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Ictrtify thc abave sketch shows the area, location e,nd bound.ary of thc
Weat 200 fcet of Tre.et 9 Qf Oppartunity,Eaccept the Scauth 350 feet a.nd
the inrprkc^rvcmcnts laca.ted thercon e,s dctexmi.ned by a,ctua,l field sura°ey.
For McKi.nley Investments Inc. BY
E. 12415 Trent Avenua Clarence E. Simps E eers
Sgoke,ne, Wa.sh, 0'~ N. 909 Ar,gonne Rd. ,
Spokarne, Wash.
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Z 4 v,v / T.s
U. S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMEN
FEDERAL HOUSING AbMINISTRATION
FHA FORM N0. 1029 LAnu-USE INTENSITY OF A PROJECT PLAN
Rev. 4/6 5
Property GA<.LdL4 &W ~ Section
Location ~~la4C o44 SS/90 A/ Analyzed by Date _
Plans Analyzed G' e.0 wN .*0AP.7'7""
A. ASSIGNED AND COMPUTED LAND-USE INTENSITY
Assigned to the Site Computed for the Plan
- -
1. Land-use Intensity (LUI) Assigned LUI Computed LUI
2. Floor Area Ratio (FAR) Maximum FAR .14 Line Bfi FAR
3. Open Space Ratio (OSR) Minimum OSR S. S Line 618 OSR
4. Livability Space Ratio (LSR) Minimum LSR O Line 622 LSR
5. Recreation Space Ratio (RSR) Minimum RSR .Z/ Line B24 RSR
6. Occupant Car Ratio (OCR) Minimum OCR 1,7 Line B28 OCR A
7. Total Car Ratio (TCR) Minimum TCR 9 Line B30 TCR J. d-7
B. WHAT TO DETERMINE HOW DETERMINED DETERMINATION
1. Net Land Area Site Area Excluding Perimeter Streets M302-4.1a NLA 6p~e2a
2. Abutting Street Area 1/2 Perimeter Street Area M302-4.1b ASA S~Qpp
3. Beneficial Open Space River, Public Park, etc. M302-4.1c BOS 2/7a4geW
4. LAND AREA Project LAND AREA L.B1 + L.132 + L.63 LA 289
.j 6424
5. Floor Area Floor Area on All Ftoors M302-3 FA /~'~4S QZ
6. FLOOR AREA RATIO FA = LA L.65 = L.64 FAR , C)/
7. Residential Building Area Residential Floor Area at Ground Level M303-5 BA(1) tg 9
8. Garage Building Area Enclosed Car Parking Area M303-5 BA(2) d.
9+ Other Enclosed Building Area Community Building, Storage, etc. M303-5 BA(3) 7,S'Q
10. Carport Building Area Covered Car Parking, (Open Sides) M303-5 BA(4) 31 Other Building 0
11. Area at Ground Level Covered Porches, Breezewavs, etc. M303-5 BA(5)
Enclosed BA + COS
12. BUILDING AREA (L.67 + L.68 + L.B9) +(L.B10 + L.B11) BA /.,~~o 46 .Z~
13. Basic Uncovered Open Space LA - BA L.134 - L.1312 UOS(1) ,Z49?, 99'7
14. Other Uncovered Open Space Improved Roof Area, Open Balconies, etc. M303-6 UOS(2) CI
Covered Open Space Open Space under 8uildings on Piers,
15. at Ground Level Caroorts, Breezewavs, etc. M303-7 COS(1) 3,r ~Covered Open Space
16. Above Ground Level Covered Balconies, etc. M303-7 COS(2) ~
17. Open Space UOS +1/2COS (L.B13 + L.1314) + 1h(L.815 + L.Bln) OS ~7 /1 ~ y..~
18. OPEN SPACE RATIO OS = FA L.617 = L.65 OSR /S1/2 Roadways of Abutting.Street,
19. Car Movement Area On-site Roadways and Drives M304-4 CMA
20. Car Storage Area Vz Carport Area + Parking Courts 1/2L.610 + P.C. CSA
21. Livability Space OS-CA L.1317 -(L.B19 + L.620) LS ~a.?97
22. LIVABILITY SPACE RATIO LS = FA L.B21 = L.65 LSR /3.93
23. Recreation Space L.S. Countable as RS M315 RS 2~~
24. RECREATION SPACE RATIO RS = FA L.1323 = L.BS RSR
25. Number of Living Units Count All Floors of All Buildings L.U. 26. Gross Density LU = LA L.625 = L.64 (in acres) GD ~
27. Number Occupant Car Spaces No. Spaces (without time limit) M305-2 OCS
28. OCCUPANT CAR RATIO OCS = LU L.1327 = L.B25 OCR
29. Number Guest Car Spaces No. Spaces (time may be limited) M305-3 GCS lp
30. TOTAL CAR RATIO (OCS + GCS) = LU (L.B27 + L.629) = L.1325 TCR 40
FORM N0. 1029 Rev, 4/65 lANO-USE INTENSITY OF A PROJECT PLAN
FORM 1029,LAND-USE INTENSITY OF A PROJECT PLAN
Purpose -To provide a convenient form and procedure for computing the
land-use intensity of a plan, either to check the plan's compli-
ance with an assigned land-use intensity or to determine the LUI
number of a typical benchmark project. .
Prepared by -Staff inembers reviewing a proposed plan or establishing a bench-
mark project.
Number -Original only.
Distribution -To be placed in the file as a permanent record of the computed
land-use intensity of the project plan.
INSTRUCTIONS
When the form is being used to check the compliance of a plan with an assigned I
land-use intensity, the assigned intensity number and the numerical value of the
MPS ratios ascribed to the site by the assigned LUI are entered on the form under
"Assigned~to the Site," in part A.
The plan's floor area, open space, livability space and recreation space, as well
as the number of car parking spaces are computed and converted into intensity
ratios. The computed ratios are entered in part A of the fo-rm under "Computed for
the Plan." Each computed ratio is compared with appropriate MPS Ratio to de-
termine compliance.
The same procedure is followed in establishing the ratios and subsequent land-
use intensity number for a benchmark project, except that the column in part A
headed "Assigned to the Site" is not used. The computed land-use intensity is
the lowest LUI numbe.r at which all computed ratios comply with the standard
ratios in MPS Figure 3.01.
Copies of the form are available to sponsors and may be used to check a proposed .
plan and present ratio data to FHA.
191016 - P Re v. 4/ 6 5 NUD-Wash., D. C.
2~ uAloTs
U. S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMEIs PJr ~A )Z
FEDERAL HOUSING ADlr11NISTRATION
FHA FORM N0. 1029 LANU-USE INTENSITY OF A PROJECT PLAN
Rev. 4/65
Property ~AFw~ /A YL&C s/ Section
Location ~ /6 49JOT 4~9 4~~oAnalyzed by Date
Plans Analyzed o*~'OA-0
~2__~~~
A. ASSIGNED AND COMPUTED LAND-USE INTENSITY
Assigned to the Site Computed for the Plan
1. Land-use Intensity (LIJI) Assigned LUI Computed LUI
2. Floor Area Ratio (FAR) Maximum FAR 404~ Line B6 FAR
3. Open Space Ratio (OSR) Minimum OSR S Line B18 OSR
4. Livability Space Ratio (LSR) Minimum LSR ~l Q Line B22 LSR
5. Recreation Space Ratio (RSR) Minimum RSR Line B24 RSR ~
6. Occupant Car Ratio (OCR) Minimum OCR 7 Line B28 OCR
7. Total Car Ratio lTCR1 Minimum TCR C? Line B30 TCR
B. WHAT TO DETERMINE HOW DETERMINED DETERMINATION
1. Net Land Area Site Area Excluding Perimeter Streets M302-4.1a NLA
J
2. Abutting Street Area 1/2 Perimeter Street Area M302-4.1b ASA S^ ~QQ
.
3. Beneficial Open Space River, Public Park, etc. M302-4.1c BOS
4. LAND AREA Project LAND AREA L.131 + L.62 + L.133 LA Ag5462~
5. Floor Area Floor Area on All Floors M302-3 FA /74529
6. FLOOR AREA RATIO FA = LA L.BS = L.64 FAR
7. Residential Building Area Residential Floor Area at Ground Level M303-5 BA(1)
8. Garage Building Area Enclosed Car Parking Area M303-5 BA(2)
~ 9. Other Enclosed Building Area Community Building, Storage, etc. M303-5 BA(3)
10. Carport Building Area Covered Car Parking, (Open Sides) M303-5 BA(4)
Other Building
11. Area at Ground Level Covered Porches, Breezewavs, etc. M303-5 BA(5)
Enclosed BA + COS
12. BUILDING AREA (L.67 + L.B8 + L.69) +(L.B10 + L.1311) BA
13. Basic Uncovered Open Space LA - BA L.134 - L.B12 UOS(1)
14. Other Uncovered Open Space Improved Roof Area, Open Balconies, etc. M303-6 UOS(2)
Covered Open Space Open Space under Buildings on Piers,
15. at Ground Level Carqorts, Breezeways, etc. M303-7 COS(1;
Covered Open Space
16. Above Ground Level Covered Balconies, etc. M303-7 C0 S(2
17. Open Space UOS +V2COS (L.813 + L.B14) + 1h(L.B15 + L.Blci) OS
18. OPEN SPACE RATIO OS = FA L.617 = L.65 OSR
1/2 Roadways of AbuttingStreet,
19. Car Movement Area On-site Roadways and Drives M304-4 CMA
20. Car Storage Area '/z Carport Area + Parking Courts 1hL.B10 + P.C. CSA
21. Livability Space OS-CA L.1317 -(L.B19 + L.1320) LS
22. LIVABILITY SPACE RATIO LS = FA L.621 = L.65 LSR
23. Recreation Space L.S. Countable as RS M315 RS
24. RECREATION SPACE RATIO RS = FA L.B23 = L.65 RSR
25. Number of Living Units Count All Floors of All Buildings L.U.
26. Gross Density LU = LA L.B25 = L.134 (in acres) GD
27. Number Occupant Car Spaces No. Spaces (without time limit) M305-2 OCS
28. OCCUPANT CAR RATIO OCS = LU L.B27 = L.1325 OCR
29. Number Guest Car Spaces No. Spaces (time may be limited) M305-3 GCS
30. TOTAL CAR RATIO (OCS + GCS) = LU (L.1327 + L.629) = L.625 TCR
FORM N0. 1029 Rev. 4/65 LAND-USE INTENSITY OF A PROJECT PLAN
i
FORM 1029,LAND-USE INTENSITY OF A PROJECT PLAN
Purpose -To provide a convenient form and procedure for computing the
land-use intensity of a plan, either to check the plan's compli-
ance with an assigned land-use intensity or to determine the LUI
number of a typical benchmark project.
Prepared by -Staff inembers reviewing a proposed plan or establishing a bench-
mark project.
Number -Original only.
Distribution -To be placed in the file as a permanent record of the computed
land-use intensity of the project plan.
INSTRUCTIONS
When the form is being used to check the compliance of a plan with an assigned
land-use intensity, the assigned intensity number and the numerical value of the
MPS ratios ascribed to the site by the assigned LUI are entered on the form under
"Assigned~to the Site," in part A.
The plan's floor area, open space, livability space and recreation space, as well
as the number of car parking spaces are computed and converted into intensity
ratios. The computed ratios are entered in part A of the fo-rm under "Computed for
the Plan." Each computed ratio is compared with appropriate MPS Ratio to de-
termine compliance.
The same procedure is followed in establishing the ratios and subsequent land-
use intensity number for a benchmark project, except that the column in part A
headed "Assigned to the Site" is not used. The computed land-use intensity is
the lowest LUI numbe.r at which all computed ratios comply with the standard
ratios in MPS Figure 3.01.
Copies of the form are available to sponsors and may be used to check a proposed
plan and present ratio data to FHA.
i
19 10 16 - P Rev. 4/65 HUD-Waah., D. C.
ZO &Ao~tTS I
U. S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMEt ACl/rNG7 C/T nA /sIG
FEDERAL HOUSING ApMINISTRATION
FHA FORM N0. 1029 L14nu-USE INTENSITY OF A PROJECT PLAN
Rev. 4/65
Property Ji ZAAAF/I T 1-of 'S/~4 tff- ~ Section
Location jw.• 4z /'-of tas Analyzed by X-OAK- Date
Plans Analyzed A2 .QJr~Q w-V yA T
A. ASSIGNED AND COMPUTEO LAND-USE INTENSITY
Assigned to the Site Computed for the Plan
1. Land-use Intensity (LUI) AssignedLUI 3, S Computed LUI
2. Floor Area Ratio (FAR) Maximum FAR Line B6 FAR
3. Open Space Ratio (OSR) Minimum OSR Line B18 OSR
4. Livability Space Ratio (LSR) Minimum LSR Q', Q Line 622 LSR
5. Recreation Space Ratio (RSR) Minimum RSR . 2/ Line 624 RSR
fi. Occupant Car Ratio (OCR) Minimum OCR '7 Line 628 OCR
7. Total Car Ratio (TCR) Minimum TCR Line B30 TCR 2. 2,$"
B. WHAT TO DETERMINE HOW DETERMINED DETERMINATION
1. Net Land Area Site Area Excluding Perimeter Streets M302-4.1a NLA 6"2a
2. Abutting Street Area V2 Perimeter Street Area M302-4.1b ASA S4 QQo
3. Beneficial Open Space River, Public Park, etc. M302-4.1c BOS O
4. LAND AREA Project LAND AREA L.131 + L.B2 + L.63 LA C, S~ZG
5. Floor Area Floor Area on All Floors M302-3 FA /5a 77¢
6. FLOOR AREA RATIO FA = LA L.B5 = L.64 FAR , 2,3 90
7. Residential Building Area Residential Floor Area at Ground Level M303-5 BA(1) '7 At$ 7
8. Garage Building Area Enclosed Car Parking Area M303-5 BA(2) p
:i 9. Other Enclosed Building Area Community Building, Storage, etc. M303-5 BA(3) 750;:v
10. Carport Building Area Covered Car Parking, (Open Sides) M303-5 BA(4) J2 40
Other Building ~
11. Area at Ground Level Covered Porches, Breezewavs, etc. M303-5 BA(5)
Enclosed BA + COS
12. BUILDING AREA (L.67 + L.138 + L.B9) +(L.B10 + L.1311) BA II'~ 77
13. Basic Uncovered Open Space LA - BA L.B4 - L.612 UOS(1) ?
14. Other Uncovered Open Space Improved Roof Area, Open Balconies, etc. M303-6 UOS(2) Q
Covered Open Space Open Space under Buildings on Piers,
15. at Ground Level Carports, Breezeways, etc. M303-7 COS(1) 324~0
Covered Open Space 0
16. Above Ground Level Covered Balconies, etc. M303-7 COS(2)
17. Open Space UOS +V2COS (L.813 + L.B14) + 1h(L.B15 + L.Blo) OS
18. OPEN SPACE RATIO OS = FA L.1317 = L.65 OSR '/2 Roadways of AbuttingStreet, SUD~
19. Car Movement Area On-site Roadways and Drives M304-4 CMA /Q, 04C7'
20. Car Storage Area 1/2 Carport Area + Parking Courts V2L.B10 + P.C. CSA ~6 / G C
21. Livability Space OS-CA L.B17 -(L.B19 + L.620) LS 8e
22. LIVABILITY SPACE RATIO LS = FA L.621 = L.65 LSR A~
23. Recreation Space L.S. Countable as RS M315 RS ~odn p
24. RECREATION SPACE RATIO RS = FA L.1323 = L.B5 RSR , QSQ
25. Number of Living Units Count All Floors of All Buildings L.U. 2Q
26. Gross Density LU = LA L.B25 = L.B4 (in acres) GD
27. Number Occupant Car Spaces No. Spaces (without time limit) M305-2 OCS ~
28. OCCUPANT CAR RATIO OCS = LU L.1327 = L.B25 OCR - !29. Number Guest Car Spaces No. Spaces (time may be limited) M305•3 GCS ~
30. TOTAL CAR RATIO (OCS + GCS) = LU (L.B27 + L.629) = L.1325 TCR 2. 2,~,
FORM N0. 1029 Rev. 4/65 LAND-USE INTENSITY OF A PROJECT PIAN
FORM 1029,LAND-USE INTENSITY OF A PROJECT PLAN
Purpose -To provide a convenient form and procedure for computing the
land•use intensity of a plan, either to check the plan's compli-
ance with an assigned land-use intensity or to determine the LUI I
number of a typical benchmark project.
Prepared by -Staff inembers reviewing a proposed plan or establishing a bench-
mark project.
Number -Original only.
Distribution -To be placed in the file as a permanent record of the computed
land-use intensity of the project plan.
INSTRUCTIONS
When the form is being used to check the compliance of a plan with an assigned
land-use intensity, the assigned intensity number and the numerical value of the
MPS ratios ascribed to the site by the assigned LUI are entered on the form under
"Assigned ~to the Site," in part A.
The plan's floor area, open space, livability space and recreation space, as well
as the number of car parking spaces are computed and converted into intensity
ratios. The computed ratios are entered in part A of the fo-rm under "Computed for
the Plan." Each computed ratio is compared with appropriate MPS Ratio to de-
termine compliance.
The same procedure is followed in establishing the ratios and subsequent land-
use intensity number for a benchmark project, except that the column in part A
headed "Assigned to the Site" is not used. The computed land-use intensity is
the lowest LUI numbe.r at which all computed ratios comply with the standard
ratios in MPS Figure 3.01.
Copies of the form are available to sponsors and may be used to check a proposed
plan and present ratio data to FHA.
19 10 16 - P Rev. 4/65 HUD-Wash., D. C.
RW %C..
FHA FORM N0. 1028 PROJECT PLANNING PROGRAII. 4 /.c ~AAr
Rev. 4/65
Property ~2~~~ ~~~4 f" ~ Section Area Sheet ~ of ~
Location ~ ~o 40 44 1-41SSIQA-l Programmed by A70 Date 'i
A. LAND-USE INTENSITY FOR THE AREA: LUI 3, ~
B. LAND-USE INTENSITY STANDARDS C. BASIC DATA fOR PROGRAM
1. Maximum Floor Area Ratio 1. % of Land Area Proarammed 7 Ve
2. Minimum Open Space Ratio 2. $.uildinQ TKpe W 6"ro/2 P A~4.;g v,p
3. Minimum Livabilitv Space Ratio 4.0 3. Adiusted Livin¢ Unit Area
4. Minimum Recreation Space Ratio , Z/ 4. ° Car Spaces in Garages ~
5. Minimum Occupant Car Ratio 7 S. % Car Saaces in Caraorts a~• 7 f
6. Minimum Total Car Ratio 9 6. % Car SDaces in ParkinQ Courts ~3,J'. 3~;L
D. DEVELOPMENT OF PLANNING PROGRAM
WHAT TO DETERMINE HOW DETERMINED
1. Net Land Area Site Area Excluding Perimeter Streets M302-4 NLA 4Z.
2. Abutting Street Area Y2 Perimeter Street Area M302-4 SA
3. Other Beneficial Open Space River, Public Park, etc. M302-4 BOS 2/7^
J
4. Gross Land Area L.D1 + L.D2+ L.D3 M302-4 GLA 49 31 4; :2 4~ro .
5. LAND AREA (Programmed) GLA x% Lq Programmed *y L.D4 x L.C1 LA a~~ ~'Z 6 ~
6. Maximum Floor Area FAR x LA L.131 x L.D5 FA ~7, c~~2 9
7. Number of Living Units FA = LUA L.D6 = L.C3 LU
8. Residential Building Area FA = Number Stories L.D6 = L.C2 BA(1) 9. Number of Parking Spaces TCR x LU L Bz x L.D7 PS ¢S~
Individua I Garage Garage% x No. Spaces x ~
10. Bu i Id ing Area 200 (Estimated) L.C4 x L.D9 x 200 BA(2)
Group Storage Garage,
11. Other Enclosed BuildinQ Area Communitv Buildina, Storaae, etc. M303-5 BA(3)
Carport % x No. Carspaces x ~
12. Carport Buildin¢ Area 200 LC5 x L.D9 x 200 BA(4)
Other Covered Open Space
13. at Ground Level Covered Porches, Breezeways, etc. M303-7 BA(5) a
14. BUILDING AREA L.D8 + L.D10 + L.D11 + L.D12 + L.D13 BA
/2>'
15. Basic Uncovered Open Space LA - BA L.DS - L.D14 U0S(1) 4 7
16. Other Uncovered Open Space Improved Roof Area etc. M303-4 UOS(2) d
Covered Open Space
17• under BuildinQS Bld¢s. SuDDorted on Columns M303-7.11D COS (1) ~
Covered Open Space Carports,
18. at Ground Level Breezewavs, etc. L.D17 + L.D12 + L.D13 COS(2) ~Covered Open Space
19. above Ground Level Covered Balconies, etc. M303-7 COS(3) ~
20. OPEN SPACE L.D15 + L.D16 + 1/2(L.D17 + L.D18 + L.D19) OS ~e-, ~
21. Minimum Open Space OSR x FA L B2 x L.D6' MOS 021
.
22. Open Space Compliance L.D20 must exceed L.D21 OSC
Add Balconies, Improve Roof Areas or Change Building Type.
23. Correction for Non-compliance Reprogram, if a major change.
Parking Court % x
24. Car Parking Courts No. Spaces x 300 L.C6 x.L.,D9x 300 CPA
25. Streets, Roadways, Driveways 20% x LA 20% x L.DS SRD
26. CAR AREA CPA + SRD L.D24 + L.D25 CA
27: Minimum Livability Space LSR x FA L.133 x L.D6 MLS
28. Available Car Area OS-LS L.D20 - L.D27 ACA
29. Car Area Compliance L.D28 must exceed L.D26 CAC
Provide Parking in Building, Underground, or Increase Open Space.
30. Correction for Non-compliance (See L.D23) Reprogram, if a major change)
FORM NO. 1028 Rev. 4/65 PROJECT PLANNING PROGRAM
FQRM 1028,PRQJECT PLANNING PRQGRAM
Purpose --To test the land-use intensity at a site by proj+ec#ing a pkanning
prngram priar ta planning, which wi lI comply with the Minimum
Property Standards. The land-use intensity tested may be that
assigned by the insuring office, or that.praposed by the sponsar.
Prepored by --Staf# members paiticipattng in theland-use in#ensity anafysis far
the s ite.
Nvmber -Original on1y.
Distributian -To be pfaced in the fike as a part af the permanent recard of the
proposal.
INSTRlJCTIDNS
This form is used ta program the use of a selected land area with an apprapriate
huilding type at an assigned land-use intensity. When a site has multip le LUi
numhQrs, or when more than ane building type is found to be apprapriate for the
site, each area, ar the area for each buiiding type is programmed separatefy an
its awn form. Capies of this hlank form are avaiiahle to spvnsars. They may use
it for programming a propasal for consideration before project design.
The form is completed as foliows:
TITLE
Identify the Area ta be programmed in this test by the applicable Area number fram
S#ep 5 of Form 1095 fvr subject project.
A. LAND-USE INTENSlTY
Enter Land-use Intensity number for area.
B. LANO-USE INTENSITY STANOARDS
Enter the numericai vafue vf the Minimum Property Standards #or the LU1 num-
ber (MPS Fig.3.01).
C. BdSI[ DATA F4R PROGRAM
1 Enter the percent af the Land Area of the praject ta be programmed in this test.
2 Enter the Building Type to be used in this pragram.
3 Enter the Living llnit Area for this test. The Living Unit Area is adjusted
in mul#ifamily structures to include all floor area used in common, such as
hallways, stairways, 2IeVStflI' SllaftS, labbies, etc. The adjustment factor is
determined hy the Architecturai Sectivn, hased an experience in their lacale.
4, 5, and G The percent af Car Starage ta be deveioped in garages, carparts
4r open parking caurts is entered separately.
D. DEVEL4PMEMT QF PLANNING PRDGRAM
"VYHAT TO OETERMlNE" antl "HOW DETERMINEQ" indicate a Iagical step-
by-step procedure to follaw fn developing the planning pEagram.
As the Maximum Floar Rrea and Minimum Livability Space are used in the de-
velapment of the pragram, it is only necessary ta assure the pragram's cvm-
pliance with the minimum standards far Open Space and Car Space.
7 Number of Living Units. Flaar Area (D6) is definetl in Multifamily Hous-
ing MPS ta include areas used far hallways, stairways, elevator shafts,
lobbies, etc. Therefare, it is necessary in Dl #a use Adjusted Ljving
. Unit Area (C3 abave.)
22 4pen Space Compliance.. Where nan-campliance Es noted far open space,
the program must he adjusted. If a major change is necessary the area
shauid he repragrammed.
24 Car Parktng Courts. For estimating purposes, a car space in a parking
court is 300 sq. ft., (200 sq. ft. for the parking space and 100 sq. ft, for
the turning space).
25 Streets and []riveways. In estimating the land area that wifl be neededfor
streets and driveways {bath on-site and abutting the project}, 20lo of the
gross iand arQa is used unless mare exac# information is available,
29 Car Area Gampliance. Where non-complianee af Car Area is noted, the
program must be adjusted. If a majar change is necessary, the area should
he repragrammed. (Car parking nn streets may he included as pravided
in M305.)
1$4719- P Rev. 4/65 FHA-Wash., D. C.
Gt/or!-~ ~.s► /•t-
z. Q
' /
FHA FORM N0. 1028 PROJECT PLANNING PROGRAF__
Rev. 4/65
Property 45A.-'7'' ~~xj-L"=' Section Area Sheet z- of ~
Location Programmed by 77 Date -L-• ~ 49
A. LAND-USE INTENSITY FOR THE AREA: LUI -
B. LAND-USE INTENSITY STANDARDS C. BASIC DATA fOR PROGRAM
1. Maximum Floor Area Ratio 1. % of Land Area Programmed 41*~,
2. Minimum Oaen Saace Ratio 2. Buildin¢ TXpe ~Jr~~,P
3. Minimum Livabilitv Saace Ratio 41. O 3. Adiusted Livin¢ Unit Area 7•0 2, 7~l~Avi7'
4. Minimum Recreation Space Ratio 4. % Car Soaces in Garaaes
5. Minimum Occupant Car Ratio '7 5. % Car Soaces in CarDorts
6. Minimum Total Car Ratio 6. % Car Soaces in Parkina Courts
D. DEVELOPMENT OF PLANNING PROGRAM
WHAT TO DETERMINE HOW DETERMINED
1. Net Land Area Site Area Excluding Perimeter Streets M302-4 NLA
2. Abutting Street Area '/z Perimeter Street Area M302-4 SA
3. Other Beneficial Open Space River, Public Park, etc. M302-4 BOS
4. Gross Land Area L.D1 + L.D2 + L.D3 M302-4 G L A 5. LAND AREA (Programmed) GLA x% Lq Programmed L.D4 x L.C1 LA
6. Maximum Floor Area FAR x LA L.131 x L.D5 FA ~2lz
7. Number of Living Units FA = LUA L.D6 = L.C3 LU
8. Residential Building Area FA = Number Stories L.D6 = L.C2 BA(1)
9. Number of Parking Spaces TCR x LU L.136 x L.D7 PS
Individual Garage Garage% x No. Spaces x
10. Building Area 200 (Estimated) L.C4 x L.D9 x 200 BA(2) ~
Group Storage Garage,
11. Other Enclosed Building Area Communitv BuildinQ, StoraAe. etc. M303-5 BA(3)
Carport % x No. Carspaces x
12. Carport Building Area 200 L.CS x L.D9 x 200 BA(4)
Other Covered Open Space .d
13. at Ground Level Covered Porches, Breezeways, etc. M303-7 BA(5) •
14. BUILDING AREA L.D8 + L.D10 + L.D11 + L.D12 + L.D13 BA
15. Basic Uncovered Open Space LA - BA L.D5 - L.D14 UOS(1) 7 7
~
16. Other Uncovered Open Space Improved Roof Area etc. M303-4 UOS(2) C~
Covered Open Space n
17• under Buildings Bldas. SuoDorted on Columns M303-7.1D COS (1)
Covered Open Space Carports, gV
18. at Ground Level Breezewavs, etc. L.D17 + L.D12 + L.D13 COS(2) .6
Covered Open Space
19. above Ground Level Covered Balconies, etc. M303-7 COS(3) D
20. OPEN SPACE L.D15 + L.D16 + 1h(L.D17 + L.D18 + L.D19) OS
21. Minimum Open Space OSR x FA L.132 x L.D6 MOS
~
22. Open Space Compliance L.D20 must exceed L.D21 OSC
Add Balconies, Improve Roof Areas or Change Building Type. ~
23. Correction for Non-compliance Reprogram, if a major change.
Parking Court % x 24. Car Parking Courts No. Spaces x 300 L.C6 x.L.,D9x 300 CPA
25. Streets, Roadways, Driveways 20°/a x LA 20% x L.DS SRD `;5 ~T72 ~
26. CAR AREA CPA + SRD L.D24 + L.D25 CA 6`~~`'
27: Minimum Livability Space LSR x FA 43 x L.D6 MLS 71~
28. Available Car Area OS-LS L.D20 - L.D27 ACA.,:P
29. Car Area Compliance L.D28 must exceed L.D26 CAC
Provide Parking in Building, Underground, or Increase Open Space.
30. Correction for Non-compliance (See L.D23) Reprogram, if a major change)
FORM N0. 1028 Rev. 4/65 PROJECT PLANNING PROGRAM
FORM 1028,PROJECT PLANNING PROGRAM
Purpose -To test the land-use intensity of a site by projecting a planning
program prior to planning, which will comply with the Minimum
Property Standards. The land-use intensity tested may be that
assigned by the insuring office, or that proposed by the sponsor.
Prepared by -Staff inembers participating in theland-use intensity analysis for
the site.
Number -Original Otlly.
Distribution -To be placed in the file as a part of the permanent record of the
proposal.
INSTRUCTIONS
This form is used to program the use of a selected land area with an appropriate
building type at an assigned land-use intensity. When a site has multiple LUI
numbers, or when more than one building type is found to be appropriate for the
site, each area, or the area for each building type is programmed separately on
its own form. Copies af this blank form are available to sponsors. They may use
it for programming a proposal for consideration before project design.
The form is completed as follows:
TITLE
Identify the Area to be programmed in this test by the applicable Area number from
Step 5 of Form 1095 for subject project.
A. LAN D-USE {NTENSI TY
Enter Land-use Intensity number for area.
B. LAND-USE INTENSITY STANDARDS
Enter the numerical value of the Minimum Property Standards for the LUI num-
ber (MPS Fig.3.01).
C. BASIC DATA F4R PROGRAM
1 Enter the percent of the Land Area of the project to be programmed in this test.
2 Enter the Building Type to be used in this program.
3 Enter the Living Unit Area for this test. The Living Unit Area is adjusted
in multifamily structures to include all floor area used in common, such as
hallways, stairways, elevator shafts, lobbies, etc. The adjustment factor is
determined by the Architectural Section, based on experience in their locale.
4, 5, and 6 The percent of Car Storage to be developed in garages, carports
or open parking courts is entered separately.
D. DEVELOPMENT OF PLANNING PROGRAM
"WHAT TO DETERMINE" and "HOW DETERMINED" indicate a logical step-
by-step procedure to follow in developing the planning program.
As the Maximum Floor Area and Minimum Livability Space are used in the de-
velopment of the program, it is only necessary to assure the program's com-
pliance with the minimum standards for Open Space and Car Space.
7 Number of Living Units. Floor Area (Dfi) is defined in Multifamily Hous-
ing MPS to include areas used for hallways, stairways, elevator shafts,
lobbies, etc. Therefore, it is necessary in D7 to use Adjusted Living
Unit Area (C3 above.)
22 Open Space Compliance. Where non-compliance is noted for open space,
the program must be adjusted. If a major change is necessary the area
should be reprogrammed.
24 Car Parking Courts. For estimating purposes, a car space in a parking
court is 300 sq. ft., (200 sq. ft. for the parking space and 100 sq. ft. for
the turning space).
25 Streets and Driveways. In estimating the land area that will be needed for
' streets and driveways (both on-site and abutting the project), 20% of the
gross land area is used unless more exact information is available.
29 Car Area Compliance. Where non-compliance of Car Area is noted, the
program must be adjusted. If a major change is necessary, the area should
be reprogrammed. (Car parking on streets may be included as provided
in M305.)
194719- P Rev. 4/65 FHA-Wash., D. C.
~YX. rlujin Q. ~nerr~u.:
C omaerce Mortr.- .
P. O. Box 221
vi...:'. ~ .a......_,.
~d uY' :';-;1 . , ~1~1'~'i~
R8: LBtteT ApriI 24, L9b9, I>t•e1.L
oti -','iissfon PA~enue.
,.,re have checkeai tne present zaning of property da scribed in your ietter
as follows:
The 4e st 1 UU feet of Tract 9, Opportunity, accocding to plat
recotded in Valume "K" of piats. paqs a 0, in Spokarze Count;r,
.
Washinqton, axcept ths Sauth 350 teet theraof.
5pokane County Comnissionerg Rssolution No. 69-bcs zonsd tne a.)c3ve
legally described property Multiplo Family Suburbsn on Fabruaty 13, 1969, whicb
zons would allow apartments an the subjsct pcoperty in acccrdance with Multiyla
F-ftmily Suburban zoning raqulations and 3pokene Cou»ty Hsalth Dspartment
standarda.
~~:t~V•v
"onin<< 'Arr.inisi,
..:.Jis -
FA. 6-135„'
CEE AREA CODE 5Q9
COMMERCE MORTGAGE COMPANY
N. 811 HOWARO STREET
P. O. BOX 2215 SPOKANE. WASHINGTON 99210
FORMERLY
J. L. COOPER 8CO.
April 22, 1969
Planning Commission
Spokane County Courthouse
Spokane, Washington
Re: File No. 025030
J. Brent McKinley
E. Mission Avenue
Spolcane, Washington
Gentlemen:
We have received an application for a mortgage loan to finance
the construction of a 24-unit apartment on property in the
Spokane County described as follows:
The West 100 feet of Tract 9, OPPORTIINITY, accordiag
to plat recorded in volume "K" of plats, page 20, in
Spokane County, Washington, E{CEPT the south 350 feet
thereof. This property is located on the south side of Mission Avenue and
lies 663.18 feet east of Pierce Road. It has a frontage of 100
feet and a depth of 304.13 feet.
Would you please adviae us if this property is zoned so that
the construction of a 24-unit apartment house is permitted under
the existing zoning laws of Spokane County.
zHU trulours,
o. c RECtIVED
Senior Vice-President
xos:sn APR `~~',3 1969 ~
SPOKAIVE COUNTY
PLANNING rOMMISSION
REAL ESTATE FINANCING
'.=OU''.
_ ,
i~v. - ti_
,
BEFORE T BOARD OF CO UiJTY COAK.iD'S10ivERS GF Si=
~
IN = 1U1'1'= 0W 01111 D 'tHE ZOM NAP FM ) R E S 0 L U T I 0 N
IIaRZCQI.R~RAL SDlfdM TO WLTIPS.E FANILT ~
gttBMHJIJt 3N A FMTltxl oF TRI►CT g CW aP~0~T01~i14'Y;
AND YA1L•8 s~IVIsiCm Ii1 BwTICm 16, Too- )
SHIP X. t AalIr1E 449 E.Y.H. t BPaCM QOQNTZ• )
MAS~1~.
The above-entitled matter coming on regularly for hearing before the Board of County
Commissioners of Spokane County, Washington, on this day, and it appearing to the
Board that the Spokane County Planning Commission has given due notice of the hearing
on the matter in the manner and for the time provided hy law; that said Planning
Commission has held a public hearing as required; and that the said Planning Commission
concurs in the plan to zone the following described property as:
MQLTIPLE FlIKILZ SUD-01=
T3u Yiet 200 ta►t o! Traat 9 0! Oppoart=07• Ompt the 8aath 350 lMts md &il of
yailios 8ubdivieiaa ia Seotioa 16,e 25 N.. Reap 449 Z.MA09 J1D*AW Co=t7•
w,sbiagtou.
I
NOW, THEREFORE, BE IT RESOLVEDy that the above-describedproperty be, and the same
hereby is zoned under the classification of KO~.'PIPLE ~ ~ILT 8~e
as defined in the Zoning Ordinance of Spokane County, adopted August 25, i9539 as
amended.
~
PAS.SED BY THE BOARD THIS I.~ DAY OF 19d-5~-
ATTEST: BOARD OF COUNTY CONMISSIONERS
OF SPOKANE COUNTY, WASHINGTON
VERNON W. OHLAND
Clerk of he Bo ~ BCFARD QF COUNTY COMM1SS WV.i$ Cv, By : 4 ~ , WASN!N
Dep ty W. 0. Al.LEN, CNAIRMAN
~~~~~ACLIIY
This is to certify that this is a HQWARD T. BALL
true and correct ~ ~ of ~
Resolution No. 6 ~
passed by the oard this ~
day o f
,
I hereby certify that I ha~e posted
the above changes and revisions on
the Zoning Map in the Building Code
Department, and do further certify
that the zone classification change
is the same as described above and
shown on the attached map.
SIGNED:
LIATED:
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Q - .J
APPLICATION FOR SPOY."'1NE COUNTY PLANNING COMIVIISSION
Z O N I 1V G H E A RI N G Court House, Spokane, Washfngton
Date: 43;7 de oe Applicaticsn 1Vo. : ~ ~ ^ b
Name of Applicant: t~i~~~ i , GiN C
Street Address: 4r 1196,4 /Xts I-Iew City: State; ~N.
Telephone No: 44 ' -~e -2
Existing Zoning Classification: Ilerr
Date Existing Zone Classificatfon Established:
~
Proposed Zone Classification; /Vl/C 771.,Pe- L-
Proposed Use of Property: A~lw % C~./?7~~ FX
Leg al De scriptf on of Property: T~ ~ Fr.
3
g~ dWO oy -/vv.7-- f~ XIe,-'P T -/~W
~k !/OZ vr7t-
1"&W E'bF G4'ta1 N a~ ?1? PL s~i t~L4ZGr / 114
~
CN
Site Size;
Section: Township: v~ S Range:
~
Street Address of Property: ~/2•~ ~f..~~~v
Who Holds Title to the Property:
If you do not hold title to the property affected by this applicatfon, what is your interest
in it ?
Furnish a letter from a Title Insurance Company, showfng the property owners of record,
their address, within 400 feet of the exterior boundaries af subject property.
ALL OF THE FOLLOWING OUESTIONS MUST BE 1`-NS WERED:
1. VYhat are the changed conditions which are alleged to warrant other or addition-
aI zoning ?
e>e e~>r
.
40VP LE-W .
e" -77lr
d7l r7p'~' .f/e4-11~ kl&l ~ s74rlio iT}`Z ,
f
2. What facts justify the proposed zone reclassification based on the advance-
ment of the public health, safety, and general welfare?
~l 72~r it/V L r17(l 6~'L ; t`!1 ~ T~IL L-r- "fL
oe 4,7 I p •E;l C,ff
3. V1lhat effect will the proposed zone reclassificatfon have on the value and
character of adjacent property?
~S'~VPvz D iT C~ifiv~~z ~L v~
4. C an are a s onable return from or re a s onable u s e of the prope rty f n que stion be
secured under the existing zone classificatton?
A plot plan or sketch must be attached containing the following fnformation:
ce'w
(a) Scale of the drawing.
(b) North point.
(c) il1 dimensions of property, existing buildings, and proposed buildings.
(d) Location of all existfng and proposed buildings, or additions, with
dimensions to the nearest property line.
(e) Off-street parking area.
(f) Defined points of access and egress.
(g) Date of the drawing.
THE NECESSARY FEE MUST ACCOMPANY THIS 1',PPLICATION.
The recommendation of the Planning Commfssion in this matter wili be presented to
the Board of County Commissioners for final action. l%ny person desiring to contest
the recommendation of the Planning Commfssion must request, fn writfng, a hearing
before the Board of County Commissioners no later than ten (10) days following the
date of the public heartng held by the Planning Commissfon.
(Signed)'
Decen.Ler 2f~, ~~Gb
Mr. &'ent McKinley
Eest 11404 Misslon Avenue
Spakane, Washington;
Dear Nir. McK3nley :
This letter is to advise you of the status of zoning cn pro-perty sut')„nitted
to ~.~e f""our`•a n1annincy CQrn-n4:3sion as 'r~311 Firsfi A,ddftion.
.1. 1.►iG: 1•sa..4~.a~ _ .J,_....~:..+.:IZ0a: .2.; iY"!l.~
plat was appcavsd, and the Plannin9 Comaissian instructsd tto StA to advertis~:
the property far Multiyle Family Suburban at sucb time as ths final plat wa8 file u .
Since tha! time you hav* indiaated to us that you would supect to dovelap wW
retaia the property aa a ainqls own+orship and ycu havs eubmitted fot out infcxtnatf on
ths prelimiaary pia pian pcoposing a multipls fannily developrnent consisting af
some 24 aFartments.
'vVe wi11 place this matter on tha Planninc,f Commission's january agenaa. The
~.-.+e ~.f ~ ~~-~an-- =•.,~T1 ja-~tt-~~~ ~5
, . P +
_ ..a_ _ . y x.... , u - - ..L
auverUse for Multlpls family Subunrban, they wer+e, of cousse, consideriaq a
prapased developmeat aimilar to Vail Adclition; namly, 4 duplex dwellinqs. You,r
recsnt proposal, of course, involvea much man intenaive land uso. I Qannot say,,
ther@for8, whether the TPlnr;ninrr z_rvQ?ljfj ^till fc3t?CT&Y:lji CC?1151'J~.'F the
proposed zone changc.
We will, af coutsa, ae haPFY to v~aork with you, your architeats and repre-
aentativee of F. H.A. in preparation of a development plan to submit to the
C o:r_ mi s si oa-i.
~~.iC'•c:.I'.',~;, ~
CHARLES L. HUGGINS
Directa of Planning
CLH:cmw
.
C31?a
~
RECEIVED
JAN 2 9 1969
. . ~ SPOKANE C4UNTY
PLAN ING roN9MISSION
~
e
,
,
• L
. ~ ~
~
.
d
~
JANUARY AGENDA SPOKAIdE COUNTY COURT HOUSE
SPOKANE COIINTY PLANNING COMMISSIOId FA 8-1551, Ext e 220 - 221
Time: Thursday, January 30, 1969, 9:00 A.M.
pl.ace: Assembly Room, County Court House
ZONE CAANGE
2o ZE-2-69, Agricultural Suburban to Multiple Famil,y Suburban
ae Location: Section 16, Township 25 Ne, Range 44, E.W.M.
The West 200 feet of Tract 9 of Opportunity,
except the South 35O feet, and all of Vaills
Subdivisiono
bo Applicant: J. Brent McKinley
East 11404 Mission Avenue
Spokane, Washington
ce Site Size: Approximately 2e8 acres
do Ex3.sting Zoning: Agricultural Suburban, established July 25, 1958
eo Proposed Zaning: Multiple Family Suburban
fe Propoaed Use of Property: Apartment Complex
go Application of Zoning Provision: Chapter 4e21, Section 4e21oo40
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MINUTE S
January 3 0, 19 69
ZO NE C HANGE
ZE-2-69 - AGRICULTURAL SUBT3RBAN TO MULTIPLE FAMILY SUBURBAN:
MC KINLEY
Planning Commission Recommendation; Aorove for the following reasons:
A. Reasons;
1. The Planning Commission finds that the subject property is near
the edge of an established neighborhood with the Freeway as the
northern boundary and also adjacent to an established multiple
family court develapment. The proposed development would be
compatible to the existinq multiple family land use which is
included in the above recommendation for Multiple Family
Suburban zonf ng .
2. In addition, the property is directly across Mission Avenue from
County property which is to be improved with the expansion of a
public park and recreational facilitie s in the near future. The
Planning Commission notes that the property's proxfmity to the
future park would, indeed, encourage high density residential
development.
B . General Data:
1. Location; Section 16, Township 25 N. , Range 44 , EWM .
The West 200 feet of Tract 9 of Opportunity,
except the South 350 feet, and all of Vail's
Subdivision.
2. Applicant: J. Brent McKinley
East 11404 Mission Avenue
Spokane , Wa shington
3. Site Size; Approximately 2.8 acres
4. Existing Zoning: Agricultural Suburban, established
- july 2 5, 1958
5. Proposed Zoning; Multiple Family Suburban
6. Proposed Use of
Property: Apartnient Complex
7. Application of Zoninq
Provi.sion: Chapter 4.21, Section 4.21.040
- 10 -
ZE-2-69
Ia the medtter of a heariag to consider changing the zoning map from Agricultural Suburban
to Multiple Family Suburbaa on the following described property: The West 200 feet of
Tract 9 of Opportunity, except the South 350 feet, and all of Vail'e Subdivision ia
Sectioa 16, Township 25 H. , xange 44, E.W.M., Spokaae Couaty, Waehiagton.
(On the Bauth side of Mfesioa Avenue, approximately 200 feet aest of Bowdish Road).
AFFIDAVIT OF POSTING
STATE OF WASH t UGT0k )
) SS o
COUNTY OF SPOKANE )
,
Being first duly sworn7 deposes and says:
That at all times mentioned hersin he was9 and now is9 a citiien of The United
States9 a resident of Spokans County9 'Yashington9 and over the age of twenty-one
years.
~
~
That on 19 It.9 he personal ly posted three (3) true
and correct/ copies f the hereto attached NOTICE OF PUBLIC HEARIiVG at the
following places in Spokane County9 to-wita
.
if rt~ 0 PAM" '
~ r
~'Ac-
39
2.
Subscribed and sworn to me
17 9. 19
~
NOTARY PU3L I C I N AND FM SPOKANE COU(V'TY 9 dUASH I NGTON
Residing at Spokane9 Vdashington
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Ya~u are hereb nvtif~ed~ that on T~~~~ y
~ ~ ~ ~ , l ~ ~ ~ , at the hour of ~ : ~ ~ _ ~ . ~ . of ~aid
+da in the ~ o►kane Co~rn ~ourt Hvuse, S akaner W ashin ton Y p p g ~
The SPC~KANE CO~UN~' PLAhtNiNG CC~MMlSSI~N w~li con-
d~ICf q u~lic he~rin ft~ ~~►~~~t~~~ +c~~~+~~~~ r~~ a~~t~~t~ ~r~a~
~ ~
t'~~~~~~`LT~R~~~ :~~B~R~~N TG ~~3L~I~~~ t'AMTLY ~UBURB►A~, ~~-~-b~,
~P'd1~S~R~D ~Y ~~~~iT ~C ~~NL~Y~ ~J~~~' i 19t~~ ~4~5~'~4~' xVEN~~,
8P41C1~~B~ ~~SH~NC~'~+p~`~ ~ P~~PQ~~~ 1~PARTD~~~i~ ~~~rtP~.SX`
General descri tion vf ared: ~ ~ ~ ~ y; ~ ~ ~ ~ ~ # ~ ~ ~ ~ t ~ ~ ~ P
~ppt~ctua~t~t, ~xo+~~t ~~~r ~4~tb 3~~r ts~~, s~d ~a11 a~ 'Va~l~r ~ut~d~v~~~~q ~A
~+~~~faa 1 ~ ~ ~'o+~a~b1~ , ~,~aapv ~4 ~ ~ ~ 1~ . ~ ~ ~ ~pv~er~e ~~u~t~ ~
Y'If +~~b~11{~~q1~ r
t~4n th• i+put~ ~eld• ~t# ~i~~~op ~~v~~u~~ ep~~taxtm~~t~ly ir~t ~+oet v!'
8at~d1 uh ~t~~d ~ )
FaR FURTH~R DETAIL~ +cvntact the S akane Cou~n P~qnniri ~ ~Y g
Commission, S akane Coun Court House, S okane, Wash, P ~
Direa~ot of Plannt~g
f~ p µ s„ ~ t~ ~ C D M M~ 9 1 8 q Spokane Cour~~ Planning Commisaion