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ZE-133-77 ~ e ~ C FR,ITZ NELSE N, INC. ~ S. 123 PINES o OPPORTUNITY, WASHINGTON 99206 ~ 924-7622 WEST SIDE OF MCDONALD RD. SOUTH OF SPRAGUE FACTS SUPPORTING THE ZONE CHANGE ~ r~-----i' 1' - - " 1. Not well suited for single family residence. ! ' 2. Situated on edge of neighborhood 3. Fronts on McDonald Road. *Strong seconclary arterial (5,500) *Has been widened to 4 lanes 4. Property borders railroad tracks on north side S. Property borders a residential area on south consisting of other multiple family developments withi0ea' small radius. *A large development was just completed on 4th Avenue, west of McDonald Rd. 6. Creates a realistic buffer 7. Will compliment the neighborhood and enhance property values. 8. Replaces unsightly appearance with an attractive complex. 9. Provides excellent location for perspective tenants3who do not drive, due to the close proximity to both shopping and bus line. (1 block) 10. Wit~4 blocks from the subject property, the following zone classifications appear: Local Business Residential office Multi-family suburban 11. Not inconsistant with land uses being granted in the area. A. Fritz-n-Hausen, 10 units (4th and McDonald Road) B. Keystone Apartments, 24 units E. 12707 4th 19 Your Fnend/y Valley Realtor In fhe Land o! Opportunlty REALTOR" I ,,z ~ ~ ~ , , ~ ~ , ~ , ~ . , . 1 ~ ~~~.~i r. t. ~ , ♦ " i r ~ , , ~ ~ . , ~ - - : ~ . q~~ ' .i j~, ~ ' ' - , ' } ~ rr _ ~ ~ . ~ ~ 3 s _ ',p ~ ~ °r ~ • 1 J ~ 4 ~ ~ r J ' - . ± . ~1 J ~ 3 ~ ~ , j / a i r , . ij ~ ~ a ~.A ~ _ ~~c. . ~ { _ ,~i~ ~ ~ i ~ 7 ♦ t n* . ♦ ` + c 4 t, ~ ' • 1 ~ .y M ! Y' ° ; ~ _ ~ • L ` v~ _ r1 ~ ~ ~ ~ ~ ~lt}I' r ~ ~ ♦ J T~j ► 'r''~ • .a. + Mr ~ ~ ~ t ~ ~ Aj L.•~~, M ' - ~ ~F . • , . 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' ° _ . _ . ~ .,.y ~ ' ~ . i a ~ 4 ~ ~ • ► r ' ~ i ~ ► ~ ~t \ ~ 1 l 1 ~ ~ A~ ~ +~+1• ' ~t.{I • ~ l R' „ . ~ . , r . , . :a . l. " A ~ - yf'L~ ' ,~r ~►"'~`•-''~sS' ~ M . , ~ . ~ ~ ~ , . . " ' ~ r ' -i~~ . ~ i ' . _ ` t ~ I~..~ 'k. ~ : ~ • ~l r , ~ r ' ~ , _ - ~ ~ t', t ' ,~ti~~~~.t ti ~ , ~ ~ _ - , - ` ~ .G~ _ ~ - ~ - ~ ~ ~ ~ " ~,.C~ ~ . , ~ • 't ~ . . ~z . + !v ~ 4 ~ j ~N` ~ ~ , 'i r . , ` ~ ' t{ ' ` ' ~ R~ • ' / L~°' "~'a ~ I A , h ~ 4 . ~ ~ !t. ~ ~ ! t 1, ` 1 ~ J, I~ ~ 1 J 'fp ! l~ ' F ~ ~ , yj ~ , . _ ~ , ~,~lt . , i e ~ ~ f ~ , ~I , ; .1,, , , _ f . „ . ~.r ~ i j r ~~.r.~~= i., .,1_ ~ ~r,~~r*~4~r ``~.'N ~ ( i . I , ~ . ~ ~ ~ ~ ~ r~,~~. , v . rr. r~ i ~ , . 1~: I1`~ ~j; ,l.~ ~ y~ ~1 y~~~,.~t .~`v tt ~R S 1 1( . d , ~ _ ,t~~ . e, 1!~~ f1~ .M^' .a Y ,~1. I P~ 1 , , • . 1 ~ ' _ .w. „ . , . , ~ : ~~y.4~: . ~ .r.~ . ' ' ' ~ ~ ~ _ . . , ~ . . . . , . . , ~,?S a ~ ~ ~ ~ ~+~~~yr~~y~,`gy~ r ; "~"°'"I'" . . , - . . . . ~ , ; . ~ i r• ~ ~ ~r, , w , " Y j r ` ~ FINDINGS ZONE CHANGE 4. ZE-I33-77 ,AGRICULTURAL SUBURBAIV TG NtULTIPLE FANtILY SUBURBAN: Carey I. SUMMARY: The applicant's proposal is compatible wfth surrounding land uses; is consis- tent with recent Plannfng Commission Zone reclassifications; is consistent with the Regional Comprehensive Plan; has or can provide adequate provisions for circulation, sewage disposal, water and fire protecfiion. II. GENERAL INFORNtATION: A. Existing Land Use - Site Single Family Residence, balance of site, is vacant. To the north The Chicago Nilil.waukee St. Paul & Pacific Raflroad Line; Albertson's Food Store. To the south Single Family Residence; Eleven Unit Apartment Com- plex To the east Single Fainily Residential Uses To the west Vacant property; pasture B. Zoning Hi story of Area Reauest Date Action Ta:cen to the north Local Business , 5-311-55 Approved to the south Agriculturai Suburban 5-31-55 Approved Multiple Family Suburban 2-14-67 Approved to the east Agricultural 3-27-42 Approved to the west Agricultural 5-31-55 Approved NOTE: The Commission has approved previous zone reclassification requests between the Railroad and 4th Avenue to Multiple Family Suburban Zone o C , Comprehensive Plan Proposal is consistent with the Regional Gomprehensive Plan Explanatfon: The Spo'cane Regfonal Comprehensive Plan indicates the site as being appropriate for residential uses; the site is located on an arterial and has access to shopping, community services, public facilities, and an arterfal system. -4- 1 . ~ G ~ • - ~ ' y ZE-133-77. AGRICULTURAL SUBURBAN TO NIULTIPLE FAMILY SUBURBAN, (Continued) III. SPECIAL INFORIi/~..ATION: A. Circulatiori Frontaqe Tvpe ADT FVlcDonald Road Gollector S, 0, 00 Arteria 1 Engineer's Review: The County Engineers have indicated that the access point located on the north edge of the site may have to be relocated further south, because of its close proximity to the Railroad tracks. B. Sewage Disoosal: This project is located in an area with soils ciassified by the Soil Con- servation Service as suitable for installation of indiv;dual on-site sewage disposal systems. The area is, however, located over the Spokane Aauifer a A study is currently under way to determine the degree to which subsurface disposal of sewage treatment effluent may pollute the Aquifer. There is very little probability that this project in itself will have more than a slight impact on the Aquifer. However, ta~,,en in conjunction with the ovErall urbanizaeion of the area, some other sewage disposal method wiil jnost Wr':ely be reauired in the f uture. From an environmental health viewpoint the project appears feasible. An on-site sewage management plan pursuant to WAC 248-96-01701 may be required dependent upon final design dwelling unit density or total sewage flow per cay. C . W.ater Availability through - iViodern Electric Water Co. D. Fire Protection Fire Niains - not available FirE hydrants - not available E. Staff Environrriental Review Concluded that a declaration of Non-Significance be issued. IV. CONDITIGNS: The Planning DFpartment Staff feels the following conditions would be appro- priate if the proposal is approved. -Q.A - , ♦ ~ ll F ~ ZE-I~-; -77, AGRICULTURAL SUBURNAN TO I'vFtULTIPLE fAMILY SUBURBAN (Continued) 1. Approval oz access by the Spokane County Engineer's Office prior to release of building permits. IVQTE: The acces s point Iocated on the north edge of the site will have to be relocated fiarthe;f south, bECause of its close proximity to the railroad tracks. 2. The advertised property shall be developed in substantial conformance with the developrnent plan on file with this application. 3. Any portion of the project which is to be occupied or traveled by vehicles shall be maintained in hard surface paving. 4. An on-site storm-drainage systerri for the project shall be approved by , Spokane County Engineer's Office. 5. A specific landscape plan, plan:ting schedule and provisions for main- tenance, acceptable to the Spokane County Zoning Administrator shall be submitted for the pro ject prior to release of building permits. 6. The applicant shall provide a performance bond to cover the cost of required landscaping. 7. Installation of fire mains ,hydrants in accordance with the requirements of the Spo',cane Valley Fire Marshal. ~ 8. Sewage disposal shal]. be approved by the Spokane County Health District. -4B- _ . ~ At said time and lace a~ interested erson ma a ~ ~ P P y ppear f c)r, or against, the granting of this application. AGENDA, November 18, 1977 TELEPHONE NO: 4 S 6-2 2 74 SPOKANE COUNTY PLP,NIVING COMMISSION Time: Friday, November 18, 19771 8:00 A. M. Place: Conference Room A. Court House Annex (Use Mallon Avenue entrance) ZONE CHANGE 4. ZE-133-77 ? Aqricultural Suburban to Multiple Familv Subuxban a. Location: Section 22, Townshi p 25N, Range 44 E.W. M Zhe; N 319 ft. of the East 1/2 of the East 1/2 of Block 184, Opportunity, except R/W and exc. the East 25 feet. b. Applicant: Michael & Kri stine Carey N 4402 Ella Spokane, WA. c. Site Size: Approximately 1.06 acres d. Existing Zoning: Agricultural Suburban established May 31,195 e. Proposed Zoning: Multiple Family Suburban f. Proposed Use of Property: Apartment House Construction g. Application of Zoning Provision: Chapter 4. 21, Section 4. 21. 040 h. Environmental Impact: A topic of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impact. ♦ ~ S.i , ~P6 ~ Ot oE:.~~ Y RIVEKSIDE r Z U;~ vERS+v , ~ SPRAGUEI vE. ` , . - . .Z ~ • . PCST FFiCE, • ~ o x - -J ♦ p . , _~_r - -Tz r ; 4 t* A v E .Tem~. ~ ) ~ a' closu.e . p Q y p T AJE ~ T 74 6TH ti Q -bli~►V~ 2 ; . - : 0, Y' Y 2 7TnA~ 7Y►+ A c° ~ . . . . T-- ~ 0 8~ AvE ~ ~ . . • • ~ , 9 TN AVE TM W , Q ~ . • • J .,.0 ~ - J ol l~ • _ 4 ~ ` A v~ N0. 7 0 6 5 6 BEFORE THE BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON. zE-133-77 IN THE MATTER OF CHANGING THE ZONING MAP ) FROM AGRICULTURAL SUBURBAN TO MULTIPLE ) FAMILY SUBURflAN ON PROPERTY LOCATED IN ) R E S 0 L U T I 0 N SECTION 22, TQWNSHIP 25 N., RANGE 44, E.W.M. ) SPOKANE COUNTY, WASHINGTON. ) The above-entitled matter coming on regularly for• hearing befor-e the Board of County Commissioners of Spokane County, Washington, on this day, and it appearing to the Boaxd that i;he Spokane County Planning Commission has givEn due notice of the hearing on the matter in the manner and for the time provided by law; that said Planning Commission has held a public hearing as x•equix•ed; and that the said Planning Commission concurrs in the plan to zone the follow2ng descr-lbed prop erty as: MULTIPLE FAMILY SUBURHAN The N 319 ft. of the East /z of the East ~/z oC Block 184, Opportunity, except R/W and exc. the East 25 ft. Section 22, Township 25 N., Range 44, E.W.M. NOW, THEREFORE, BE IT RESOLVED, t;hat the above-descrzbed property sha11 be, and the same is zoned under the classification of MULTIPLE FAMILY SUBURBAN as defined in the Zoning Ordxnance of Spokane County, adopted August 25, 1953, as amended. AND FURTHER BE IT RESOLVED that any developrnent on the above-described property shall be subjeci; to the following conditions: 1) Approval of access by the Spokane County Engxneer's Office prior to release of builcling perrnits. NOTE: The access point located on the north edge of the site will have to be relocated further south, becduse of its close proximity to the railroad tracks. ' 2) The advertlsed property sha11 be developed in substantial conformance with the development plan on f11e with t;his applicat2on. 3) Any portion of the project which is to be occupied or traveled by vehicles shall be maintained in hard surface paving. 4) An on-site storm-drainage system for the project shall be approved by Spokane County Engineer's Office. 5) A speciflc landscape plan, planting schedule and provisions for maintenance, acceptable to the Spokane County Zoning Administrator shall be submitted for the project prlor to release of bullding permits. 6) The applicant sha11 provide a per•formance bond to cover the cost of required landscaping. ! 7) Installation of fire mains hydrants in accordance with the requirements of the Spokane Valley Fire Marshal. 8) Sewage disposal shall be approved by the Spokane County Health District'. PASSED BY THE BQARD THIS DAY OF , 1978. ' B ARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON . rrrAV~" , ~ . NA RY M_ L RNEfI RAY W. CNRISTENSEN ATTEST: VER.NON_ , W . OHI,AND C1e of the~ ~ B1 . ~ F ' / Y ~~A- ' ~~d ~ G ` r b a~, ` 4 r This is to certify that this a.s a f;rue and correct co of Resolution No. passed by the Boar this /q day of 1978. I By: Jepu;ty I hex-eby certify that I have osted the above changes and reva.sions on the Zoning Map in the Building Codes Department, and do fux•ther certify that the zone classification change is the same as descr•zbed above and shown on the attached map. SIGIVED : ~ ~ . DATED : . ~ONE CHANGES POSTED ON ZG .JG MAPS Application No. -L3R - Res. No.-I .Q054 Res. Date 1 From: To: Mijit.2iALE ,~uBc~eR_An1 Date Posted: Posted By: Acres: Sec. Two. ~S Range yy EAST (Wall Map) Building Codes Department Scale: 1" - 1000' y (Wall Map) Front Office Scale: 1" - 1000' (Wall Map) Middle Office Scale: 1" - 1000' (Section Maps) Front Office Scale: 1" - 400' (File Map) Tracing #34 (Valley Zoning Map) Scale: 1" - 1000' (File Map) Metro #11 (Director's Office) Scale: 1" - 2000' (File Map) County - Front Office Scale: 1" - 1 mile (File Map) County (Map Room) Scale: 1" -A!mii-ies (Score Card) Middle Office SOUTH EAST (Wall Map) Building Codes Department Scale: 1" - 1000' (VVall Map) Front Office Scaie: - 1000' (W311 Map) Middle Office Scale: 1" - 1000' (Section Maps) Front Office Scale: 1 " - 400' (File Map) Tracina 434 (SoLth East Zoning Maps) Scale: - 1000" -(File Map) Metro 411 (Directors Office) Scale: 1" - 2000' (File Map) Countv-Front Office Scale: 1" - 1 mile (File Map) Countti (1VIap Room) Scale: 1" - 2 miles (Score Cards) Middle Office FI 1V DI NG S ZONE CIi,A1vGE 4. 2E-133-77 ,AGRICULTURAL SUBURBAN TO MULTIPLE FANtILY SUBURBAN: Carey I. SUMMARY: The applicant's proposal is compatible with surrounding land uses; is consis- tent with recent Planning Commission Zone reclassifications; is consistent with the Regional Comprehensive Plan; has or can provide adequate provisions for circulation, sewage disposal, water and fire protection. II. GENERAL INFORMATION: A. Existing Land Use - Site Single Family Residence, balance of site, is vacant. ~ To the north The Chicago Milwaukee St. Paul & Pacific Railroad ° Line; Albertson's Food Store. To the south Single Family Residence; Eleven Unit Apartment Com- plex To the east Single Family Residential Uses To the west Vacant property; pasture B. Zoning History of Area Reauest Date Action Ta'cer to the north Local Business 5-31-55 Approved to the south Agrfcultural Suburban 5-31-55 Approved i'Jtul'ta.ple Family Suburban 2-14-67 Approved to the east Agricultural 3-27-42 Approved to the west Agricultural 5-31-5 S Approved NOTE: The Commission has approved previous zone reclassification requests between the RaiJ.road and 4th Avenue to Multiple Family Suburban Zone o C. Comprehensive Plan Proposal is consistent with the Regional Comprehensive Plan Explanation: The Spo'cane Regional Comprehensive Plan indicates the site as being appropriate for residential uses; the site is located on an arterial and has access to shopping, community services, public facflities, and an arterial system. -4- ' ~ ZE-133-77. AGRICULTURAL SUBURBAN TO MULTIPLE FAMILY SUBURBAN (Continued) IYI. SPECIAL INFORIVlV:ATION: A , Circulation FrontaQe Tvpe A DT McDonald Road Collector 5, 000 Arteria 1 Engineer's Review: The County Engineers have indicated that the access point located on the north edge of the site may have to be relocated further south, because of its close proximity to the Railroad tracks. B. Sewage Disposal: This project is locatec' in an area with soils classified by the Soil Con- servation Service as suitable for installation of individual on-site sewage disposal systems. The area is, however, located over the Spo :ane Aauifer o A study is currently under way to determine the degree to which subsurface disposal of sewage treatment effluent may pollute the Aquifer. There is very littlE probability that this projECt in itself will have rmore than a slight impact on the Aquifer. However, ta~,,en in conjunction with the overall urhanization of the area, some other sewage disposal method will most lii,.ely be reauired in the future. Fmm an environmental health viewpoint the project appears feasible. An on-site sewage managernent plan pursuant to VifAC 248-96-070 may be required dependent upcn final dESign cwelling unit density or total sewage flow pEr cay. C. W.a ter Availability through - iVtoCern Eiectric Vfi atEr Co. D. Fire Protection Fire lViains - not available Ffre hydrants - not avaflable E. Staff Environmental Review Concluded that adeclaration of 1Von-Significance be issued. IV. CONDITIOIVS: . The Planning DEpartrnent Staff feels the following conditions would be appro- priate if the proposal is approved. -4A- ZE-I~-2-77, ACRICULTURAL SUBURNAN TO IVIULTIPLE FAIVTILY SUBURBAN (Continued) 1. Approval of access by the Spo'cane County Engineer's Office prior to release of buildfng permits o NOTE: The access point located on the north edge of the site wfll have to be relocated flarthe;r south, bECause of its close proximity to the railroad tracks. 2. The advertised property shall be developed in substantial conformance with the development plan on file with this application. 3. Any portion of the project which is to be occupied or traveled by vehicles shall be maintained in hard surface paving. 4. An on-site storm-drainage system for the project shall be approved by Spokane County Engineer's Office. 5. A specific landscape plan, p1anting schedule and provisions for main- tenance, acceptable to the Spokane County Zoning Administrator shall be submitted for the pro ject prior to release of building permits. 6. The applicant shall provide a performance bond to cover the cost of required landscaping. 7. Installation of fire mains,hydrants in accordance with the requfrements of the Spo'cane Valley Fire Marshal. 8. Sewage disposal shall be approved by the Spokane County Health District. -4B- ' , . . ' SPOKANE COUNTY PLANNINC CON11VaISSION N 811 jefferson Spo:cane, Vl`ashington 992~1 November 29, 1977 Honorable Board of County Commis -cioners SAOkane County Court House SpokanE, I1VA. 99201 Gentlemen: At the regular hearing of the Spo?cane County Planning Commission on Friday, November 18, 1977, at 8: _'0 A. ht , to 12 : 15 P. i\/i reconvening at 2: L 0 P. M, to 5:45 P. M, in Conferer.ce Roo m'iA" , County Court nouse Annex. The enclosed action was tal:en and is recommended to th(i Board of County Corrimissioners. Iviembers present: Mre TvlcGoury, Ntrs. Byrne, T`/irs. Rawlings (present for Disnussion Items), Ivlessrs. Kennedy, IVain, and Thomas. P;anning staff present: Sweitzer, Davis and johnson. Engineers Office: Finney. Prosecutor's Office: E:nacio. Sincerely, SPOkANE COUNTY PLANNING C4NTN`:ISSI011 Ted ivicCoUry, Chairnian Fred, L. Dayharsh, Director FLD/C'i Official :~inutes an d record of action taken . by the 'po,ane County 'lanning Cornmission at their regalar hearing held on NovEmber l;;, 1~77 ~ ' MINUTES OF THE PLANNINC COiVIMISSION HEARING OF 1VOVEMBER 18, 1577 WHEREAS, the ~po?cane County ?lanning Co:nmission dfd hold a public rneeting on November 18, 1SI7, to consider the Itestimony and relquests of several applicants, objectors and other interesteG parties concerning the below referenced zone classification upgradings, ancl other items of business, and V1►'HEREAS, at said hearing, opportunity was a#forded those favoring anct those opposing all items of business, and WHEREAS. Mr. 1VtcCoury, Mrs. Byrne, and Messrs. Kennedy, 1Vlain and Thomas were in attendance and constituted a quorutri, and V4 HEREAS, the Spokane County Planning Commission fully considered the testimony given, the environmental review, and all other evidence presented, recotnmends to the Board of County Commissioners the followfng: 1. ZE-I02-77, ACRICULTURAL TO MULTIPLE FAMILY SUBURBAN: McQUEEN. That the zone recl.assiffcation request be approved to the Multiple Family Suburban Zone (File Nlumber ZE-1:12-77) subject to the conditions as con- tained in the Planning Staff's findings, dated rlovember 18, 19177, and that a proposed declaration of Non-Significance be issuec? o The Comrrisaion concluded that the applicant's proposal was compatible with surrouncing land use, and consistent with recent Zone Reclassifications within this area a(Niotion by Mre Thomas, seconded by 1VIr, , Kennedy; vote was un- animous) o 2. ZE-1031-77, AGRICULTURAL SUBURBAN T4 LGCAL BUSIIVESS: OFP4RTUNITY Il\l'VESTiVIEIVT CO. That the zone reclas C ification reauest be denied o The Cornmission concluded that this request would constitute a spot zoneo (IVlotion by TVir. Thomas, seconded by iVlrs. Byrne; vote was unanimou•s). A second motfon was made and approved requiring the Planning DeoartmPnt staff to plaaathis application on the Decem-ber 1'977 planning Commiss ipn Hearing, but advertised frogn AGRiCULT"URAL to RESIDEIVTIAL OFFICE. ZE-110-771 AGF.ICULTURAL TO MULTIPLE FAIViILY SUBURBAN: GUTHR.iEo That the zone reclassification request be referred to the Board of County Commissioners because of a two-to-two vote o(NZotion by Mrs o Byrne for denial was lost for a second, m.otion by lvaro 1Vain for approval, seconded by 1!/~Ar e NicCoury; vote 2 yes, 2 no). o ZE-12?-77, AGRICULTURAL SUBURBAN TO iViULTIPLE FAIVIILY SUBURBANa CAREYo That the zone reclassification request be approved to the Multiple Family Suburban zone, subject to the conditions as contained in the Planning Staff's findings dated IVovember 18, 11377, and that a Declaration of Non-Significance be is:.Lted o The Com. mission conclucied thut the pro- posal was coinpatible with the surrounding land uses, and consistent with recent zone reclassification within this area o(Vote was unanimous) s -I - . 5. ZE-149-77, TWO-FAMILY RESIDENTIAL TO NtULTIPLE FAMILY SUBLR BAN: V'JARD. That the zone reclassific?tion re auesi be continued to the December 1~,77 Planning Com:miss:on Hearing, iVGTE: The applicant re- quested a one month continuancE.(Vote was t nanimous). 6. ZN-152-771 AGRICULTURAL SUBURI3AN AND iVI ULTIPLE FAMILY SUBURBAN TO RESIDENTIAL OFFICE: WELLS. That the zone teclassification request be approved to the Residential Office zone, subjE ct to the conditions as con- tained in the Planning Staff's findings, dated Ilovember 18, 1977, and that a declaration of IVon-Significance be issued. 'rhe Commission concluded that the proposal was compatible with surround 1Rg land uses, and con- sistent with recent 2one reclassificatfon requests. (NOTE: Mr. N1ain left hearing room due to a conflict of interest. 'lote to approve was unanimous) o 7. ZE-155-77, TV`O-FAIVCILY RESIDEIVTIAL AND AGRIC;ULTURAL TO RESIDENTIAL OFFICE: WOOD. That the zone reclassification request be approved to the Residential Office zone, subject to the conditions as contained in the Planning Staff's findings, dated November 181 1977. and subject to the additional condition that the applicant install a ressdential type fence six (6) feet fn hEight along the east property line of the advertised site. (NOTE: Fence to be sight obscuring). The Cornmisslon concluded that the proposal would be compatible with surrounding land uses, (if fence provided), and is consistent with recent zone reclassifications with the area. In addition a declaration of Non-Significance was recommended. (iVIotion by Nlrs. Byrne for approval but with a revised piot plan reorienting the office structure toward Mullen Road was losr ior lac)c of majority; motion by Kennedy for approvai with a revision to condition #5 be made to provide maximum privacy for residences to the east, was carried; vote 4 yes, 1 no) . 8. ZE-170-77, AGRICULTURAL SUBURBAN T4 RESIDEIVTIAL OFFICE; VANCE. That the zone reclassification request bE approved to the Residential Office Zone, subj ect to the conditions a s contained in the Planning Staff' s findings, dated November 18, 1977, and that a Declaration of Non- Significance be issued. The Commission also amended condition Number to require revfsions made to the par?cing lots and landscape .sreas iWoe order to comply with minimum Zoning Grdinance requirements . The Commission concluded that the proposal was compatible with su:rounding land uses, and consistent with recent zone reclassification requests (Vote was unanimous) o 9. ZN-I71-77, NIULTIPLE FA1ViILY SL,IBURBAIV TO RESIDER TIAL OFFTCE: IA VICNE. That the zone reclassification request bE approved to the Residential Office Zone, subiect to the conditions as contained in the Planning Staff's findings, dated November 18, 1977, and that a Declaratfon of 1Von-Sfgnificance be issued. The Comcnission concluded thar the proposal was compatible with surrounding land uses, and consistent with recent zor.e reclassification requests. (Vote was unanimous). s ~ • ~ 1~. PU DE-1- 76 , FIISALPLANI4ED U NIT DEVELC-PtiTENT PLAN: RIEGEL. That the Final Planned Lnit Development Plan for Riegel Hcights Addition No. 2. be approved subf ect to the conr'itions as containec' in the Planning Staff's Findings, dated IVovember 18, 1977, an6 thi t a Declaration of Non-Significance be issued.(Vote was unanimous, . 11. ZE-174-77, ACP.ICULTURAL TO SINCLE FAMILY RESIDENTIAL: SPOKANE COUNTY PLANIVING CO:ViMISSION. That the zone r(classification be approvecl to the Single Family Resicential ZOne. (iVI )tion for denial by Nlrs . Byrne lost for a second; Motion for approval by iVir. KennEdy seconded by iVlr. Thomas; Vote 4 yes, 1 no). 12. ZE0175-77, ACRICULTURAL SUBURBAN TO SINGLE FAMILY RESIDENTIAL: SPOKANE COliNTY PLANNIiVG CONINCISSION. That the zone reclassiffcation be approved to the Single Family Resic?ential Zone.(Vote was unanimous). OThER BUSINESS 1. The Planning Commission approved IVir. ivlcCoury's motion to place aIl unfinished business on thE December hearing, and to place half of the subdivision requests , all of the zone changes scheduled for the month of Decerc~ber, on the january Hearing Ager.da. The motion made special mention of thE continuance of ZE-109-771 Agricultural to Mining Class II, S& F Construction Coenpany to the january H-earing. 2, ivir. jerry Res.sa requested that ZW-1,38A-77, Agricultural to Freeway Commercial, Cox, be placed on the january 1978 Agenda as per Section 4 0 21. ,0? 0 of the Svo'{ane County Zoning Ordinance.(ThE Planning Commission'svote to place this request on the january Hearing was unanimous). 3. Nir. Bill Pittcnan requested that the Planning Commissfon place zone reclassification ZN-201-77, Agricultural to Single Family Residential on the january 10.78 Hearing.(The Planning Co -ismis sion' s vote to place ZN-201-77 on the january Agenda was unanimous). 4. Mr. Kennedy made a motion to place 2E-2?0-77 on the January 1978 on the january 1J78 Planning Commission Agenda. (Wote by planning Commission was unanimous). i Staff Report on Progress of Gomprehensive Plan Upctate and Coordinating Committee's Work. Mr. Fergen explained that at the November 16th Planning Commission public hearing, there vvas a request for observations regarding the Coordinating Committee. Mr. Fergen then made a report regarding the latest Cbordinatin.g Committee workshop held November 3rd to briefiy review the Preliminary Draft Agricul- tural Suitability Report. His report explained what the Coordinating Committee dict at this meeting and the consensus feeling of its members was to: 1. Deemphasize the use of the report at this time. 2. To get the staff working on a model for Agricultural Suitability Maps by using an existing use map, a so!ii quality map, and a cornpatabililty of adjacent land uses map. 3. Not mail the aforementioned renort out amt thi s tirne. 4. And to have the staff gather new information for the report. It was also explained that the minutes of the Coordinating Committee would be sent to the Planning Commission as soon as the staff received and rsviewed them . The Planning Commission respond.ed affirmatively wnen they were asked if they wantea a further report on the progress of the Suit.ability phase of the Comprehensive Pian Update. The points covered regarding Suitability progress were: 1. Uur time frame has been pushed back about three to six months. 2. Suitability ma jor section reports have been written with the Preliminary Draft Pgriculture Report published and the other four reports soon to be publishe~~ . It was requested by the Planning commission members that the following items be given to them as a result of the discussion that followed the progress report: 1. Preliminary Draft Agricultural Suitability 2. Copy of ihe minutes of an early Coordinating Committee that was attended by Commissioner Christensen and diealt with the function and role of the Coordi-nating Committee. 3. A written report done by a staff inerriber, approved by the staff and Planning Cornmission regardir.g structure and responsibility of the Coordinating Committee. 4. Ninutes of a meeting in june 1976, when Advisory Council Chairmen were elected and that they were asked to do some collating o f goals and obje~tives . -1- ~ Two people from the audience gave testinlony regarding the Coordinating Corrimittee and the progress of the Comprehensive Plan Update. Some points or questions asked by these fiwo indiv-;duc2ls were: 1. Does the Coordinating Committee have a veto power? 2. How does a citizen get iniormed of these meetings an3 are they open? 3. That the staff do work regarding Suitability and bring it back to the Coordinating Committee. 4. Good planning is a logical thing and the citizens should be partici- pating in it because they know the most about past planning mistakes. The Planning Commission after review of the proposed short plat ordinance and after two public hearings (September 23, 1977 and November 9, 1377) instructed the Planning Department staff to investigate some possible modifications to the proposal, including: 1}' A 10 acre acreage exemption 2). Combining preliminary and final short p2at procedure 3) Modification of Short P3at Review Committee procedure 4) Modification of appeal procedure and notice of action S) Further study of the fee schedule. The Planning Commissian instructed the staff to make the appropriat-a changes to the ordinance and set a date for further review by the Commission. Commissioners' Concern - Five Iviile Prairie Comprehensive Plan Study Commissioners mernbers receivea a letter from City Plan regarding their request for an extensfon of time to December 1, 1977 to comment on the Draft- En- vironmental Impact Statement. liVir. Fergen rEported that the staff would send a letter to City Plan regarding the staff's concems over the Draft Environmental Impact Statement. He briefly explai.ned the two concerns of the sta'Lf which were: 1) Concerning present policy regarc?ing existing Comprehensive Plans, and 2) the possibility of Five Mile Prairie containing historic/archeao3ogical sites. Mr. C1egg, Director of the SpokanE City Plan Commission then said that they would be gtad to extenci the time period if it would facilitate comments. Nr. . Clegg gave a brief explanation of where the Draft E.I. S. came from and answered questions of the Planning Commission regarding it. Commissioners Kennedy and. Main initiated discussion on the probability of limiting the items appearing on the Commission` s Agenda. Their concerns are that the meetings are becoming too lengthy which may result in unsounded d.ecisions. _ _2 SErA PIC REF. -`'VkZ;P 7IU'Lo`~ , C14xT;--L%-V'Vx~' THRESHOLD DETERMINATION ~ckgL~ DECLARATIOIV OF ~~T (proposed/finA)' $-0-4NC COUh•r CJU4, HOUS! (signfficance/nonsignificance) 1. Descriotion of Proposal: s 2 . Proponent: 144 /k(tF~ ~`'-14L1&zry 3. Contact Person: Phone: 4• County Action(s) Requested: efl'~a R?Cik( !`r'C .5o-8 To l'!4 F-s S. Location of Proposal: /U OF SCF SPINe v& • f~D j-?~(!Cxrr / v , t7~ GU , S / Dt r3A.D l~ . 6. Lead Aqency: SPOKANE COUNTY, WASHINGTON This proposal has been determined to /t107- have a signfficant adverse impact on the environment. An EIS is /U67- required under RCW 43.21C,030(2) (c). This decision was made after review by the County of a completed environmental checklist and oth-r informar_iun on file with the lead agency. 7 ~ Responsible Official: Proposed D-aclaration: Final Declaration: (na m e ) /CJ I-I ~B,[ ~ (na me) ~ ~G~Gr'T • . sianature sianat 25Qd/ 71 _ ~~d (title) Rt~Ta~Q 6 - (title) Y1~i~,~ ~J (d e p t.) L1~4A~t.'IX~' d e D, tM y►~ ~ ( c C. (date) J/ /--Z / 7? (date) 7-Al; ~ ,~~1-7,7 , Dapartmont Reference No.: (See Reverse Side) For Declarations of Significance Only: Date of Expected D:aft EIS Availability (determined by Responsible Offtcial) Date Entered in "CIS in PrEparation RegistPr" (determined by S1;PA Public Information Center) To be completed by responsible official: a. Brief description and listing of those en•Tironmental impacts leading to such declaration: b. Bnef explanation of wlzat measures, if any could be taken by the applicant to pre- vent or mitigate the environmental impact of the proposal to such an extent that the responsible officlal could consider a revised proposal with a possible re- sulting declaration of nonsignificance: 9. For Proposed Declarations of Nonsignificance Only: Date Entered "Proposed Declaration of Nonsignificanr.e Register" (determined by SEPA Public Information Center) Date comments to be received (15 day review period) (determined by SEPA Public Information Center) 10. SEPA Public Information Center: (For departments of General Government only) Approved a s to form ( ) Disapproved as to form Reasons: Signature of SEPA PIC Officer. Date: zc = ~33 ~77 ' L f _ : ` ~ ; ,a , ~ r ' ` I•' ^ SPOKANE COUNTY PLANNING DEPARTMENT ~ i PUBLIC WORKS BUILDING N. 811 JEFFERSON STREET ~ !k - PHONE 456-2274 SPOKANE, WASHINGTON 99201 SpnKANE COUNTY GOURT HOUSE M E M O RA N D U M T o:6)sP6 . co .~~~~7'N 7)rdo-/ 6) spo"juC-- vtq'U-y ~l : ~'~7(~~' Pf~X~ ~e~-cni ~ /~~/y S/~/~~4~ve ~4 ✓r` F R O M: Spokane County Planning Department North 811 Jefferson Spokane, WA 99201 509-456-2274 Attentfon: 364t) R E F E R E N C E: Lead Agency Desfgnation, Proposed Declaration of Non- significance, Envf ronmental Checkli st, etc. Pursuant to WAC 197-10-203 (3), the Spokane County Planning Department, a divisi.on of Spokane County, has determined that the County, as an ACTING AGENCY, f s the LEAD AGENCY for the following proj ect: zvtUr ~ 7 14P / CDilL!/oG L-,X ~il~ Cl v lTSJ The followtng is explanation for this determxnation: Uj14e,,-1`f7-10 _~2~Zo Information on file conceming this proposed action indf.cates your agency to be an AGENCY 4F jURISDICTION, WAC 197-10-040 (4). Accordfngly, ff you wfsh to exercf se your option to review and comment as pro- vided in WAC 197-10-340 (5), please be advised that the proposal was listed in the SEPA Public Information Center bn: / 17 ~ . y " • ' V i L~~ \ ` ' ` , ~ ~ a~~ Npp, . s " ~ DEPT. FILE REF, , tt > `y' L ' o... a• D. .~~~:~T~ Yr~.! aa3_ -`4 w-a y i y _ ++en 4PCkANC `°",'Y `o,R` "UUSe STAFF REVIEW OF ENVIRONMENTAL CHECKLIST I. In accordance with the Spokane County Environmental Ordinance and WAC 197-10, an Environmental Checklist has been submitted by the applicant or his agent. This checklist and any additional pertinent data has subsequently been reviewed by t h e ,!5'10604-AJc= 600iUT y't -4A)A)1J6~~-~!~ , The following data briefly describes the proposal: A. Action Requested: Z4~e 606 r)v6M ha 508 TO 1'3'h.S B. Description of Proposal: ~910T,~J~J~L~~ UlUf T,S) C. Location of Proposal: /V, n= y 4 ~ S o 4~ .5,694~0~ Xh,-7kt-XJ-1 /Z~ /z14 Fe5 Dk) SrJE- DF Ole 176,~ c)i5L D A:, II. Review of Checklist: A. Slight adverse impacts are noted under the following questions: w r ~~~i) 1)sr pv ~G fC ~&-p v> c v 17L) 77 r---7S (Over) B. Potentially significant adverse impacts are noted under the following ques tions : vo 'U C` C. Discussion of impacts identified above: 142Oi/e- n'I&V704&~ ~G140"V I , . III. Conclusions and Recommendations: cleA)eu-L)Dr3 Based on II a, B and C above, the staff ~I~F-64T Wtstx7-F~~ , /~E=~D~til Yy',1~~IZS ISSUl4aV~' C1F 0,z- /blL15-6- , ' Ar F 2-~ - ~3 ~e 7-7 • N ~ ~ ~ 1 1 NXN)t3,KxWM,: GC-D u2 . ~ : ..v . SpOKAMC COUMir covQ*nousc ENVIRONMENTAI, CHECKLIST Introduction: The State Environmental Policy Act of 1971, Chapter 43.21C, RC W, requires all state and local governmental agencies to consider environmental values both for their own ackions and when licensing private proposals, The Act also requires that an Environmental Impact Statement be prepared for all major actions significaiztly (and "advc;rsely", as per WAC 197-10) affecting the quality of the environment. The purpose of this checklist is to help the agencies involved determine whether or not a proposal is such a major action. Please answer the following questions as completely as you can with the information presently available to you. Please answer questions as "yes" or "maybe" if, in your opinion, even only slight impacts will result. The reviewers of the checklist will be aware of and concern themselves with the dectree of impact, asking you for more informa- tion, if necessary. Where explanations of your answers are required, Qr where you believe an explanation would be helpful to government decision-makers, include your explanation in the space provided, or use additional pages, if necessary. You should include references to any reports or studies of which you are aware and which are relevant to the answers you provide. Complete answers to these questions now will help all agencies involved with your proposal to undertake the required environmental review without unnecessary delay. The following questions apply to your total proposal, not just to the license for which you are currently applying or the proposal for which approval is sought. Your answers should include the impacts which vvill be caused by your proposal when it is completed, even though completion may not occur until sometime in the future. This will allow all of the agencies which will be involved to complete their environmental review now, without duplicating paperwork fn the future , No application shall be processed until the checklist has been completed and returned to the appropriate County department. State law reQuires explanations for every "yes" and "maybe" answer on the checklist. The person completing th0 form may be required to provide explanations for "no" answers, and in some cases, more deCailed information to aid in a threshold determination. NOTE: This is a standard form being used by all state and local agencies in the Stake of WashingCon for various types of proposals. Many of the questions may not apply to your proposal. If a question does not apply, just answer it "no" and con tinue on to the next que s tion . ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND 1 , Name of Proponent: M I K E C A R E Y 2. Address and Phone Number of Proponent: 9 2 4- 7 6 2 2 clo "r" FRITZ NELSEN, INC. S. 123 Pines Rd., Spokane, Wash. 99206 3. Date Checklist Submitted: , 4. Agency Requiring Checklist: Spokane Countv, Wa. 5. Name of Proposal, if Applicable: Zonr change for future apartment Cpmplex . 1 - (IF SPACE FOR EXPLANATION IS INADEQUATE, PLEASE ATTACH ADDITIONAL PAGES.) 6. Nature and Brief Description of the Proposal (including but not limi'vcd to its size, general design elements, and other factors that wil] give an accuratE under- standi.ng of its scope and nature): 23 llni t~AnartmPnt c°mT ex s.i tuated on 46255 sa ft of lands to be constructed in two phases (a) a 2 story 9 unit to be constructed first with (b) a 2 story 14 unit to follow at a later date. 7. Location of Proposal (describe the physical setting of the proposal, as well as the extent of the land area affected by any environmental impacts, including any other information neecled to give an accurate understanding o£ the environmental setting of the proposal) : Site is composed of 46255 sa ft of land, basicallv flat and si_Juated adjacent to and South of railroad tracks on the We t sidP of McDon ld Rd. in thP Saokane 1lallev. There is an ol d hnusP and !_Qa.r_a_9_P an t- Q._propertv whi c_h wi 1 1 both be removed. • 8. Estimated Date for Completion of the Proposal: Completion of construction is expected to be Mav l. 1978. 9. List of all Permits, Licenses or Government Approvals Required for the Proposal (federal, state and local - including rc:zones): ' ( 1 ) Zone chang-P to mul _i,famil u -~iihijrhan Rid_ (3) Spokane County Health Dept. Septic tank/drain fiP1d Permit. 10a. Do You,or the owner !n the event you do not owp the subject land, have any plans for future additions, expansion, or further activity related to or con- nected wi th thf s proposal ? If yes, explaln: NO lOb, Do you own or have options on land nearby or adjaceiit to this proposal's locatlon? If yes, explain: No 11, Do you know of any plans by others lncludtng the owner which may affect the property covered by your proposal or land adjacent or nearby? If yes, explain: Nq 12. Attach any other application form that has been completed regarding the proposal; if none has been completed, but is expected to be filed at some future date, describe the nature of such applicatian form: SEE ATTACH.ED ZD II. EnTVIRONMENTAL IMPACTS (Explanations of all "yes" and "maybe" answers are required) Yes Maybe No 1. Earth, Will the proposal result in: (a) Unstable earth conditions or in changes in geologic structures? . . . . . . . . . . . . . . . . . . X (b) Disruptions, displacements, compaction or overcovering of the soil? . . . . . . . . . . . . . . . . . . X _ ~ - N - - M ► ~ ~ ~ 00 00 (IF SPACE FOFt EXPLANATTON IS INADEQifATE, PLEASE ATTAGH ADDITIONAL PAGES•) Yes Maybe No (c) Change fn topography or ground s urfa ce relief €~~~ures? . . x (d) The destruction f coverir,g or madificakion of any unique ge~~~~ic or physlca.1 LeaLurP....~%? i . • • a a 0 • • • • X- (e) Any increase in wind ❑r water erosian of snf,Zs , either an or aff the s ite ? , , . . . , . . . . . . . . . (f) Changes in deposftian or erosion of beach sands, or changes in szltarion, depcsition or eroszon which may modify the channel of a river or stream or the bed of the acean or any bay, in.let or lake? . . . . . . . , . Explanarion: (b ) Excavati an for bui1 dz ng foundati on, drai n f7 elds , and landscaping (c) Landscape plan. 2, Afr. .Wi11 the propcasal result in: (a) Air ernlssfons or deterioration of ambient air quality? . . . x ~ (b) The creation of objectionable odors ? . . . . . . . . . x (c) Alteratican af air rnnvernent f moisture or kemperature, or any change in climate, elther lacally or regianally? _x ExDlanation: [a~ Increased automabi P ar t.i-y L-Ly! (b) Possibility ❑f od❑rs due ta 7ncrease in Number of veh icles and peop1e. 3. Water, Wil3 the proposal result in: Yes_ Maffbe. No (a) Chaflge in currents f or the course or directfon af water, mavements, in either marine or fresh waters ? . . X (b) Change sin absarptfon rates, drainage patterris ► or the rate and arnount ❑f surface water runoff? • • . , . . x (c) Alterakivns to the course or flow of flood waters? . . . . x (d) Change in the amount of surface water in any water body? . . . . . . . . . . . . . . . . . . . . _ ,-k (e) D±scharge into surface waters r or in any alteration af surface water quality, including but not limfted to ternperature, dissalved oxyg,~n or turbidity? . . . . , ~ _ (f) Alreratian af the direction or rate of flow af ground X % waters? . . . 4 . , , . . , . . . . 6 . . (g) Change in the q.uant3.ty af ground wakers,either through direct additions or wfthdrawals, or through interception of an aqu,~fer k~y cuts or excavations ? . . . . . , . . ~ ~,.-~teriorativn in ground water quality, either through dfrect injectian, or thraugh the seepage af leachate, phospates, detergents, waterbome virus or hacteria, X, or other substances Into the ground waters ? . . . . . . (i) ReducLian in the arrbount ❑f water other+vise availabIe x for publfc ~n-rctter supplies? . . . . , . . , . . . . . Explanation: ( b} Parki n(; areas wi 1 1 divert water drainage to catch basins__ -le) i ncreased traffi c on the si te, ~ J4 c,.,&mp a s (,d LaDdscaped areas w7 11 be spri nklered d r_a i _m _f i ;31 ri _ ~ - 3 5 (IF SPACE FOR EXPLANATION IS INADEQUAT$,. PLEASE ATTACH ADDITIONAL PAGES,) : Yes R1ivbe No 4. Flora, Will the proposal result in: (a) Change in the diversity of species, or numbers of any species, of flora (including trees, shrubs, grass, crops, microflora and aquatic plants) ? . . , . , , , , _X_ (b) Redu-tian of the numbers of any unique, rare or endangered species of flora? . . . . . , , , , , , , X (c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? , , , . . , , . . . , , , , , , X (d) Reduction in acreage of any agricultural crop X Explanation: ( a ) Landscapi ng Yes Mavbe No 5. Fauna. Will the proposal result in: (a) Changes in the diversity of species, or numbers of any species of fauna (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects or microfauna) ? . . . . . . . , , , , , , , ~ X (b) Reduction of the numbers of any unique, rare, or x endangered species of fauna ? , . . , , , , , , , , ~ (c) Introduction of new species of fauna into an area, or X result in a barrier to the migration or movement of fauna? (d) Dtaterioration of existfng fish or wildlife habitat? Explanation: Yes Maybe No 6. Noise. Will the proposal increase existing noise levels? Explanation: Increase in the number of cars and people Xe s Maybe No 7. Lic7h t and Glare, Will the proposal prc~duce new light or glare ? x Explanation: Bui 1 di nqs and qrounds, wi1 1 contai n 1 i,ghti ng f i xtures Yes Maybe No 8. Land Use. Will the proposal result in the alteration of the present or planned land use of an area , , , , , , , , , x ~ Explanation: The s i te wi 1 1 be conyerted to an dpartment Cpmpl ex , . . ~ 4 ~ , , (IF SPACE POR F;XPL11N11TION IS INADEQUATE, PLEASE ATTACH ADDITIDNAL PAGES.) Yes Mc;yhe No 14. Public Services. Wzll the proposal have an effect upon, or result in a need for new or altereci aovernmental services in any of the following areas ? (a) Fire protection? , . . . , , , . . , , . , , , , X _ (b) Police protection? . . . . , . , . , , , X + X (c) Schools ? . . . . . . . . . . . . . . . . . . . ~ (d) Parks or other recreational facilities ? . . . . . . . . X ~ (e) Maintenance of public facilities, including roads? X Y (f) Other governmental services? . . . . . . . . . . . X ~ Explanation: I ncrease i n the number of vehi cl es and peopl e in the immediate area. Yes Maybe No 15, Energy, Will the proposal result fn: (a) Use of substantial amounts of fuel or energy? x (b) Demand upon existing sources of energy, or require the development of new sources of energy? X _ Explanation: ~a f: n n s i, m. b t tp,p«f P 1 P r_ t r i r_ i t v_, v e h i r 1 P f_u_ea (z am_d possiblv natural qas, . (h) SamQ as (a). Yes Maybe N0 16. Utilities, Will the proposal result in a need for new systems, or alterations to the following utilities: (a) Power or natural gas ? , . . . . . . . . . . . , . X _ (b) Communication systems? . . . . . . , , . , , . , X ~ (c) Water? . . . . . . . . . . . . . . . . . . . X (d) Sewer or septic tanks ? , . . . . . . , . . , . x ~ (e) Storm water drainage? . . . . . . . . . . . . . . x ~ (f) Solid waste and disposal? . . . . . . . . . . . . -X- Explanation: Addi ti onal el ectri ci tv and/or natural qas, tel ephones , and water will be reauired. A new sanitary sewer dnd stot^m s,pWer dralnap-P q,y,Stem wi ]1 need to bQ i-mpj emented. Yes Maybe No 17. Human Health. Will the proposal result in the creation of any health hazard or potential health r azard (excluding X mental health) ? . . . . . . . , . . . . . . . . . . _ Explanation: It i s doubtful, however, wi th i ncreased popul ati on density, it is conceivable that the rate of communicable diseases could be affected, -6- ~ ~ . ~ . ` (IF SPACE FOR EXPLANATION IS INADEQUATE, PI,EASE ATTACFI ADDITIUNAL PAGES.) Yes Muvbe 1Vo 9. Natural Resources. Will the proposal result in: (a) Increase in the rate of use of any natural resources? X_ (b) Depletion of any nonrenewable natural resource? -1 Explanation: (a) Zncrease i n cons.umpti.on of El ectri ci,ty-, _ w,ater, axd \Lehi cul ar fuel s, Ye s M aybe ~1, ~ 10. Risk of Unset. Does the proposal involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals, or radiation) in the event of an accident or upset conditions X Explana tion: • Yes Maybe No 11. Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area ? . , . . . . . . . . . . . . . . -X- Explanatton: __jAP pr,Q,rn psa1 y~i.11i n c rP thPe 115 i t v.~ 1_e- in thP arPa_ 12. Housina. Wtll the proposal affect existing housing, or create a demand for additional housing ? . . . . . . . . . -L- Explanation: Increase the amount of housi ng av'di.l abl e Yes Maybe No 13. Transportation/CLrculatlon. Will the proposal result fn: . . (a) Generation of additional vehicular movemf-nt ? . . . X (b) Effects on existing parking faciiiCies, or demand for new parking ? . . . . . . . . . . . . . . . . . x (c) Impact upon existing transportation systems ? . . . . . X (d) Alterations Co presEnt patterns of cii-culation or movement- of pEOple and/or goods ? . . . . . . . . . X - (e) Alterations to waterborne, rail or air traffic? . . . . . . X - (f) Increase in traffic hazards to motor vehicles, X bicyclists or peciestrians? . , . . , , . . . . . . . - Explanation: (a) Increase i n number of vehi cl es ( b) New parki ng areas will be created (c) P1ore people living in the immediate area (d) increase in number of vehicles and people in the area (f) Same as (d). -5- , M (IF UPACE FOR ECPLANATION IS INADEQUATE, P..EASE ATTACH ADDITIONAL PAGES.) Yes Maybe No 18. Aesthetics . Will the proposal result Ln the ohstruction of any scenic vista or view open to the p iblic, or wil] the pro- posal result in the creation of an aesthetically offensive site oFen to public view? . . . . . . . . . . . . . . . . . X Expldnation: __Apc#hPti r•c cif-t-4p b,e gr~a t1 y, nrnvcr# _ Yes Maybe No 19. Recreation. Wzll the proposal result in an impact upon the quality or quantity of existing recreational opportunities X Explanation: Yes Maybe No 20. Archeological/Bistoc-iCal, Wi11 the p-oposal result in an alteration of a significant archeologicc,l or historical site, s tructure , object or building ? . . . . . . . . . . . . . . X Explana tion : III. SIGNATURE I, the undersigned, swear under the peiialty of perjury that the above responses sre made tn,ithfully and to the best of my knowledge. I also understand that, should there be any willful misrepresentation or willful lack o f full dlsclosure on my part, Spokane County may withdraw any dEClaration of nonsignlficance that it might issue in reliance upon this checkli st o Date: Proponent: . ~ (Please Print or Type) Propanent: MI KE CAREY Address: c/o "C" FRITZ NELSEN, INC. S. 123 Pines Rd. Saokane. Wa.. 99206 Phone: (work ) 924--JL-22 ( Home ) 924- 17$.2 Person completing form: _s3mP Phone: SamP Date: Dapt. or Office of County Reviewing Checklist: Ri~IM/A)e, ~ yl.! OS 4 CA Staff Member(s) Reviewing Checklist: +1717 T - -7 y . J 51)0KANE VALLE(I FIRE DEPARTIAENT eoawif~ 7~ ~~"iw VIW. ag , ~ EAST 10319 SPRAGUE AVE. • SPOKANE, WASHINGTON 99206 • TELEPHONE (509) 928-1700 November 14, 1977 Mr. Fred Dayharsh, Pl anni ng Di rector ~ Spokane County Planning Comnission North 811 Jefferson Spokane, Washington 99201 Dear Mr. Dayharsh: f , The following Zone Change has eviewed for fire protection: ZE-102-77 McQUEEN - Mai s nd hxdrants need to be installed in this area. ~e ZE-103-77 OPPORTUNIT VEST~ENT C0. ~i are exi s ti ng ma i ns i n thi s-~ebut i'ydrant~s ~There i 11 be needed. ZE-110-77 GUTHRIPJ~~%iq a d~hydrants n ed to be installed in t h i s a rqa , '0~~ ZE-133-77 CAREY - r~1't`~"re gr,~ , i s'tj ng ma i,ns, fr thi s area, but hydrants wijl l~'b ed:\ ~ ~ ZE-149-77 WARP -dMdi t a 's will.-~be needed to be instal led a . jtn tU-'rs-• a Vea . I . 1 ~ %16 rea, but ZE-155-77 WOOD ~ Ther~;'' '•L!~ ' ma. ~ Snts w,at 1 .t:'i,ns~.n ~hi~ ,i . s' 1t w ^ T tn ` ZE-170-77 ' P,,Ci l4NCE - ns i,n tvjs' are , but 1 6 1 ~ 5 •i~~~. ~ t hydran tsr« • r t',~-~!{~;~ t `}<•~~T~~ v':t~ s~ ~4 t'~7~ ' ~ PUDE-1-76 PUDE 1r~76:'~;~' a ~ p ' . - ~ i,~~'', yf=• _dVto~be installed.~j this area. RI_EGEL . . a. , ~ ~ s ' • a~. e • . ~ _ ~ , r / ~ . ` . . . • • , . . < , 4 ~ Al Cook Lt. of Inspectors AC:sn PREVE1V TFdRES SAVE LI YES 00/ . i OFFICE Of TNE _ ~ SPOKANE COUNTY PLANNING DEPARTMIENT uore 11-6 t9 77 ~ To SPQKr,f1E COUNTY HE^,1jjj DLU -ATTENI'IQN GENE PRATI-ER ~ Frorn John Swe i tzer R E C E I V E ! Subject Zone Change- ZE-133-77 hg-Sub to N1FS - - ~ HEARING: Nov. 18, 1977 SPOKANE COUNTY PLANNlNG DEPARTMENT NOTE: Please Review • ~ ~ • ` r ~i~~~%7~ -*1110 VV r ~ - ~r ~ l ! s ~ AGENDA, November 18, 19 77 TELEPHONE NO: 45 6-22 74 SPOKANE COUNTY PLANIVING COMMISSION Time: Friday, November 18, 19 77 , 8: 00 A. M. Place: Conference Room A, Court House Annex (Use Mallon Avenue entrance) ZONE CHANGE 4, ZE-133-77, Actricultural Suburban to Multiple Familv Suburban , a. Location: Section 221 Townshi p 25N, Range 44 E.W e 1VT . The: N 319 ft. of the East 1/2 of the East i/Z of Block 184, Opportunity, except R/'W and exc. the East 25 feet. b. Applicant: Michael & Kristine Carey N 4402 EIIa Spokane, WA. c. Site Size: Approximately 1.06 acres d. Existing Zoning: Agricultural Suburban established May 31,1955 e. Proposed Zoning: Multiple Family Suburban f. Proposed Use of Property: Apartment House Construction g. Application of Zoning Provision: Chapter 4.211 Section 4. 21. 040 h. Environmental Impact: A topic of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impact. ti".is'~.`. s~. , ~9s _ RI `rflERIVEKSIOE z. ~ _ ,e SPRAGUE9AvE ~ }a1 ~ 1 ) Iy, • L~ . I,•' • . . / 4PCST cc ~ ' V ~ i i ~ ~ _ I _ 1 ' ~ i ~ J 4U 4 T~ A v E !rn ` . ,1 • - - . Q ' nc o ~ ~ G Q y Q ; ' j-~l''< 1--flIxTh AV L t ~ Q,~ Y. Z p 77" q~' 7TH A~ Y v ~ . . , • J - : a ct ~ 8 '1-+ AvE co ~ ti ^ . ~ , ~W . . ~ , - ' ~ ` aD ~ g T" AvE . Tn w . a ~~i~' O _4_ \ _ ZE-133-77 A hearing to consider changing the Zoning Map from Agricultural Suburban to Multiple Family Suburban on property described as the North 319 feet of the East 1/2 of the E 1/2 of Block 184 , Opportunity, except R/~11T and except the East 25 feet. Located in Section 22, Township 2 5N Range 44, E.W. M., Spokane County, Washington. (West of McDonald Road and approximately 300 feet north of 4th Avenue) AFFIDAVIT OF POSTING STATE OF VJASHINGTON ) ) SSo COUNTY OF SPOKANE ) 7 ~ ~ . ~~j ~ t~ , Being first duly svrorn, deposes and says. That at all 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 year s o That on 19 77 he personally posted three (3) true and correct copies of the hereto attached NOTICE OF PUBLIC HEARING at the following places in Spokane County, to-wit: ~ o ~ ~ ~c~ ~7``~` ~ 20 A P / ~ CN' /r/ C ~ C•f Y~~ ~`~t~'~~~ ~ 30 /56 ~,S r~it,~~~/',,~e~►-Z~.~ ~ IJS 6 eG, ckd~c~c9~'`-~~ • C~ Subscribed and sworn to me , 19 NOTARY PUBLIC IlV AND FOR SPOKANE COUNTY, WASHIIvCR',_01N Residing at Spokane, Washington ~ ~ - APPLICATION FOR SPOKA.tTE COUN'.l'Y PLANIVING COMMISSTON ZONING HEARING Public ti"vorks Building, N nll Jefferson Spokane, Viashington 99201 Date: Iuly 27. 1977 Application No: ZE-133-77 Name of :'-j ; iicant; Michael S. Carey and Kristine J. Carey Street Address: N. 4402 Ella , City: Spokane Sta~e: WA ielepnone 1Vo. 924-1782 (Home) 924-7622 (Office) Existing Zoning Classification: Actricultural Suburban Date Existing Zone Classitication E stabli shed: 5-31-55 , Proposed Zone Classification: Multiple Family Suburban Proposed U se of Property: Apartment house construction , Legal De scription of Properry: The N. 319 feet of the East 2 of the East % of Block 184 Opportunity, except R/W and e>;cept the East 25 feet. Located in Section 22, Township 25N, Range 44, E. W. M. Site Size: 46,255 sa. ft. Section: 22 Towmsizip: 25 N Range; 44 Street Addre s s of Property; S. 212 McDonald Road and the ad,iaren1. 7 fPPt to the South. Michael S. and Kristine J. Carey Who Holds litle to the Property;Chester D. and Marjorie Owen If you do not hold title to the property aifected by this application, what is your interest in it? Parti al ti tl e hol der and Real Estate Agent Representi ng Mr. and Mrs. Chester D. Owen for future development of their property. Furnish a letter from aTltle Insurance Company, showing t;ie property owners of record, their address, withfn 400 feet of tne exterior boundaries of subject property. ALL OF THE FOLLOVvING QUESTIUNS MUS'1` BE AN-SvvERED: 1. Yvhat are the changed conditions which are alleged to vaarrant other or aduitional zoning: The subject property is less desireable for single family and more desireable for multi family use due to the following conditions: (1) McDonald Road is a heavily traveled arterial (2) Active railroad tracks border subject property. (3) The proximity of subject property to Sprague Ave. Shopping and bus line makes it more desireable for milti family use, especially for non drivers. - _2.. _ -•.~~~at facts justify the proposed zone reclassification based on the advancement of the public ;iealth, safety, and general vaelfare? The e_oyal of the old house and qaraqe as well as thP hiah weeds will create a safer and more attractiye environment, especially with the construction of new buildings. Also, this will benefit more people. 3. Nlvhat effect wlll the proposed zone reclassification have on the value and character of adjacent property? The natiare of the Develoument of the proaosed qroaPr-ty qha~,1ci improVe the appearance of the area and enhance the value of adiacent orooerty. , . 4. Can a reasonabie return fror,: a reasonable use of the property in question be secured under tne existing zone classification? No, since the existing property is extremely run-down and the l.Qcati ~n. i n--re9&-ffAs to the rai 1 road tra-cks and th-e bus,y street do not mdke it conduclve to single family construction. A plot pi: •1;r sketch must be attached containing fihe following information: (a) Scale of the drawf ng . (b) North point. (c) Ai1 dimensions of property, exlsting buildings, and proposed buildings. (d) Location of all exrsting and proposed buildings, or additions, witn dimensions io the nearest property line. (e) Cjff-sLrzet par'r.ing area. (f) Defined points of access and egress. (g) Date of the draviing. 'i'HE NECESSARY FEE MUST ACC OMPANY 'i'HIS APPI,ICA2I0N . 1'ne recommendation of the Planning Commission in tnzs matter will be presented to the Board of County Commissioners for final action. Any person desiring to contest the recommendation of the Planning Commission must request, in writing, a hearing before the Board of County Commissioners no later than (10) days :~Ilowing the date of the public hearing held by the Planning Commis: -z. A ,N ~ (Signed) , 7; OFFICE OF THE SPOKANE COUNTY PLANNING COMMISSION Date Tuly 27, 1977 TO Title Company FROM Spokane County Planning Dept. SUBjECT Zone Change Application-ZE-133-77-from Agricultural Suburban to Multiple Family Suburban Please furnish a list of the owners and taxpayers of record of all property located within 400 feet and the five nearest property owners of the property described below. Also, please include all mortgage and loan numbers with addresses, when possible, in order that proper notification may be made. If there are no more than five owners within the 400 foot boundary, please furnish a list of the owners and taxpayers of record for the five closes ownerships. Incomplete or illegible title coxnpany lists will not be accepted by this department. Thank you. - (Property Description) The North 319 feet of the East 1/2 of the East 1/2 of Block 184 Opportunity, except R/"W and except the East 25 feet. Located in Section 22, Township 25 N., Range 44, E.W. M. Michael S. Carey and Kristine J. Carey N. 4402 Ella Spokane, WA Telephone 1Vo. (home)924-1782, (office) 924-7622 , - DATE: Tuly 27, 19 7 7 ZE-133-77 Spokane County Planning Department North 811 jefferson Spokane, WA 99201 Ge ntle me n: V1re, the undersigned property owners, request the Spokane County Planning Commission (to consider a zoning plati) or (to consfder changinq the zoning map) from Agricultural Suburban to Multiple Family Suburban on the foli~ ,<<nq~ described pro~erty: The Nor h 319 feet of t e East 1/2 of the East 1/2 of Block 184 Opportunity, except r/w and except the East 25 feet. Located in Section 22, Township 25 N., Range 44, E.W.M. NAME ADDRE S5 LEGAL DESCRTPTION OF'PROPERTY 2 2 y ~o e-I i i cz,P CF /V ~ ~y ov er F' ` d~.l~o ~0 ~~QL~a.e~ ~ F~ ~ ~'et ~ .~~e- ~o ~`~~~'~f' -t~e~` ~ ~•-~e~ _ r- ` ryr/q I .2 3 ,oWcmuvr--cd 1 ~~6.~ e~n~P~~•~~rr. . G~,,~~~~~~ ~sy~8 ~2 -2 S'~ v~~Ti~~D ~F a►►~ % c~~ ~to~ il~ p.•1 f~ ~ Fr 1 qo ler-f -d_4a Jv . _•,°~-2-2s-•~(~j° ~~nr~~ %p aF /lE %y eey:~~:.r a ~ 5.1 :Z 3 /rk- ~oAe,~~'t /f. 916"-r alo" ~>'a f 5. :22 -.2 s' --Is/ 4J o Icy .e L,.~ • sf~~fIr-~ 7f.~csJ 076 ~ 2-2-2- s-y'Y ~ • '7~o E~, ?Le~ ~o~~~ .b 0 11 /ne b s,.~.~ ~ ~.C~ ~e~.~' t. ` 7.Z 4L_~o~ L.0oa-., ~ I /~~020`~ ~'f L .UC- 9. 12 2 ~ 114 /3i'/ 3 > y~ , io. . ~ ,z~ - 2~-- ~ •/~s°~~- ~ .~0~~~6~~: 4e. 16311 W ? ~ - ~5 - y't 0 2 . c~x? ~"sQ~. ~ • e.~~c ~ fi~ %S o ~ N%ti cg S't.~ Yc~ or' AoP CA',F q~ r~.~:;.a ~l~~~3 ~o .s's: Ao 13116 ~ ~-~e-i~c'~,~'a,?1,~~.~, •~L G.`-~c~. l~~sr~ ~ jt~ ff~/ ~11c , " ~ y~o ~ 14. ,0,,J %a~ ~ ~ 41 .~a~ c5~,-7 ' zZ °2 5'- ~~+F j r~ ~9~.~. t~3~s~ 't0 m ~gP C~~,.c~„ ~ id t~' fYp S. f A~j34 ~ d DATE: Tuly 27, 1977 ZE-133-77 Spokane County Planning Department North 811 jefferson Spokane, WA 99201 Gentlemen: We, the undersigned property owners, request the Spokane County Plannfng Commission (to conslder a zoning placi) or (to constder changing the zoning map) from Agricultural Suburban to Multiple Family Suburban on the foli~ --in described prop erty: The Nor~h 319 feet of the East 1/2 of the East 1/2 of Block 184 Opportunity, except r/w and except the East 25 feet. Located in Section 22, Township 25 N., Range 44, E.W.M. NAM~ A1:)QRE SS LEGAL DESCRIPTIQN OF"PROPERTX . ~ g s -ZS--,~Y oPeoa 7..,~~Tr c94oa-K/G~ / e ~c.e,,: • .~~y.,:..,~...` ~ T s'£. ~ 3 w ~ A--~ Pve ;t,&.-- s, 3av. . 7 ~ p ~ 4J `ff63~t-cj ~a.., N ~f ~ ...tk.- W. 3'~6~ .~o f~0cy° v cJ~ /SaJ~ •~.t/. /'-r0~ G 13eGLe ✓r.cc /3 4 ~'I~Gc ` 6~ ic .7 ° 7 S~ V/ V ~ T rb N f T~ p~~ i D~ ~S liJ c/L ~(D I• ~3 C7 i S ~ E ~ ► ~ ~h ~ 3 ~ ~ ~ ~'r .v w ~.2...e~e. 7i 3 • 3-b.~'~~ i ~ v~CLCed~..e~ Ul~- ~l~06 S• ,FS' f-~• N l( l~ - y.2-1 s~ 6 j,'~ ry yu - 5.s F, bj/ K• / V ~ ~ • `V ~ • j O pP o,2 'r ~7, 1/ v ~ bP~ 02 ry ~~s~ie r o✓ ~Lr, tK ~ GcJ- /C~v ~ ~ ~ I y ~ ~ L, (.J ~.t e~ ~~G✓ va--j pp ~ ~ ~ : r~ ~ w• %a - 1;2 y12-0 o~ O E; C`'`!, /o~ v~v~ • a z - ~ S'~ ~~i roG BCO e-l~ . c L o~ c~p~ a r~ ~ - y ~,o~ ~F F3 ~~c !~'S~ . E - ~ o~ ~ % 1? ; "2.9 - .z s y r opP or2Toc N ; r~ PAA-4r PF .Si 3o (0 J. .2 ~ e9 Va' ` c. c~.yctl.~ AC/, ~V e-A 0PP3tLrU.... "'7) ~A~.T orT Bbv c /c ~ S . / 70 ~ t►~ 13- ea 1-7`~~ ~~j oR TuN ~rY ($Zoc.iC ~LuvfG /kS re'xcPP~ o E•/ 0.f-40- c} £ircejPT A1.do l J~t, d- e x c ,2v- rJCr 3"%Ree T, , £ . ~ ~ sJ 6'LP c.fc l ~ 6 E ~ ~ e/~T ~ / ~-l , y~~. L~;9 r Y•~ s: 2 ~ 7 D J d°..S AJ%L ~ Udi w red SG'a-rp S. It Ad f pJ~y,rd--~ P ~xt- ss-yy pfPr,e*z Y%'-w► T) at~ u/z. /FS .v ao~ • ~f ~ 04 etQr' f /6 ~ /9""`~ 'c~' ~ ~ /Q~. ~ W • 5 ' ~ d"~~ -2S - `f -AC~_, o~ ~ E ,~o ~ ~ 14) c~ - ~ DATE: Tuly 27, 19 7 7 ~ ZE-133-77 Spokene County Planning Department North 811 jefferson Spokane, WA 99201 Ge ntle me n: We, the undersigned property owners, request the Spokane County Plannlnq Commisslon (to consider a zoning placi) or (to consider chanqing the zoning map) from Agricultural Suburban to Multiple Family Suburban on the follc-in desc bed prop erty: The Nor~h 319 ~eet of t~ie East 1/2 of the East 1/2 of Block 184 Opportunity, except r/w and except the East 25 feet. Located in Section 22, Township 25 N., Range 44, E.W. M. NAM~ . A ° LEGAL DESQRIP'x`IQN 4F"YROPERIY s£ G Y ~ S - 7.~ -.~s--av ~F'!'~: ~•,..;r 44- KI e. / r xcPw°,- c~,..... ~ ; v..~ C om~-v d" xi.cu`'U cQ tf1s►.~ ~'j , 3a / 7 r.,~ i L. ~t,2,~, (,J .d i t ~ %'c.l c? v ~~.c.s.laT S. /Cy Dlel- , E; ~ j a ~ .U. ~s'G~~, t~ e1~--~"~ /f -l~ ~ ~ g,( 1 2 - S - / S/ G~ ~J= t ~ , i y ~.7il.rL v .`'G ~l✓ / ~c' ..i , / :r ~ S~ !c• ~ - ~ / ~ ~r j t% ~V..,J C.~2,..e.~ //'c'.~/ ri r ~y. 7. ~CGGCJ.~ e~ (.U=~ • ~/~Z'~(. .S. 3 ru..., ~ ~ y S/~. ~ F~Lc-_.~L ~ s ~ ,,,.s'~ l,tk1, ~ i' a c. 6 - .A? 0'r'p,ez bj, 9 L- ~ 7 )ZA i y. 09d e T~ Bzo./~ E. lf.> -S G 4aJ - "f ;kl ~ : 0 . c ~ / r~, ~✓~ie r ..r ~ K ~d'~% ' Gcl - / !1 u p/-f y ~ c J l. ' y'g C, cJ % G z r u i- /i y ~u y~ e~ C ~ Y J ~ ~C~t,..' c:-,.! r~-~' f• Y.i ~ • L Zi "yY t-a L /t.r" lti ~~y6 j ~ ~ • i:~ ~-''-4 f`/L' ' y ,~J -.2 s -yy L~+P ~ 2 f.f v •'z-✓ ~f ~Lc.a c ./C /d''~ f ' ' 6 - S,.3J (o s . .17G ~ • E ~J- ~ C%~ £~'Izd- -:2 ~ ~ ,.Z S• c1~- a l.l f'~-cl. p .4z r v • /:PPL. 1-u4 r f S S"-l.Yb • t.tJ Z ~L." eP% .v.1-, ~ 1 y•.~ w y ~ ~ ~ ~ r~~ j %!',.e•! u t-o ~ K i i6 c ~t. ~ .iv / ~ , y~ ~ r_7 r- t,~ S : 2 ~ 7 .~..~,,.l~~y v'~acreJ 5;-02.~p S. t, ~t Adrn~..: ~1r_ as --ly 131 ~L /f S ' .lv I6 A.) ' ~ - ~ ,rt E _ i ~ j~- r~ l , ~ cj ~L~~ A" ~ - y~ LIBT OF 04JNERS AND PERSUNS PAYING TAXES ON PROPERTY Spokane County Code Number: ZE-133-77 Owners and Persons within 400 feeto Application is for a Zone Chanae froAa_rir-ii1 ural Snhurhar~tn M>>ltis 1P Family 2>>hiirhan Certification of Title Compan,y: I hereby certify that the following list of names and addresses consisting of this and the following 2-- pages has been prepared from the latest avaW07, records and is the best of my knowledge correcto Signed by For TRANSAMERICA TITLE INSURA~ICE C0. SPOKA,NE C~~JNTY (~t NjWoffi~gfi~$S1OH Date : 7/ rt~(yf~FIRTY nWNERS ftI0T1F1ED , 71 rt~Y / I 1-7 /7-7 LAST GRANTEE IN CHAIN . OF TITLE (0 AND ADDRESS BY ADDITION ~ LCYLS BLK PERSONS PAYING TAXES (T) ~ ~ ~i , i~ , o ~1~~•~~►~~,,.~~~ ~ , T { G=~A.~e&LFiboL W. i81 S GAc- I 3 Q ~ V. o P ' ' 40& Io vS~ S'• 123 /n~ ~.0~. 1. 0 ~o. .,Z2S41-t 702,F n „ Tj ~ t P I0 ~ ~ PIwe e ifvj~ T' k to43 C.o s f~~ lo ~~c 7 a~'. $ 0 2~'4 q( 3.1 ~ 05 • V 0 / Cr- 3 d' 2 S~~ ~ - q03. Q Q ~ „ . Ti o, • • , T ~,4 v'J V/ . 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