. 2 i. :F 16QR EXPUftAT;ON IS !!{ADEOWITE. Pt£ASE 4TTAC1I JNAL p4GES. ) ~ - . trand Use. No (a) wlil :he proposal result in the aitaratlon of the orestnt or ; plennea !an4 use of 3n area? . . . . . . . . . . . . ~ x lanation: c4 4 S-r 9. Natural ResourcqL. ui 11 tha proaoul resul t in: res .0a be ''~o v (a) IfiCT'eiSe tn tM rau of use of arty natural resourus2 . . . . . . . . . . . . {0) Oepietton of arty nonrVnawaol• n tural resouru? . . . . . . . . . . . ~tanatton: A - , 10. Rtsk of tlose!. Joes ttu proDOSat involvi i resk at an exolosion or the !js Ma+br 140 er i ase of haznr'dous su0stances ( i ncl t,dtnq. Dut rsct 1 imi te0 to, oi 1, pesticides. Osaicals, or radiation) in the event of an accidwt or uPSet Condltions? . . . . . . . . . . . . . . . . . . . . . . . . . - X Expluut~on: ~ tl. !Muiation. '►es Ma ae No atil the proposal alttr t»e locition. 41sLr1bution, denstty, or gra+rtn rate of tte humn DoPuidttan of an anat . . . . . . . . . . . . . . . . . . X _ Explanatiqn: Nevhouses w1l1 attract new mersons ~ ~ 2. Ha~ts, nq. wit) tt+e prooasal itfett exlsting h9using. or creata a desnand for addi ti orte 1 v+atu i ng 2 . . . . . . . . . . . . . . . . . . . . . . . . . X _ jotanation: Wi 11 add 38 new homes to the nei ahborhoQd. 1 13. Tr3nsportattonlCsrculation. will tht prooosal result in: ves .4ay0e No (a) Generattan of aaalttcral venlcul+r n+ovewt? . . . . . . . . . . . . . . . X _ {D) Effec:s on existing parxtnq faciltties, or desand tor r+ew ouktnq? . . . . . . . . _ X ~c) Iwact uoon existtng transportatton systnat . . . . . . . . . . . . . . . (d) Altsrstions to present patttrns of CtrtulattOn ar movmnt X . of peoole 3nd/or goods. (e) Altarationl to *Fac"orne. ra11 or a1rtrafitc' . . . . . . . . . . . . . . :ntreass in traffic hazardS to motor veA/t1es. bicyclists ar pedestrians' . . . . . . . . . . . . . . . . . . . . . _ X _ ;,xaianatian: New home owners wi 11 1 i kel v have automobi 1 es . td. Pl,,olic Services. 'Aill tht propaSal Rave an etfKt ueon, or result Yes 4avoe '~v e na neea !or ne+n or a I Larad governnients 1 servt cts 1 n any of of ;.nE !olloatnq areas: ~ :al Fin a*vtetLfon? . . . . . . . . . . . . . . . . . . . . . . . . . X _ :b) Po19CS ProteCtion? . . . . . . . . . . . . . . . . . . . . . . . . IL - :c) Sc!'►oolil . . . . . . . . . . . . . . . . . . . . . . . . . . X ~ (C) partcs or other recrsetionel fattllties? . . . . . . . . . . . . . . . . ~ (a) Malntenance of oubiic ticflfttes, lncludtnq roads? . . . . . . . . . . . . . I - (f ) 0 Lher ;ovtrr►men ts 1 serv i Cas 2 . . . . . . . . . . . . . . . . . . . . . ~ Eiotanac,4n: N w h m ' 11 re u i re the ab e o bl i c$erv ' e. ~ -'Vj~j AE4Q~ ; IF SPACE FQR ExPI.ANATtOM IS :NAIIE4WTE. P1E,15E ATTACH AOOiTIOHAI a+4GF5. ) 15. E++ . 4111 the aroposal result in: 'f3s 'tnroe ro (a) Use of suosantial amunts of fuel ar energyt . . . . . . . . . . . . . . . (D) Oewsnd upon !xistinq Saurcts of entrgy. ar reoutre ttu deveiapAe++t of new souress of snerQy? . . . . . . . . . . . . . . . . ~ _ cxplanation: D, uri,n and after constructiQn, the new homes wil reauire existing energ„y sources, i.e. power, oil and/or gas, etc. i5. ultiiities. 4ill *.he orooassi resuit tn a need tar new systems. Mavce 49 or aittrattons :o tne following utilltles: l a 1 pawer cr natura 1 gas ? . . . . . . . . . . . . . . . . . . . . . . . X (b) Ccmnun9cattan Sysuaa? . . . . . . . . . . . . . . . . . . . . . . . 2L - :c) -4ater? . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~ - ;s) Se++er or seotit tanks7 . . . . . . . . . . . . . . . . . . . . . . . X- _ (e) Stona vrattr irelnagt? . . . . . . . . . . . . . . . . . . . . . . . - 3 . . . ( iF~ .~7c R cXPL;.IvATiON i5 :riADEOt:ArE. Rt.ErSE %•~~CH~ 1NAL PAGES.) ;t) Soi!a was:a and at:aosai? . . . . . . . . . . . . . . . . . . . . . . x _ I pptanatton: t ' 1 to accomodate t e new resi ences. . Y~s rLb~ No 17, y~uan~~ltn. uf11 the aroposal result fn the creation af any health hezards ' or p0 ai hellth haurd (exclualnQ olntai Atalth)? . . . . . . . . . . . . . . _ X Fxolsnatlon: 18. Astt►`tics. 4111 the praposai nsult sn tRe o0structtan of any scenlc visLa or v~ew open W Nt pu011c, or Mtll the Orooosil result 1n the creation ot an iestMtlCaliy Offensiv* stte cpen to Oubtic vtewt . . . . . . . . . . . . . . . _ X Ezplsne:lon: , 19. Rtt1'Ist t on. W1 ? 1 the aropoul rtsu i tin an 1 aqact upon the aw i S Ly or a-Anttty ot exlstlnq r*crtatfonal oppor:imi;ies? . . . . . . . . . . . . . . . . _ X Exo1 arra tt an : . 20. Arcne~oi~ocical/His'oricii. ~1111 cre orooosal resuit 1n 3n slteretlon ot a Yes ~ts~e No I signiant drcneologt ui or htstortcat st!e. structuh . ooaect or suildtnqt M E'xolanat!on: . I : I i . S IGMATURE 1. tRe undantgned. sti+ctr .u+der the ptnalty of psr3ury Chat the above nsoonses are ►rtsde truthfulTy ana to the aest af my kna lea". I alsa unCers una ;haL. should then Dt any r111tu1 misre-prtsencat:on ar wiliful lacfc of `ull disclasure on mp pers.5pokane Caunty may witndraw any declaration ot nonsiqniticance that it M gttt issue tn I kliit. •el!ance -Von ;7161 7aca: ~ 7 Proa onent: t ? S-rAk sT/YIEM'j"(ast Pr!nt or Type) 5 ar,wwt; . aeam:: P. O. gox 14227, SQOkane ahane: 924-34Q4 Pario~ c=otetinq torm: ThOmaS Sl ade phone: 4-3754 6Nate: Oaarmett or OK'. c,t of County Rwtewi nq rttetft 11 st; Staff "4mtrr s 1 Rtvit+.ing 1:1tttfcllst: - ~ ,a . ~ . Ir~C / _S ~ ^ ~ ~'1~1 c/~ ~ Seweragc Alternatives ~ lots 13300 gallon pcr day ,337_~E. L. drain field Thr.ec altcrnatives for sewaqe dzsposal wi.ll be analysed: (1) On-site septic tank (2) Community septic tank (3) Community package treatinent plant (1) On-site septic tank Canital costs 36 @ ZSo Annual COSt:S Pumping @ 3 year intervals $ Dra in f ield replacement @ 10%/yr 2 Z5a Total O& M annual costs $10 40 (2) Community septic tank Capital costs (Est. ) qallon multi-charnber tank installed Da Lift station wi.th appurtenances Drain f ield @ 3• oo L. 8" sewer.age line ZSDV L. f. @$8-oo ,!~_manholes @ ~ clean out @ $ A~ LoSS of. _Z lots $ Annual 0 & M costs Pumping (Est.) $ Drain field replacement ~7•J~ PeriodiG ].ine cleaning Electrical & pump maintenance Total O& M annual costs R ECEIVED r~iiir 16 1979 SPOKANE COUNTY PLANNING DEPARTMENT Page 2 - (3) Community package treatment plant Capital costs Lift station, aeration chamber, clarifier and chlorination chamber ' . . . with necessary appurtenances $ ~oDrain f ield 7 "47S , 8" sewerage 1 ine Zo ,ooo S manholes ¢Pio ~ cleanout Loss of 2_ lot (s) . $ Annual O & M costs Pumping clarifier $ ~OD Dra in f ield replacement 'F f l,~ Periodic line cleaning ~'ZS__ ev Electrical, pump and tank maintenance- ~ve~ Total annual 0& M costs $ 2ZZ,,S0 The following table summarizes the costs associated with the three alternative sewage waste disposal systems considered: Annual Cost/Unit Capital Cost/Unit On-site septic tank $ go•V+M $ Tro. er Community septic tank IQ~3 17,68► 7S Community package treatment plant I17- Zq Z 74o, 4Z. G ~ Se P4 (`C- Tah4' wws~ e rk.,5 ~e~.~~ S ~e i"l ~ ~ C~~ 5 • ~ e ~OKONI,~ ~V ~ 5 , •IL a%1 e , i ~ . . • , ~ ! RECEIPT Date 71 /6 19 2350 i . Received From ~ . i A ress , ` L~II''Dollars 00/-s , ~ For=& I . ~ . %3 75~ n ~s ACCOUNT ~ HOW PAID JC . ~ ' { AMS.Of I ~!°~iCc11:., ~.l.~l~~i t'r.+.►.~~l~v id~arl ACCOUNT CASH ~ AMT, PAID CHECK BAtANCE MONEY D" DUE I ~ ORDEA or + rm eKeab Redif? ~ ' k-- Legai Descri p ti on J.N. 132i , Vera Hi 11 s Northwest Devel opers May 151 197 9 61 oci<s 240 and 2411 of 'Jera aspo-r plat thereof recordec? in volstame "0" , page 10 of plats in tne office of t[ie county al.fCjltQ',", Snol:ane Pount,y, 'Alas►ii nQton e. c444~ ~W ~ ~ 0 o Vr.:t ~ o , 00 p ao ~~~~'~~Z+co~ V ~ ~~7 ~7nre,06~~~ ~ E IV E ~ . ~ C6. ~ if E'r~l i.~i. n W I.`di ; J SPOKANE COUNTY PLANNING OEPARTMENT r , - a ► EXfi s.BIT A j i~--7 ?RELIM~NA~'~Y PLAT APFLICAT1aN FOR~~ ~ v~ I ~-7y 4 AI.L SICNATURE 3LOC'i{.S (0`ii1 PAC:FS ? ANL 3) mGST BE FrLiID IN, IF APPROFRIATE, B~'ORE RE tG TO THE PLAT p.TrMINs.S'IRATOP.. Part I- To be completed by applica.nt and surveyor AREA AND DISTAI~ICE****~**~~*##**.*~**.*~,~~_*~~*~«~~,~****~**x**~x~**,~*~***~*******~..~.*.~*«****** Tot~?. amour.t o_ lanu tn~~ a~:c~tris~or_: lyf A-rPS I'C•~xl ~~tunbe: o= Lci~ 38 ~~oL,osEC densi Ely of -I.he rla;, : 9.0 Lcts/►r^oss Acre Total anount of ad ;oi~ng land c,cn:~o1.1.e3 ~y this o~ner o: sFonsor: 0 Acres ?roposes Uae of controlled adjaini.ng land: i!/A What is the driving distance in milee to the nearest fire statior_? 3.0 mi 1 es Shopping facilities? 3.0 Municipal Boundary: 10 mites Paved atreet or highwa9 0 mileS ? LAND USE*:s*~*~***~*****~~*#**ss**~~~s***,~**~****.a*~****~*******~r*x~***+:~~~*~~~x~~,~~~*~**s**~x~ Ind.icate the proposed land use of the plat: Single Fami1J Dwellings ( x). Duplelces ( Indicate lots for duplexes: Mult:'=fam~y dwelling unita ( Indicate WYLch lOt6: Mobila Homes ( Other ( Describe ather uses: Describe a.ny non-resident? a?. use proFosed in the Plat: What is tr:e Fresent use of the proDerty proposed to be -olatted? List type of uses: Cultivated la.nd: acres. Pasture: 10t acres. Timber : acres o V acant : acres. Other : Acre s Is keeping o: ar~.imals desired? `10 ~ x ) . vPS ( ) . m;jpe : 11''l~~~j .~"'~~3.$**ie*isk#*wc:*k*:kaxM~kKis+~r*a*:x~C*ax+cxss~K**~**:**~sei*xssy**f»*sss•~st~ ~.c •~c:s:s:.* Do ,you -D1a.n to file the Plat iL ts entirety as zroposed, or w= 11-1 itbe a riulr.i-,Dhase ieye- lopmer_t? May wi sh to phase To wrat level of iriprevAment wi.U streets be constructed? Gr3Ve1 ( M:.~i~rw:j. Curb and Gravel ( Curb snd Pavad (x Paved only ~ Describe any combinations of above: `dhat is the t?me period expected fcr complete develoument of the Plat: I_yg~r Street improvements compl.eted? 1 year . Substantial number of 1ots occupied'. 1 y~e r Is dedication of any land ior public use contempleted? (Parks, schools, etc.) I No . C x ? . Yes ( ) . De scribe : Indicate the size of units Droposec ~o bz constz-ucted: Square feet Number of Bedrooms • Estimated Sa1= Price . Will buildings 'oe buil ~ on the lots be -lore they are sold: :`jo (X ) d Yas ( Will a.ny special deed restrictionLs be included in tne sa1z of i.ots? No ( xYes ~ If "yes", expiair.: U~~~11~7~R1K*t/M~cr*aksM~*aeFc*sKyck~MF=~■ ss+r*:K1ic vc.ra ycR:c wwii*~c,c sc.t ~~at ic~ tacax .{a~ «sRxs x a~ir* ..M r[~tc Indicate the proposed metnod of sewage disposal: Septic tank ( x). Lagaon 1'reatmsnt plant ( )a Othar, or cambinations (Describe) Indicate ~he proposed source of water supply: Individual wells ( -'ublic system ( x). ?riv3te cacnmur.:ty system ( ) . s- ~ , Zndicate :~ezho~x o_' ekLend, ser,r_ _ c? zc t~- 1ots (Dwelli.ngs): Underuound utility easements (x Cvernead u+ility easements ( 77 4;;- ias -t_-aets l ) . ';c e3sE.'_^.°II~~ ~ ) . iasi:ate `Zl-he distaLnce ffrcM ti:r.z n_ cposa.i tD ti~e .ZFar°st exl.St1.r-L -rrater ma-:►.n: G =?e` Indicat° size nearest main: ::..=es, -OVER- ~ . ~ E XHiBIT A PRM-214I2dAR'r pI.A'111' APPLICA'I'IOrd F0RM (Continued) Fage % TJTIL1TIES - ~COili.i'_2Llt'~~*:*~***s:*s*~c+s:*~c3as**~.at:~:*s~:.i:*~x~*#~*i*s~**#rc*wc*~rt*x~cx~.:xt*y=ts LiSt ll t-11.1 tf COQ1La'1iE5 OI' ::.15t: I-:. e:~meCte:+~',O p_ O'T=dt,' jCr':Z zc k"O ~`11S P+at. tirera • Gas: f 'rlater: Prone : P"!R ACKl'14WL~SETITSs~.*~**~*~*~~*:*:~**.:**#**~~s.*s►:,.,**_~~***x*~***««***~**~~*~**~*~~~.~«~.~~.* PROPO,SED FLAT NAME: Vera Hills Addition i, the undersigaed, have completed the information requested, ana the Preliriinary Plat :ias bee _ by me under my supervisio in accordance with the requirements of the Spokane C tC(Department an3 the la s oi the St o' ' gtina P ~sH~1.''rt~ •'~d w (Signed) • , Date : 7 (Address) E9803 Spra4ue Phone. . 924-3759 . Spokane, W,a. Zip: 99206 ~ <aN°s s URVEroR 's sEAL: I t:iP ,:.nde....._,~i~ ~ -ai ,•^.ie-ri t},e pen~zlt;~ of ~?r,.=ur~r t::at tr.e :c:o°Je re.:~c T ~ ~'EG~ S~i~ : . '-Z~e_- a` made -rutnsully and to the best of my knoVrledge. I fu..rther swear that I AM THE OwTiER OF ~ECOkD of the site proposed as the preliminary plat, or, if not thE owner, at.ached 'nere- •.iith :s written permission from said owner autnorizing my actions on his or her benalf. I also understand, should there be any willful misrepresentation or willful lack or fu11 disclosure on my part, Spokane Couaty may withdraw any aecla+wation of non sign=ficance ztat it might iasue in reliance uFan this checklist. 6 ( S i gned ) '*;0, Date : ~ (Address) S . g ! Q/4/f'~ S ~one : ~ 2'~ 67~4,O'jI'-'E~ c.,J N , ZiP ; C7 4? 0 3 2 rloLax? Daie : 77 ~10T A.4 's • s♦u~s~s#3sz#kl,wrcxKs se Rta=:x e,w s*as .cacae*,k,s rk YR *M:a.s~r fi s r:,cicza;s'~sMYts'~%MSt:.x a#ri:r <s a.re *kr ti* rt+ ts,#=,e ?art il - to oe :.omr~e ~ea o~ ~ur Jeycr A. This sub3iv:.sionQLO (is not) situated with=.n our service areaa 3. We are a:D (not able) a.n3 willing to supply this subdivision with adEauate wa;er for omeati ~ireP (induQtrial) (comoercial) usES. Satis actory arran3ement (have) ave no been raade to zerve this proposal. D. Signatur4 (only -dhen items r1, 3& C are rue and com leted) _ e_c Aurve•ors n~e , si~ture and ~4-tie ~ date ~ _ ~:*::~*~■»*********~**t~**w*~~***s~*fs* *~~*#**s*~****+~+s*sx~*~~s*ss~*~~s*s~s~~s~.s~t~ss~*s~asss Pgi "i. 11T-yi.7 'C° --c.:^I?li,E.'d 'b" . veal. J"'.f :°s a i~e~.~. ~e 5=-= .1 ~1.. v C L lrG~ ' B. a 1 w.}1 D 1SyI't re qui re:::nntz T' ^:"Aa-'`; ~lay 8V@ (}73V2 I20t) Oe°n s8t3Si :.ed. . f. ~ r zf . si~n.at~,re a..nd t~tl e ` .«~k:s~st:::*~~~t~~****i:~s******_***~st*s~st*►*+~w+~*~*****~******s~s**~****~*s:ss~~~s.*sass*s:*: ~-<<~L li{,,'`-,1 ^ / ✓(i ~ , V ■ I , E X H I3I T A ?RMIMINARY P'LAT APPLICATION F4RN? _v ( ,crlt; nuAd) ; M r a-r x z~~ F a s~ sY s Iz~ f a sa F F K .c ~.w e s z x~= ws w:K « s wr ae *~c r sk s._ c 7c : M Y,R ~ sas+ic a s~ e f x yc c ri=: ar ~ ti= i r z ic aPart iV - to be completed b-i County Engineers 0*°ice A. County Engineers 0fff=ce requi_•ements for p: slimin&rf plats nave ) been ~ satisf=ed. B. Signature I i ture and title date tlrasl#at:twatxs~x#t*yei#*~aa#s~s~~ciM~Ic~M~MMk*RR*iR*i#Ic~t!«t####*ikItR#M#R~#*tM##~trt~Ct**i#ii###*YM*# Part V- to be completed by Countq Qtilities Dept. A. County Utilities Department requirements for preliminary pl aave)(have not) been satisfied. 4V ay pr"-a,~ o.,f- Q ~ ~ e~•lGc..~ B . Signature ~2.5 sign.atu.re and title date ~*~*::**.~.*~~;:««:*~*~*:*s.~*~*.*~»..:*~~:**~~~**~**~.*►.*.**~*~***.***~~~*:~.~*~*.,.~*~ This rart ~o be complQTed bv PlanninC Departme::+ Plannincj Department Information , - Date Submitted: f~ Preliminary Plat Fee. 1~ ~ Date Accepted: Checklist Fee: Plat File No. :-Lf" Zone Change File No.~~ r P 1 a t Name :~r6Lj4d -S AJ-) r\_) Ex i s t i nq Z on i ng : Number of Lots: Date Established: 3/ Z, Location: Sec.?(~ T 2,-t~, R'4 Advertised Zone Change : 4-p AFr2, V 4 S c h oc I D i s t r i c t:-r Ch ec k ed by : :iearing Date: ~ .Sv ~ R ~ ECE",ED i,ir~I 16 1::1-j SPOKANE COUNTY PLANNING DEPARTMENT t . ~ ' ~ • 3. , UL Ly'`` - c c ~ . o-~ E C E VE h PRELIMINARY PLAT CONFERENCE CHECKLIST, R~~ ~ NIAY 16 19t9 rc0 (Return this sheet with the Application) . ~ SPOKAIWE COUNTY Date of Conference : ~*M;OFARTMENT K E C E I V E D Sec : 21; Twnshp. ZS Range 1 ~~R 'l v~ 1979 Total Acres No. of Lots `~6 SPOitANE COUNTY Proposed Pl at Name •7 PLANNING DEPARTMENT APPL IICANT' S NAM~ ~iyt S~c~' AODRESS.: J ~ PHONE: z;p: ~saa~ THE FOLLOWING DOCUME(UTS SHALL BE SUBMITTED PRIOR TO ACCEPTANCE BY THE PLANNING DEPART- MENT FOR HEARING BY THE PLANNING COMMISSION, EXPLAINED IN DETAIL ON THE INFORMATION REQUIREMENTS HAND-OUT SHEET: , FULL PRELIMINARY PLAT FEE ($195.00 +$5.00/lot: Maximum $750.00) PR 4246: 9 vi-red ) / PLAT APPLICATION (EXHIBIT A) (All signature blocks complete) o~lc c/2. LEGAL DESCRIPTION (EXHIBIT B) (Signed surveyor's stamp) ~jl , 01~G rS /C c ENGINEERS SECTION MAPS (2) (EXHIBIT C) (With parcel #,s c~c 771 ~J 7t _ ,----4'. ASSESSORS SECTION MAP 0 ~ (1) (EXHIBIT D) (Show other owned ~ tioned land) PRELIMINARY PLAT MAPS (6) (EXHIBIT E) (Even scale required) ~ A. 2. BLACKLINE COPIES D. . . ( 0 NOT FOLD BLACKLINE PRINTS) B. 4 BLUELINE COPIES DEVELOPMENT PLANS (EXHIBIT F) SEWAGE STUDY REPORT (Provide 3 alternatives) . A.2 WATER SUPPLY REPORT (Required for wells or new water servi'ce) B. STORM WATER DRAINAGE PLANS (If required by Engineers) . C. LANDSCAPING PLANS (Required when land use conflicts might occur) D. ROAD PLANS AND PROFILES (If required by Engineers) 4.,X7. ENVIRONMENTAL CHECKLIST (EXHIBIT G) ($60.00 Fee Required) - - - - - - - - - - - - - - STAFF REV I EW OF PROPOSAL - - - - - - - - - - - - - - - - A. UNIQUE ENVIRONMENTAL FEATURES: L2[)A.)r=.l A001 -,Q -yF< B. CULTURAL RESOURCES: C. COMMENTS : /7. Z V/,:y~2y-ld I /e /,_-9 0 _,ezidl 6.,4 2 ~Zc-ic re Ar ~ r7 Date : ~ 2 J Mat Administrator ` . ~ , -A-tj . ~ . ~ NE-1316-79 & ZE-149-79. A Ilearing to consicler the application of Star Inve tweu~.C. , P.O. Box 14221, Spokarte. WA. 9921~4 to file aplat to be known as~Ver"i Addition. Also to consicler changing the zoning map from 1lgricultural to Agricultural Suburban or Single-Fam11y Residential on the property described below, such zone chanye to become effective only upon the filing of a final plat or plats of such property. The property being p'latted is described as ; Sec ti on 26, Tovrnshi p 25N, Range 44 E.W.M. B1 ocks 240 and 241 of Vera as per plat thereof recorded in Volume "0" page 30 nf plats in the office of the County Auditor, Spokane County, IJashington. (Located in the Spokane Ualley bet►veen Evergreen a►nd Best Roads and north of 32nd Avenue), VERIFICATION OF AF'FIDAVIT OF POSTING STATE OF k-JASHINGTON ) ) SS. COUNTY OF SPOKANE ) , A.~p~ D wtAf3olhW , Being first duly sworn, deposee and says: That at a11 times mentioned herein he was, and now is, a citizen of The United States, a resident of Spokane County, Washington, and over the age of twenty-one ye ar s o That on \l" C_V 192-t, he personally posted three (3) true and correct copi/~s of the hereto attacned NOTICE OF PUBLIC HFARING at the following places in Spokane County, to-wit: ~ 2. ~~o S~ ~ .3~ ~tJ D , 3. Subscribed and sworn to me 19 . f NOTARY PUBLIC IN aND FOR SPOKAIdE COUNTY, WASHING"20d Residing at Spokane, Washington ~T ~ _ ~ ~ ~ . ' ~ ~~E~l~l~, July 27, ~'~7'9 TELE(~H~fi~E: 4a~i~Z~~S SP~fU~~Jf ~~~UPITY P[.;~~~~Ir~~ SU~~I'UISI~~d ~IE~IRI~V~G E~AI~1IP~E~ ~~P1~9ITTE~ ~ ~I"~~ TIP1E: Friday, J~ly ~l, 19~1~ w 1:30 P.I~1. ~Ite~n ~4 an ~ftern~on Agenei~~ . PL~CE : Braa~ti~~~y ~C~ntr~ B~i 1 di ng, ~nd ~1 c~or .~1 ~1 i~ 7~1 ~~eff~r~on S~~k~n~e f'RE'~I~1Y~IAf~Y ~L1B~iUISIOPd ~~I~,~ Z~~~E RE~l.~~SIFICIITI{~~I ~~I~ PE-~~16:7~, U~I~~ J~ILLS I~~~ITI~~I ZE-14~~7~, A~~ICI~~TUf~L T~ AG1~I~l~LT~1~AL 5~I~1lRBAN t~~ f~-~ a. ~aca~i a~ : TF~e propasa 1 i s 1 oca~~ci i r~ the Sp~kan~ Va 11 ~y b~~~~reen ~v~rgr~~r~ and B~st R~~d ~n~i nc~r~~ of 32nd Avenu~, b, L~gal Des~ri~ti~~; ~~ction ~6, Ta~~lnship ~~P~, R~r~c~~ 44 E.~J,ti. ~l~~ks 24{~ ar~d 241 af V~ra as ~~r pla~ th~r~c~~ r~ec~rded i~ Vol u~re "'0" page 3~ of pl a~s ~ n t~~ of f i c~ ~f the Cvun t~+ ~ur~ i tar, S~pok~ne ~ounty, ~l~sharrgt~n, - c. S,~t~n~or; Star ~r~v~stment Go. Box 1~~~7 5pokan~, V~A. ~!~~14 d. Surve.~~r: D~vi c~ C. C1 aus~n ~ 9~03 Sp~ra~ue J~VM1L~11~y ri~, ~~~11U ~lt~? ~1~~: dCf"~~ ~~Ellfil~]~E?" ~ i ` ~g , ~rvpv~ed L~an~ U~e ~ ~i ng) e fami ~y d~~~l l i ngs, Existi~g ~~ninc~~ ~~ri~ui~ur~l i . ?r~opc~s~d ~~nin~ ~ Agricultural Suburb~ra or ~-~i ~J~t~r Saur~e; Vera 1~~~a~~r ar~d P~~~~~r k, ~~h~a1 ~Jistrict; Cc~tr~~ ~Jall~y ~`356. 1. r~~etho~ v# Se~~~~~~ a~ s~~s~l ; Ir~d~ vi d~a~ ~n-s~ te septi c t~nks i~, Environi~~~n~~l Ir~p~~t; 1~ t~pic of discu~~i~n ~at this H~~ring ma;~ be ~~~ether the lieari ~~c~mi r~~r ~o~i ~t~e }~as ~c~~~ua~.e ~nfarr~~.~i~r~ t~ asse~~ th~e advers~ Envir~nm~ntal Impact~ o~' the prop~sal. Th~ Sta~e~ ~nu~i ~or~r~7enta~ Pnl ic~ Ac~ ~J~~ ~~7~10-~~~ {Z} provid~s that: , . . .In ~he evcnt tf~at the furth~r~ ~rrvestig~t~~ns ~u~h~ri~ed by t~is se~tYt~n ~d~ nv~t ~ prr~~vide inf~rr~~tiar~ reasonably ~u~'fi~ci~nt t~ as~ess any pat~ntial adverse envira~r~~en~al ~~~~ac~s ~af t~e pro~o~a] ~ an EI5 shall be prepare~," , ~ ~~U11~~1 . ' - f erson ~ ~ ~ ~9~ ~ ~ ~ ~ ~ r~- . , k~ 4 ; ~a r I,.~. S T J l~~'f ~ r 1 g T 5~ C . ~ _ ~ ~ I ~ ~ l~lK4 ~ Y~EAL L~~l~ F L~ ~ 5P N~ ~~~U~I~ I N-C' R i : ~ F'A~!G~~ ~~1C L1?~~"~~T ~ ' ~ ~ R R N~l~~F~ AS~ES~E~ ~~~1NFR LEGAL [~ESCRI~'TiC~~ +~F PR~P~k~Y ~Ax~QYER ~U~ E ~ ~ ~ ~f 7 ~ ~i ~i (k ~~~~~Q ~i ~~#t~iQ~~'~ ~i~►~~~~~ ~ ~ ~~~~I ~~s~ ~ . ~ , S Z4+~~ EV~RG~~~I~ ~D V~~tA~ALE WA 99f?37 _ ~ A ~ ~~1DE~S~N VE~A E~C NI~SFT ANL?ERS4~ ~iA~C~~Q G I 2~5~3-1~3~ ~4~ 15 G ~,~~~FT ~?27 S ~4~]~3 ~V~R~R~~l~uR'Q . - _ ~ _ ~ V~RA~AL~ ~lA ~ ~ T~~}9 ~ T f~ d,~~,~~ ~ V~RA Sl1~.46FT ~F i~~/~" FID ~iU~ ~AV ~K 44 - 26~4~-t 13 . ~4~~' 1 . . L - ~ ~ , ~ ~ B ~ 35 ~T~i~ 5 ~ ~~.x~ t~ ~ I , ~ 4 - ~ ~ 4 ~ `~JE I~r~~ '~FRA SL~ 11~ TRACT ~IU~~LL~k R~f~~RT D 2~~I13 ~~~1~ L 5 3~~~ R~ VERADALf ~Id 99~~T M ~6543-~~+5(~ ~(~I~~~~ R i? Ml.~~~~'FR V~Rd ~~lS 51°~~FT ~F ~U~LLER RUB~RT D f ~ ~ ~ 5 30~5 ~~ST R~ F ~ ~ ~~3 v~~a~a~~ ~a ?b54~- 4'~7 b~'~bll~ H h~ HAd'RST1~ VERA 518t7~~ I]~ ~'~iE~~FZ ixl.L~'~ P,AU~. ~ ~ ~ rt ~ C~F ~3I5 ~239 S ~~1~ ~~ST R~ _ , I z-~~ VERA~AL~ a~A ~903T 2b543-~.#a~~ E,4 r~^~N~~~S[7?~ V~~,'~ r~~c~~ l~~J~RS~:P~ ~i.4~L~LD G 4~7~ ~1► 1~G~tEE~V R~ ~ V~~A~AL~ +~A 99~0~? _ a ?7~~ 7~~7 ~~~~~K r^ ~i'~~ v_-~ `V~RA 5~15 OF El/~ ~~tC JA~d~S ~RANK ~I .~~~4~-14~~ ~15~~ ~ ~ J 5 ~2~}~FT ~~3~9 E ~4~~~ 3~`~~ AVE ~ V~~AaALE WA 9903T ~6543~ 5b~ bG6~I~l~ G A~~~~Sfl~ 1~~RA ~24i~ A~V(~EFtS~1~► HAf~GI.q G ~ S Z4~]9 ~Y~R~R~EN R~ U~RADAL~ ~!A ~9037 ,f : . ~ - - v'f G(I~~MUIVi IY S~L ~f~54~ 1~6~' 7~R~fl19.i~4~) ~C~Ui~1 E P~U~KC VFRA 58~FT k,t~t}~T 0~ _ ~ ~ 7 I~ ~ ~ ~ ~ ~ ~~9 5'~+~t~ ~ ~b54~-l~b~ 7~~t~~~?~~~~~ "~~VI'~ E ~ iPK~ V~RA ~~9~F1' ~f ~~7~FT ~F COMB~UN~ TY ~50~ 1227 WI3~~T OF 8~~~ ~ ~54 - k64 ~~(~~~~'~~T? ~~R~R W~~+4 ~9~~T S2b+~F~' t3F _ I~~~~R L~~ ~ ~ 1 W~3t]FT ~~?9 5 ~8C4 5~1~Ji~G1~N ~R SPt3~(AN~ ~i,4 ~'~~~b _ ~ ~ H~L~IAN ~ED#tIC F ~ 26543 4~►f~~ L~'~~1~ ~ F W~~ M~l~ VERA S2/~ ~F 'WZ J2 ~2~9 Ei(G , ~ I 4~ 1~~FT B~ 1~ 5 V~~AG~L~ NA ~9~37 ~ _ ~ 4 -O~~T ~1(~1t7R ~F~1T5~~~~. ~V~~A ~L~ Z4~ ~?fC I~i~1"S~H~L ~ARQL~ E ~ z ~ 4i35FT t~~ f~513~fi ~ 1~►31b ~~~V~ AVE _ VERA~AL~ ~A ~'~43~ ,r I 1 ~ R~'~ 6~~3~5FT ~F C~1L N°~~ ~5_ t,~ f~ 1_ ~~f A,~~~f~~S V~ _ , 4 ~I N513~~' ~F 8~44 l. 3~~' ~ b'~ ~/~p ~ , ~f ~ ~ 4 ~ `~'?51~~3 H ~ T.E~~~T$t;HE~. V~f~~~ r~T ~r~~+Q~'~ ~.~~IT~C:N~L HA~~4L~ ~ 1 , ~ ° E `Y ij . ~ ~ ~ L F_I 9• V r`~ ~ i ~ VrkAi]A~~ WA L k_ +'1 A 9 9 0 3 -1 . - 3~5~2~-~f' ~~'14~~3~ V V NEA~L~~ _~tA P R 4~ ~ V~ F T~_~ C f~~ l~~ K J C~ S E P~ K Ji LPf-j ~ ~ ~ S~3+~~7 ~x 50~i' z. i► 1 a~ z~. ~ C E~ ~ 0 F N 1 5 0 I~ r E 1~i2~~ ~~~lD ~~~D AVE x.c~y r I~~~A~AI.~ 4~A t) ~ 7 , 3554z-~al~ 3~7~t~C J~~~~~ E~1~l.lrc~c ~ v~~a ~Z~~~r a~ ~1~~~r 4~~ I~ 9y - - ~ / T~ L~~F~ ~I~~"~~~ , ~ Y ~~5542-~~~I 53'~~"~'~G S~LAS HI~SaY V~RA 4~~~~7~~ CF ~135FT HUS~"~ S IL~S ~4 ..]i L A ~ X ~ QF N16~FT ~~~i2 E 14~12 ~2N~ ~ 20 3217~ ~ YFRA~A~~ ~PA ~ ~ ~ ~ ~ 99037 ~ ~55~ T'~'~~d~~~ ~~~3~~~ ~ ~ ' r ~ ~ ~ ~ _,f ,~I ~ K A dT ~ V~RA E~ 1~~ ~222. 5 ~F PA~ I~~~ ~K ~F ~ e~ ~ ~ - ~ ~ ~ 3 ~ I~~bt~ tl~ ~4t1~ ~ ~~93~~~8~+4 1~~ ~ 22644 ~ ~'S4~_Q ~ ~'~1~11) ~?~►f; F~ r~ ` r e 3 1~ Z ,d~X V_. P~'~~1~~. ~ VERA ~~1 C~~ h3~13.25 A~ ~V1 ~ITG N~bQ~ ~?F ~LK ~42 ~ 4~1~► 5 1~39~1 R MTG 1 ~ ~91-11 ~ 3554~~~1~~ ~'~~~)i)l~?P~~:,l~~~ ,lA Fii]LL~~!~? V~RA F~~~ h3l34~Z5~ 0!F M~IL~.A~~] ,~~~~J ~ ~ I ,iAsAIS E lV~fitl~ FlL~ ~4~ ~ E 1~U~~ ~~Nf~ )4 32ND AYE ~t..r ; V~RA~7A~.~ wA %LE WA 99037 C) ~ ~5~~r~-0~ i~9 T~C~'l1~i9334 T4l~S~HE~ Vf~A h~164FT CF TR ~4~ EI~G TAU5~i~EIR ~ E503FT ~ ~X~ NbbF~' - ~ Y~908 3~ND r'R (.v B 1$ 32ND A V~ 4. : 1I~R~C~L.E 1~~ - _4~ _ ALE WA 99037 3554?.~-QII~Q 7,~~~1G5'~8~# ~~'~~R~ ~ Y!~ tJ~; RA C~{lF F ~ U U'E W 1~~~~FT YGI~NG 4RC~~RT G ~CBERT 0 1'~ ~4C ~~A~iC ~ Nt ~GA ~~r ;~S~;~il Gd,C~ ~ c~' 1~ ~4 ~ 1N~5 i P[NES RD ~ , S~ I~A Vi ~~4 ~ ~ tE WA 99'206 r5 ~554~'-0~f~4 ~~111b~Dt3~ ~ ~ MAI.C~~~l ~ ~R,~ I~T F 4 -~r~ W ~ ~2 ~ w~2~Fr ~r~~C~~~ ~Li~T~ 4 CLIFTON D - E2~5'~T DF N160~T£~AL~ 1HAT PTN DF R~4~ YG T I. S 0 ~ 1~ 0~~ 1 ~ 1 4~ 1 2 N~ L2 32NO A6fE W~~A~~4~.~ WA %LE WA 99037 275~,4-1~D1 ~84b8~C R A~►~]FF~N1?~~'~I MlCU~TA ~~i UU 4TH ~.1 ~il~ ~ F t~ h~LT SA~V . ~ 3'~~ 3 s i~d 3 12 3~ 8 f SA1t RK 02 3291 ~ ~n ~ 1 ~ - ~7'~4~r- T~i 74 , 1~~~ .~T0~03 J'~M~I ~t~T~IF#~ #~~fJhI1A~N Vlf 4T~i L~ H12 ~~lF~t~Uh~TY '~~L C T'~ SU _ ~v-~~ ~ o~v~ ~ 55OU~2~E~ !tU ~ _ ~ ~1~~~~x~o~ ~~~~t~o~~~ ~ ~ ~c ~~irz +~cu~vT~r~ vu ~T~ a~~ ~,~c ~a~ ~~c ~ ~ bK tl F W-'; SH ~ _ .~a~ ~l~i aT 51-ti ~ ` ~ ~ 1~~4 T'~f~~~99~~6~~ S'~I~TH MG(JN~A~~1 Vl~ 41'N l4 ~t2 A~IWI~R ~Ifi~ w A I w:, ~ ~ ~r~~ ~ 1~ i 1~~ 131108 ~ ~T~~4-1~Q5 !~21,I+64C ~p~i~A~l~ ~ ~[K MCUI4r~lIN VU ~~~I ~5 ~L~ PAC h~~T ~ ~ HK CF WAI SH I ~ I ~ .~~b~ 3b 4 ~ ,r - ~ 'II )4 ~ 275~+4-~I2~~ ~'~Q~~'7~1b9 RtINA~.~I ~ S~'~"S~ ~C1UNrAI~ Vl~ 4TH Lb SEA~IRS~ I~~~ C y ~ ~-1~+~s~9 ~ "L'~ K~ Q ~ ~319 5 1 r T MTG CORP ~ 3195 P ~7544-l~~97 ~7Z~93~ R C'~~~f.!~ ~ '~fltJNT4rN V'~ ~+TH L7 1~12 ~P[1 ~T~a o' ~~wr~,~ ` ~ ~ ~ ~ ~0 ] tl ~Z 5 F5 ~75rt4-1~t~~ 'S29~4TG ~ ~I~ ~tIi~NEY ~CU~~'AIh1 VU ~rFH L~ ~~12 ~ i 5 ~ ~ T ~ ~ f3~z~ ~1~ ~D0~~23~ 1 ' I ~ ~ . 2~~~►~-L~~o~ ~~~t~~~~~~~ ~ ~ w4N~Gaa~~ M~~~u~atr~ v~u 4~~r ~t~ ~t~T , , ~ ~ I~ ,i SAV BK VLY 2574950 3`~,~.~ _ y:--;,. _ ~l~] 60 ~ 5 7'~i 4~ Cl I ~'7~44-I~tO ~5{1~26~~+~~ R~~Ri' F +~~WFt~ ~I(~U~TAI~I Vt~ 41'H ~1~] ~12 ~~F~~~~t? ~ ~~~I 1~ ~ 3~'t~ ~,G- ; 10 & RCOERTS - _ ~ - ~~533 33 , ` ' ~ ' , , 1 ' ~i. ~ i ' ~Ol1~T~IN Vl~ 4TH ~.~T ~1~ I~A~ NA~ ~iF '~AS~ _ ~f~~`~ 3~- ~~C 5T ;~~0~1 ~~5 _ _ ~ 2T~44- l2 7~4C1l~ i93b48 .7 ~ S I C~t ~4~l7NT~1 Vll 4~'~t ~.1 &~1~ BANG S'~+A~t~ 5 MT~G ~1iG ~l' T~~9(~~ ~f ~ ~~~~~-~zi~ ~zi~~z~ ~ ~~u~r +~c~u~r~~ra v~,~ ~i~ ~t~ ~~u~~ ~~~sl~ r~ ~ ~cc s~ ~ ~~a ~ ~~wa ~ ~E - _ ~~~~r~~ ~~z ~ ~ ~ ~ ~~~~►~i~2~~ ~ ~.~~r~r, ~cu~rat~ v~ ~►t~ ~a~~s~~~~s ~~r~ . ~ ~ ~ 3,~'~11 ~ '~~C Sfi 72~~7~ ~ ~ ?754~r-tZ2I ~~~a~2?tC L l.~T~'~~.(~ M~IU(~T~QI~! 1P1! 43H ~?_l ~1~ F'AL NAT ~F ~I~15H___ ,~d ~ . ~g ~ ~~C S'f ,~~~5~i~~ I~ I ~ ! - ] ~ n t ~r °s , ~ J~ ~ t ~T54~,-0~ ~ ~~~i~ 14. +i r_ E~~ b~14..v, l_ ~ "~~~I~ITA I'v YU !.7 B5 B~A~V17V'~7L17 CkR I~TQP~I~R J l AU RD - S ~~l ~7 I S ( ~~~1~(A~V~ 1~A 99~16 y~ r. ~ '.4 I'J ~ t/{ ~ i i ~ j.: 1~.. L~~~~t4~'~'~~}~ ~~'~~~~~~f7~ ~ ~ ~ :~~11,~{ .f ' ,'1~~~~a ~ ~ '#~r~ ,4 3 . ~ ~ ~M~1~'~~1~~. ~ ~1~~ aCiW~~i~~~ GR~VE I~ 6~51~ ~ ~ ~7544~~5t~'~ Z7~)~~171~~~ R!~~~~ ~~~?STIt~4l~ M~1I~NTA~N V~ 4T~ L9 t~5 Cl1STi~G~I~ R~B~RI A 5 ~5~11 ~AVtS ~D ~ A 5 '~E V~ 99~t+~ ~ ~ ~ ~ ~ ~ , ~ ~544~~~~1' ~~3fl~ ~Ufi}~4~I~ ~~1V I~'~ MC~JPVT~tN V~J 4TH Ll ~3~ Ll~i~ I~~V~ ~A'~ BK ~1~ ~ rx~~~ ; T. T~44~O~~~l 5~7? ~55C ~7 J~C L~~~A~ ~i~1~i~TA ~N VtJ 4T'~ 'L~'~ I~C l~F~~A~V ~GR~~~Y ` 7~ ~ TH A E ~~J VE SP~I~ANE I~~ 99~~~ j ~ T~4~-d9~! ~4P3~~~ ~ L TREVISf~~I ~l~UNT~IN 1iU ~TH L~i ~A~ 15T FE:(~ ~~l ~~0 ~ . ~~r ~ lz~~~~ ~ ~ ~ _ ~~ot ~ ~ ~ t r~~t~a~v ~ ur~ l~~ u►~ w~~ ~ ~ ~ t~ s~c ~~c ~c~~~ ~ ~ u , ~ ~ , , , . ~ , , . ~ , _ ; , 1 ~ ' ~ .._,;-j i~~' ~ ~ ~i , ,..rl . ~ 3~~ }F"~ 1~ . ~~1~~~~ , , , , , ~ ~ ~ , 4 ~~~TT ` ~CI;P~T~I~i Vll 4TH L3 ~i~ P~C N~T ~0~ i~AS~I ~ ~ ~ ~ ~ ' ~ ry~~ . 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M T r H~~ I~ l 1 N ~ V U ~ L 9 8 1~ ~ A~ V C~~ A ~ G . ~ ~~1~~4 - ~ ~ . r~ r ~f ~ , ~7~~~4- ~l ~ ~~'~~.~~7~`~3~s~ ~"~R ~ ~ 'SA MC ~VT~1~ 'V 4~~ tl~ ~ ~ ~ WE ~ER~! ~ ~ 1 1 ~~5~ U~ U 1 ~ 1' S ~ ~ ~ ~p ~,;u~,,~,~-~~~ ~ 508 ~~10t~396 1 ~ z~~ y ~~~4 -i~ t ~~~~~~*c ~ w~a~ ~ ~M~ ' TAIN V~1 4i'N ~11 a~~ r~ ~ ~a~ ~~c ~ ~ ~ ~ ~ ~ ~ ~ ~,~o~ ~ ~ c~~~~~~1~~~~~~ ~ I ► ~ ~ ~ : r~~~-~c~~~ _.~r~ ~ u~t~~~u M~u~~~~r~ vu ~~H ~~z ~~t~ t~~~ ~ ~~c~ ~ 3~~~1~ .~n~~n~ 1 ~~~~?~b ~ ~ 2i~44~-1t~ 3 ~4c~7Z;~!} ~ ~4 ~1~TF~~L~' ~M l1~lTA ~ 'Jl~ 4~~i L1~ ~1~ f~T W~S~-~~1 i L ~ ~ ~ C ~ ~8 ~ 4 3 .~~1~ ~ s~ 18 f~ ~ ~ ~ - 4i;1 , ~ ~ .k ~ l~ , ~M1 ~f'~r~~ ~t~ ~Y ~ -'s } ' ~ f ~ f ~~w~~ r~'~a ,~.J'.;. au!11P~. ~ m. ~~,aE` ~T 7 ~I~Y ~T,~ ~ ~ " ~ 5i'~KRNE ~+A 99~~1{~ ~ S~~"~~f~Y C~'~T1i. ~~3P~JT ~:~R~~ P4~C~1.~ ~'R~~f~ Lt~"J~S 56 5f~ 13~ ~ t, Mt~~'~~` LA.S3;~~rIC ~q ~ r C~3~i~3~' f' SP~~~~~~ FIF.~ ~J~+f~~~ ~~~}7l ~t~~~~~ ~ P ~ ~ f ~ pA'P~, . - ~ u'~ ~ ~ ~ ~ ~ F - _ - ~ A _ _ _ . ~ k. - - . - _ ~ _ _ - - - - _ - _ - _ _ . . _ _ . . _ . . ~ ~ V ~ I t ~ ; - _ - I ~ ~ ' Y . . _ . . _ _ ' - _ _ ' . . > _ ~ 1