VE-12-00
J
SPOKANE COUNTY HEARING EXAMINER
RE Vanances in the Urban ) FINDINGS OF FACT,
Residenhal-3 5(UR-3 5) Zone, ) CONCLUSIONS OF LAW,
Apphcant Wes Crosby ) AND DECISION
File No VE-12-00 )
I. SUMMARY OF PROPOSAL AND DECISION
Proposal: Application for a vanance from the front yard and rear yazd setback reqmrements
of the Urban Residenhal-3 5(LJR-3 5) zone, to allow a single-fanuly residence to be placed 15
feet from the lot front lme, and 25 feet from the lot rear line
Decision: Approval, subject to conditions
The Heanng Exanuner has reviewed the applicahon for a vanance and the evidence of
record, and hereby adopts the folloRnng findings of fact, conclusions of law and decision
H. BACKGROUND/FINDINGS OF FACT
A. GeneralInformation:
Applicant: Wes Crosby, P O Box 13717, Spokane, WA 99213
Owaer: CHD, Inc, P O Box 13717, Spokane, WA 99213
Site Address: 3420 North Elton Road
Locatiion: Generally located east of and adjacent to Elton Road, between Liberty Avenue
and Glass Avenue, in Secnon 6, Townslup 25 North, Range 44 EWM, Spokane County,
Waslungton
Legal Description: Assessor's tax parcel no 45063 3112, more particularly descnbed as
the North 120 feet of the West Half of Block 74, Orchazd Avenue, Spokane County, WA
Zonmg: Urban Residenhal-3 5(UR-3 5) The site is also located in the Aquifer Sensihve
Area Overlay zone
Comprehensive Plan: Urban category The site is also located m the Town of Niillwood
Influence Area, the Aquifer Sensinve Area, the Urban Impact Area and the Pnonty Sewer
Service Area designated by the Plan
IUGA: The srte hes inside the intenm urban growth area boundanes designated by the
County pursuant to the State Growth Management Act
HE Findings, Conclusions and Decision VE-12-00 Page 1
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Teshmony:
James Richardson Scott Engelhard
Division of Planning Division of Engineenng
1026 West Broadway 1026 West Broadway
Spokane, WA 99260 Spokane, WA 99260
Wes Crosby Bonrue Rosenberger
P O Box 13717 7902 East Liberty
Spokane, WA 99213 Spokane, WA 99212
Items Noticed: County Comprehensive Plan, 1996 Update to the Comprehensive Wastewater
Management Plan, County Zomng Code, County Code, County Guidelines for Stormwater
Management, County Standards for Road and Sewer Construchon, County Artenal Road Plan
maps, and official County Zomng maps County Resolurion Nos 99-0261 (revisuig Road
Standards), 97-0864 (revismg NGA regulahons), 97-0321 (establishing IUGA intenm
regulations), 96-0585 (adopting 1996 Update to CWMP), 96-0294 (Heanng Examiner Rules of
Procedure), 96-0171 (Heanng Examiner Ordmance), and 85-900 (adoptmg County Zomng Code,
and Program to Implement) Finalland use decisions referenced in Staff Report
Procednral Matter: The notice of heanng mdicated that only a rear yard setback vanance
was being requested, wlule the vanance applicahon requested both a front yard and rear yard
uanance Because the nohce included a copy of the srte plan of record, which indicated both the
front yard and the rear yard setback deviations, the Exanuner finds the notice of heanng to be
adequate for both requested vanances
M. LAND USE ANALYSIS/
FINDINGS OF FACT & CONCLUSIONS OF LAW
A Because of snecial cucwnstances auphcable to the propertv, including the shallow depth of
the nronertv, stnct avvhcation of the front and rear yard setback requuements of the Urban
Residenhal-3 5(LTR-3 5) zone, set forth in Zomng Code 14 616 325 (A), creates pracrical
d.iffculhes and depnves the propertv of nghts and pnvileizes entoved bv other proverties in the
vicuutv and zoned UR 3 5
The site is designated in the Urban category The Urban category of the Comprehensive
Plan is intended to provide the opportwuty for a"crtylike" environment, includuig a vanety of
land uses served by a high level of public facihhes and sernces It is pnmanly a residenhal
category of single-family, two-family, multifamuly and condomuuum buildings, along with
neighborhood commercial, hght industnal, public and recreahonal facihties
The Urban category recommends a residenhal density (net) range of 1 to 17 dwelluig uruts
per acre A vanety and nux of residential uses and densihes are recommended in such category
Decision Guideluie 1 14 Urban category uses should be served by a lugh level of public
services, includuig pubhc sewer Decision Gtudeline 1 12 Land use proposals should be
consistent with adopted County and service distnct unhty plans, policies and regulations, and
resolve adverse effects on public infrastructure Decision Guideline 16 1
HE Findings, Conclusions and Decision VE-12-00 Page 3
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The half nght of way width of Elton Road adjacent to the site is 17 25 feet, wluch makes the
applicable front yard setback for the property to be SS feet from the centerline of such road, i e
37 75 feet from the lot front line The apphcant proposes to install the residence 25 feet from the
1ot front luie along Elton Road, or only 42 25 feet from centerline The apphcant proposes to
locate the attached garage of the proposed residence 15 feet from the lot rear line, wlule the rear
yard setback requirement is 20 feet
Development of the site for a single-fanuly residence is extremely disadvantaged by
apphcahon of the front yard and flanking street yard setbacks to the shallow depth of the lot, i e
73 37 feet The apphcation of the two setbacks would allow a width of only 15 6 feet, from north
to south, withna wluch to build a residence and garage
A residence zs the most reasonable use for the site, consideruig the UR-3 5 zorung and the
platting of the area for single-fanuly homes, and the predominance of exishng residences in the
area. A 25-foot setback is typical in the neighborhood, based on the platting of the area before
adophon of the County Zomng Code in 1986 Garages are a typical ametuty in the
neighborhood, includmg attached 2-car garages The need to uistall a septic tank and drauifield
for the residence, in compuance vvith Health Distnct requirements, also lmuts where a residence
and garage can be located on the srte
The proposed attached garage has a greater depth, at 28 feet, than is typically needed for a
2-car garage However, the apphcant indicated that the proposed home would not have a
basement, and that the greater depth is needed for addihonal storage and a patio area The offset
of the attached garage from the remamder of the residence, toward the rear yard, will allow more
room for parlang in the dnveway for the gara.ge See teshmony of Wes Crosby
The Staff Report points out that a detached garage can be constructed on the srte wrthin 5
feet of the rear yard lot lu1e, under the UR-3 5 zone, as long as it's height does not exceed 15
feet For each foot of height greater than 15 feet, the garage would have to be set back an
additional foot from the rear yard lot hne However, the Exanuner finds that an attached garage
is a valuable amenrty for a single-family residence, compared to a detached garage, and one
enjoyed by other homes in the neighborhood It appears virtually unpossible to erect an attached,
2-caz garage on the site wrthout deviarion from the setback requirements of the UR-3 5 zone
The Exarruner concludes that sufficient special circumstances are presented that jushfy both
the front yazd and rear yard setback vanances
B The Qrantinp- of the front and rear vard setback vanances, as condihoned, will not be
matenallv detnmental to the pubhc welfare, nor iniunous to the oropertv or imDrovements in the
vicuutv and sinular zone classificahon All other applicable variance cntena are met
Setback regulations are generally intended to ensure adequate light and asr along public
streets, improve visibilrty and safety for pedestnans, dnvers and residents along the street, and
reduce fire hazards No opposiUon was expressed toward the vanance by neighbonng property
owners The property located east of the site, adjacent to the rear yard of the site, is unproved
with a tall garage along rts west property line This provides a buffer for the location of the
project 15 feet from the rear yard lot line
HE Fmdings, Conclusions and Decision VE-12-00 Page 5
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3 The proposal shall comply with the Urban Residenhal-3 5(LJR-3 5) zone, the Aquifer
Sensihve Overlay zone, and other apphcable provisions of the Spokane County Zonuig Code, as
amended
4 The applicant shall develop the subject property substanhally in conformance with the site
plan of record submitted on October 12, 2000 The residence and attached garage shall be
located at least 25 feet from the west property line along Elton Road, and at least 15 feet from the
east properiy lme
5 The Division of Planrung shall prepare and record wrth the Spokane County Auditor a Title
Nottce noting that the property in question is subject to a vanety of special condihons imposed as
a result of approval of a land use action Tlus Title Nohce shall serve as pubhc notice of the
condihons of approval affectuig the property in queshon The Title Notice should be recorded
vcnthui the same time frame as allowed for an appeal and shall only be released, ui full or in part,
by the Division of Plannmg The Trtle Nohce shall generally provide as follows
"The parcel of property legally descnbed as [ ] is the sub9ect of a land use
action by the Spokane County Heanng Exammer on January 24, 2001, requinug a vanety of
special development condihons File No VE-12-00 is avaslable for inspechon and cop}nng m
the Spokane County Division of Planiung "
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Pnor to release of a building permrt or use of the property as proposed
1 The Division of Engineenng and Roads recommends a muumum distance of 18 feet, 0
inches between the proposed garage structure and the nght of way
2 The appltcant is advised that an approach pernut must be obtmned from the Division of
EngRneenng, pnor to the construcrion of any new dnveway approaches This must be done pnor
to the release of a builduig permit
3 The nght of way for Elton Road is shown as 34 5 feet m the Spokane County Engineer's
road map
HE Findmgs, Conclusions and Decision VE-12-00 Page 7
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Praject Status Acti~•c LlNV jNL L R t J REV1 L VV S H E 1. 1
As Built Plans Received Variance File `i E-UU 12-UU -uu
Kottd Ptans Approved Companion Files:
New Road Standards 5-15-95 Mylar
Related Files:
Hepring: 12/20/2000 9:00 Building Dept:
'I echnical Review:
Preliminary Review: 11/01/2000 Type: Schedu]ed For Large Lot I_ Cildg. Syuarr Feet
Date Received: 10117J2000 No. Lots: No. Acres:
Project Name FR Sc REAR YD SETBACK 15' CODE 25' - 15' CODE 20'
Site Address W. DICK. F. EI."fON, S. GLASS, N. LlE3ERTY, CLTUN N. 3420
Applicant Range-To%%mship-Section: 44 - 25 - 06 PARCEL(S): (tirst 20)
Wesley C Crosby Canditions Mailcd: F 45063.3112
C HD INC Flnod Zone 40
Water Source
SNUItANE, WA 99213 PO BOX 13717
Sc:wer Source
I'}torie 009) 926-5229 (i09) 994-;972
School nist ?f?
Fire Qi>.
Phoiie I
Owner
Weslr. k ~I.
i }l1) fti'c
llate Submitted llescription
Eng Need Tcchnically Coinplete Eng Need Harvard Rd Mitigation
Eng Need Drainage Plans Eng Need Traf7ic Analysis
t:ng Agree Pay Fees Received Eng Finul Plat Pees Gompletekl
Eng Agree Priority Fees I2cceived 10/13/2000 Eng Arelim Plat Fees Completct_i
, Notice t(
, f?: ~ . ~
onU yuant►cs Iur
' drainage item calculut«1
[ feanng Datc: Ueciswn App Den Cond Appld EiC'i_
Appeated to BCC Decision App Den Cond ApplLi COurt
Appealcd toCoun Decision App [)L,n l'und AI,p!k1
Stamped Mylars to Secretary (Sand~ i
Stamped 208 Lot Plans tu Secretary (Sand~ i
4r~
e R 4.-- i~ ~T
• ~ `
~ R5CEIVED
3 2
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I
1 ~ STAFF REPORT TO THE HEARING EXAMlNER
,
File vE-12-00
DIvNSivw QF PLANNiraG
SPOKANE COUNTY _ . . . ,
HEARINC DATE: December 20, 2000 at 9;00 A.M. FILE NUMBER: VE-12-00
PRQJE+CT PLANNER: James Richardson, Associate I'[anner i
PROJECT 13ESGRIPTI(]N: Rear yard setback variance from twenty {20} feet to fifteen (15) feet
fvr a single family residence in #he Urban Residential-3.5 (UR-3.5) zvne and as required under
Section 14.404.080 af the Spakane County Z4ning Cade.
PRC]JECT DATA
Project Address and Lvcation: The project site is generally loca#ed east of Eltan
Rvad midway between Liberty and Glass Avenues,
in Section 6, T 25 N, R 44 EWM. The site address is
3420 North Elton RQad.
Parcel Number: 45063.3112
Owner: CHD, Inc.
clv V1Ies Crvsby
P.U. Bax 13717
Spvkane, WA 99213
(509) 92+6-5229
Comprehens~ive Plan Designation: Urban (U)
Zoning; Urban Residential (UR-3.5)
ExistingLand Use: " The si#e is Presently vacant.
Surraunding Zoninc ~ind Land ~l~es: ~I
•North: Single famiEy residences, a11 zoned Urban
ResidentEal (UR-3.5).
Sauth: Single family residences, all zvned Urban
Residential (UR-3.5).
~ East: Single family residences, a11 zoned Urban
_ Residential (UR-3.5).
vE-1 2-0a
Staff Repart - December 24, 2404 Publfic Mearing
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• West: l Single family residences, all zoned Urban
Residentiai (UR-3.5).
Known Land Use Proposals and None identified on the Land Use Action Tracker or
Recent Project Approvals in the Official Zoning Maps.
Area of this Project:
Land Division Status: The site is a platted lot of record. The legal
description for this parcel is an attachment to the
variance application.
5horeline Uesignation: Not applicable.
VVater Hurveyor: The project site is within Orchard Avenue Irrigation
District.
5ewage Llisposal: Not applicable.
Hre Uistrict The site is in Spokane County Fire Protection District
Number 1. The fire district has indicated that they
have no objection to the proposed variance.
School District and nearest K-12 The site is inside the boundaries of West Valley
schools: School District No. 363. The Central Valley School
District did not comment.
Nearest Arterial and Distance: Access to the site is provided by Elton Road, which
is a public road. Euclid Avenue is designated as a
' Minor Arterial and is located '/4 mile south of the site,
while Argonne Road is located approximately 5/8's
' of a mile east of the site and is designated as a
Principle Arterial.
Nearest Parks and Distance: I he proposal will have no impact on the public park
system and therefore, the Spokane County Division
of Parks, Recreation and Fair was not contacted
regarding this proposal.
Neighborhood Association: None.
• This proposal is located inside the IUGA.
• This proposal is located inside a Public Transportation Benefit Area (PTBA). Public transit
service is available along Liberty Avenue East approximately 200 feet south of the site.
• This proposal is located outside all 1000' notification boundaries of designated Natural
Resource Lands.
GMA/Critical Areas
Aquifer Recharge Area The subject site is located within both the
Priority Sewer Service Area (PSSA) and the
Aquifer Sensitive Area (ASA) Overiay zone.
Fish & Wildlife Habitat Conservation Areas: The Critical Area map for flsh and wildlife
habitat identifies no habitat on the property.
. Due to the small scale of the project, the
- : WA. State Department of Fish and Wildlife
' was not contacted. No habitat management
plan is required.
Flood plain: Review of FIRM indicates the site is located
in Zone C and outside any 100 year flood
, N. plain.
AN
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Staff Report - Deoember 20, 2000 Pubtic Hearing
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Geologically Hazardous Areas: No geo-hazardous areas are identified on or
near the site.
Wetlands: Review of the Spokane County Wetland
Inventory maps indicates no wetlands exist
on the subject site.
SEPA
0 Categorically Exempt (WAC 197-11- 800 -
6 b)
Noticing
Published: Notice of the Public Hearing was published in the Spokesman Review Legal
Section on November 30, 2000.
Mailed: The Notice of Application and the Notice of Hearing was mailed to
taxpayers/owners of property located within 400 feet of the boundaries of the subject site
on November 14 and November 30, 2000, respectively.
1724 ComQliance Dates
Application Accepted (Counter Complete): October 13, 2000
Determination of Completeness Issued: November 14, 2000
Date Notice of Decision is Due: March 14, 2001
ReviewinQ Agencies
A total of eight (8) agencies were notified regarding the proposal. Final comments were due
December 7, 2000.
Agencies Notified Response Date Agencies Notified Response Date
Received Received Received Received
Spokane County Division Yes October Spokane County Fire Yes October,
of Engineering and Roads 27, 2000 District No. 1 2000
Development Engineering Yes October West Valley School No
Services 18, 2000 District #363
Spokane County Division No Spokane Regional No
of Utilities Health District
Spokane County Yes October City of Millwood No
Stonnwater Utility 31, 2000 . .
Responses from the Public: No written comments were received from the general public on
the proposal.
Description of the Site: The site is approximately 8,600 square feet in size, level, and cleared
of vegetation. The property is fenced on all but the street (west) side.
Description of Surroundinq Neighborhood: Properties adjoining the site in all directions are
either vacant or improved with single family residences.
BackQround: The application was submitted on October 13, 2000, at which time the proposal
was considered counter complete. No technical review meeting was held and the applicant was
informed that the proposal was considered technically complete on November 14, 2000.
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Staff Report - Deoember 20, 2000 Publlc Headng
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Comprehensive Plan Analysis: The Comprehensive Plan designation of the site is Urban (U), '
which prescribes as its primary implementing use residential development in the density range
proposed. The Urban category is intended to provide the opportunity for a"city-like" environment,
which includes various land uses, residential development and a high level of public facilities and
urban services. This typically includes public water and sewer, utility systems, paved and curbed
streets, and storm sewer systems. Street lights and sidewalks will be common, and specialized
pathways may also be common. Parks will usually be associated with schools, but not
exclusively.
The Urban category recommends a variety of densities and residential uses, including areas with
varying densities, combinations, or mix of uses. The recommended range of residential net
densities in the Urban category is 1 to 17 units per acre.
The Comprehensive Plan, Section 1, provides the following "Purpose" and "Detailed Definition":
PURPOSE
Within this section are all the Goals, Objectives and Decision Guidelines (policies) which pertain
to the most diverse land use category.
The "Urban Category" is intended to provide the opportunity for development of a"city like"
environment which includes various land uses, intensive residential development, and public
facilities and services (water, sanitary and storm sewer lines, police and fire protection, and other
features).
Decision Guidelines within this section are to be used to determine whether or not a particular
proposal in the "Urban Category," as designated on the Plan Map, should be approved,
conditioned or denied. The Plan Map indicates where these policies are to apply.
DETAILED DEFINITION
A. Density Characteristics:
Residential net densities should have an approximate density of 1 unit per acre to 17 units
per acre.
B. Characteristic Features:
Since Urban areas will be the most intensely developed of all the categories, it is primarily
a residential Category of single-family, two-family, multifamily, and condominium buildings
along with neighborhood commercial, light industrial, and public and recreational facilities.
Agricultural activities will be very limited and considered a secondary use. The aesthetic
setting will be predominantly man-made structures with occasional natural or planned
open spaces. Most areas in an Urban setting may not have a view of natural areas, and
open spaces will most likely consist of park and/or school grounds.
Low-to-moderate levels of noise and air pollution will most likely exist in Urban areas due
to the intensity of activities and the high volume of traffic generated.
The more intensive land uses such as light industrial and neighborhood commercial will be
located near the heavily traveled streets, while the least intensive single-family residential
uses will be isolated from the noise and heavy traffic. Multifamily structures will usually be
a transitional use located between single-family residential and the more intensive areas.
vE-12-00
Staff Report - Deoember 20, 2000 Public Hearing
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! C. Public Facilities and Services:
Urban areas wilf have public water systems, s,anitary ser+ver systems, storm sewer
systems, and utility systems such as eiectrical, telephone, gas, and cable services.
S#reets will be curbed and paved. Street lights and sidewalks will kae common tc►
residential, public, and commercial areas. Specialized pathways may alsv be c+vmmon in
the Urban area.
Public facilities include elementary, junivr high and high schvols. Parks will narmally be
assvciated with schools but not exclusively. Public librar'res, manned fire stations, medical
facilities and government offices and post vffices may be dispersed throughout Urban
areas.
Other senrices typical of Urban areas may include police, public transit, refuse collection
arad removal, animal control, and stree# maintenance.
D. Non+campatible Uses: Due tv the variety and mix of land uses and activities found in the Urban Category, there
are few land use activities that vuould be inapprvpriate. AAany uses may require screening
or other perForrnance standards to make them compatible with one another.
Mining, majar commercial users, heavy industrial uses, and intensive farming would not
be cvmpatible within Urban areas.
Variance Analysis: The site is located in the Urban Residential (UR-3.5) zone. Sectivn
14.616.325 (A-4) of fhe Spokane Gounty Zoning Code speGifies a minimum rear yard setback of
20 feet in #he UR-3.5 zoning district.
Seetian 14,404.0$1 of the Zaning Gvde, Variances and Conditiana! Use Permitsfi recognizes #hat
circumstances may exis# such that stnct appficatian of the prvvisions of the Zoning Code may
cause practical difficuities regarding fhe use of the property. Upon demonstration to the Hearing
Examiner by the prvper#y owner of circums#ances which create practical difficulties, the Hearing
Examiner may grant a variance fram the provisions of #he Zaning Code.
In arder fvr a v►ariance request to receive approval, compliance with Section't 4.404.082 (1-3) of
the Spvkane County Zoning Code must be demonstrated by the appiican#.
Any variance from the terms of the Zaning Code shall be subject to those cQnditivns specifically
identifed in Section 14.404.082 (1 a &b).
Anafysis of the proposal with Secfion 14.404.082 (1a & I b) are as folivws:
Response tv 14.404.082(la): The site is 117 feet wide and 73 feet in depth. This shallow depth
yields a 28 fvot depth far the building enverope wh+en #he standard front yard (25') and rear yard
(20') se#backs are applied. The shape of the !ot therefare creates practical difficulties fvr the
cans#ructian of a conven#ivnal single family residence with an atfached garage.
Respvnse #a SeGtion 14.404.082{7b}: The propvse+d reductian of the standard rear yard
setback from 20 fee# to 15 feet will not be detflmental tQ the general public welfare or prvperties
wi#hin the vicinity and zone in which the praperty is located. The rear yard setback for an
accessary structure (i.e,, a detached garage) may be reduced to 5 feet without a variance.
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Staff Report - Qecember 20, 2004 Public Hearing
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The following analysis of Sections 14.404.082 (2 & 3), while not to be considered as sole
substantiation, shall be considered in the granting of a variance.
Response to Section 14.404.082(2a): Strict application of Section 14.616.325 (A-4) would not
create an unreasonable burden on the applicant since the desired garage could be sited on the
lot as a detached accessory structure without the need for a variance.
Response to Section 14.404.082(2b): Relaxation of the Zoning Code standard for the specified
20 foot rear yard setback for the Urban Residential (UR-3.5) zone will not allow a more
environmentally sensitive, energy conserving design or result in the adaptive reuse of a historic
property. The comparative advantages of an attached garage (which requires a variance) as
opposed to a detached garage (which does not require a variance) may relate to architectural
aesthetics and the cost savings associated with common-wall construction.
Response to Section 14.404.082(2c): A broader public or community need or interest will not
be served by the granting of this variance request.
Response to Section 14.404.082(3a): The granting of the variance would not be based. upon a
precedent established by illegal or non-conforming circumstances.
Response to Section 14.404.082(3b): No precedent would be established which will adversely
effect the zoning concept for the existing neighborhood or the County as a whole.
Response to Section 14.404.082(3c): Granting of the variance would not be based on lack of
economic return.
Response to Section 14.404.082(3d): The proposal is consistent with the Goals, Objectives
and Decision Guidelines of the Urban category of the Comprehensive Plan.
Response to Section 14.404.082(3e): The size and shape of the property (although
problematic) is not unusual or uncommon in the general area.
Response to Section 14.404.082(30: Approval of the proposal will not result in a de facto zone
change.
Response to Section 14.404.082(3g): The variance proposal does not impact density
regulations since only one dwelling unit is proposed.
Summary: As conditioned by the reviewing agencies, the proposal achieves consistency with
the Goals, Objectives and Decision Guidelines of the Urban Category of the Comprehensive
Plan. The requested variance is somewhat consistent with the criteria for the approval of
variances identified within Section 14.404 of the County Zoning Code and as discussed at length
above.
The comparative advantages of an attached garage (which requires a variance) as opposed to a
detached garage (which does not require a variance) may relate to architectural aesthetics and
the cost savings associated with common-wall construction. Staff finds that there is no showing of
a hardship by the applicant, associated with the property size or shape, which would preclude the
constnaction of a single family residence and a detached garage, or that an attached garage is a
right or privilege universally enjoyed in the Urban Residential-3.5 (UR-3.5) zone.
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C. Public Facilities and Services:
Urban areas will have public water systems, sanitary sewer systems, storm sewer
systems, and utility systems such as electrical, telephone, gas, and cable services.
Streets will be curbed and paved. Street lights and sidewalks will be common to
residential, public, and commercial areas. Specialized pathways may also be common in
the Urban area.
Public facilities include elementary, junior high and high schools. Parks will normally be
associated with schools but not exclusively. Public libraries, manned fire stations, medical
facilities and govemment offices and post offices may be dispersed throughout Urban
areas.
Other services typical of Urban areas may include police, public transit, refuse collection
and removal, animal control, and street maintenance.
D. Noncompatible Uses:
Due to the variety and mix of land uses and activities found in the Urban Category, there
are few land use activities that would be inappropriate. Many uses may require screening
or other performance standards to make them compatible with one another.
. Mining, major commercial users, heavy industriat uses, and intensive farming would not
be compatible within Urban areas.
Variance Analysis: The site is located in the Urban Residential (UR-3.5) zone. Section
14.616.325 (A-4) of the Spokane County Zoning Code specifies a minimum rear yard setback of
20 feet in the UR-3.5 zoning district.
Section 14.404.081 of the Zoning Code, Variances and Conditional Use Permits, recognizes that
circumstances may exist such that strict application of the provisions of the Zoning Code may
cause practical difficulties regarding the use of the property. Upon demonstration to the Hearing
Examiner by the property owner of circumstances which create practical difficulties, the Hearing
Examiner may grant a variance from the provisions of the Zoning Code.
In order for a variance request to receive approval, compliance with Section14.404.082 (1-3) of
the Spokane County Zoning Code must be demonstrated by the applicant.
Any variance from the terms of the Zoning Code shall be subject to those conditions specifically
identified in Section 14.404.082 (1 a&b).
Analysis of the proposal with Section 14.404.082 (1 a& 1 b) are as follows:
Response to 14.404.082(1a): The site is 117 feet wide and 73 feet in depth. This shallow depth
yields a 28 foot depth for the building envelope when the standard front yard (25') and rear yard
(20') setbacks are applied. The shape of the lot therefore creates practical difficulties for the
construction of a conventional single family residence with an attached garage.
Response to Section 14.404.082(1b): The proposed reduction of the standard rear yard
setback from 20 feet to 15 feet will not be detrimental to the general public welfare or properties
within the vicinity and zone in which the property is located. The rear yard setback for an
accessory structure (i.e., a detached garage) may be reduced to 5 feet without a variance.
VE-12-00
Staff Report - December 20, 2000 Public Hearing
5 of 6
.
C. Public Facilities and Services:
Urban areas will have public water systems, sanitary sewer systems, storm sewer
systems, and utility systems such as electrical, telephone, gas, and cable services.
Streets will be curbed and paved. Street lights and sidewalks will be common to
residential, pubfic, and commercial areas. Specialized pathways may also be common in
the Urban area.
Public facilities include elementary, junior high and high schools. Parks will normally be
associated with schools but not exclusively. Public libraries, manned fire stations, medical
facilities and government offices and post offices may be dispersed throughout Urban
areas.
Other services typical of Urban areas may include police, public transit, refuse collection
and removal, animal control, and street maintenance.
D. Noncompatible Uses:
Due to the variety and mix of land uses and activities found in the Urban Category, there
are few land use activities that would be inappropriate. Many uses may require screening
or other performance standards to make them compatible with one another.
Mining, major commercial users, heavy industrial uses, and intensive farming would not
be compatible within Urban areas.
Variance AnalVsis: The site is located in the Urban Residential (UR-3.5) zone. Section
14.616.325 (A-4) of the Spokane County Zoning Code specifies a minimum rear yard setback of
20 feet in the UR-3.5 zoning district.
Section 14.404.081 of the Zoning Code, Variances and Conditional Use Permits, recognizes that
circumstances may exist such that strict application of the provisions of the Zoning Code may
cause practical difficulties regarding the use of the property. Upon demonstration to the Hearing
Examiner by the property owner of circumstances which create practical difficulties, the Hearing
Examiner may grant a variance from the provisions of the Zoning Code.
In order for a variance request to receive approval, compliance with Section14.404.082 (1-3) of
the Spokane County Zoning Code must be demonstrated by the applicant.
Any variance from the terms of the Zoning Code shall be subject to those conditions specifically
identified in Section 14.404.082 (1 a &b).
Analysis of the proposal with Section 14.404.082 (1 a& 1 b) are as follows:
Response to 14.404.082(1a): The site is 117 feet wide and 73 feet in depth. This shallow depth
yields a 28 foot depth for the building envelope when the standard front yard (25') and rear yard
(20') setbacks are applied. The shape of the lot therefore creates practical difficulties for the
construction of a conventional single family residence with an attached garage.
Response to Sectlon 14.404.082(1b): The proposed reduction of the standard rear yard
setback from 20 feet to 15 feet will not be detrimental to the general public welfare or properties
within the vicinity and zone in which the property is located. The rear yard setback for an
accessory structure (i.e., a detached garage) may be reduced to 5 feet without a variance.
vE-12-00
Staff Report - Decembor 20, 2000 Public Hearing
5of6
The following analysis of Sections 14.404.082 (2 & 3), while not to be considered as sole
substantiation, shall be considered in the granting of a variance.
Response to Section 14.404.082(2a): Strict application of Section 14.616.325 (A-4) would not
create an unreasonable burden on the applicant since the desired garage could be sited on the
lot as a defached accessory structure without the need for a variance.
Response to Section 14.404.082(2b): Relaxation of the Zoning Code standard for the specified
20 foot rear yard setback for the Urban Residential (UR-3.5) zone will not allow a more
environmentally sensitive, energy conserving design or result in the adaptive reuse of a historic
property. The comparative advantages of an attached garage (which requires a variance) as
opposed to a detached garage (which does not require a variance) may relate to architectural
aesthetics and the cost savings associated with common-wall construction.
Response to Section 14.404.082(2c): A broader public or community need or interest will not
be served by the granting of this variance request.
Response to Section 14.404.082(3a): The granting of the variance would not be based upon a
precedent established by illegal or non-conforming circumstances.
Response to Section 14.404.082(3b): No precedent would be established which will adversely
effect the zoning concept for the existing neighborhood or the County as a whole.
Response to Section 14.404.082(3c): Granting of the variance would not be based on lack of
economic return.
Response to Section 14.404.082(3a): The proposal is consistent with the Goals, Objectives
and Decision Guidelines of the Urban category of the Comprehensive Plan.
Response to Secti'on 14.404.082(3e): The size and shape of the property (although
problematic) is not unusual or uncommon in the general area.
Response to Sectfon 14.404.082(3t): Approval of the proposal will not result in a de facto zone
change.
Response to Section 14.404.082(3g): The variance proposal does not impact density
regulations since only one dwelling unit is proposed.
SummarV: As conditioned by the reviewing agencies, the proposal achieves consistency with
the Goals, Objectives and Decision Guidelines of the Urban Category of the Comprehensive
Plan. The requested variance is somewhat consistent with the criteria for the approval of
variances identified within Section 14.404 of the County Zoning Code and as discussed at length
above.
The comparative advantages of an attached garage (which requires a variance) as opposed to a
detached garage (which does not require a variance) may relate to architectural aesthetics and
the cost savings associated with common-wall construction. Staff finds that there is no showing of
a hardship by the applicant, associated with the property size or shape, which would preclude the
constn,ction of a single family residence and a detached garage, or that an attached garage is a
right or privilege universally enjoyed in the Urban Residential-3.5 (UR-3.5) zone.
vE-12-00
Staff Report - Deoember 20, 2000 Public Headng
6of6
.
Attachments:
A. Maps
• Vicinity Map
• Site Plan
• Comprehensive Plan
• Zoning
B. Conditions of Approval
C. Agency and Public Comments
VE-12-00
Staff Report - December 20, 2000 Public Hearing
7 of 6
ATTACHMENT A
MAPS
VICINITY MAP
SITE DEVELOPMENT PLAN
COMPREHENSiVE PLAN MAP
ZONING MAP
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ATTACHMENT B
CONDITIONS OF APPROVAL
~ RECOMMENDED CONDITIONS OF
~ APPROVAL FOR VE-12-00
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DIVISION OF PLANNING
fit'
SPOMTskE C'OU~Y
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which
term shall include the developer, owner(s) of the property, heirs, assigns and successors. ,
2. The proposal shall comply with the general provisions of the Urban Residential (UR-3.5)
zone and all other applicable chapters of the Spokane County Zoning Code, as amended.
3. The applicant shall develop the subject property in substantial conformance with the site
plan presented to the Hearing Examiner on December 20, 2000. All aspects of the
concept and proposal shall be binding on the development, including proposed use.
Minor variations, to be approved by the Director of the Division of Planning/designee, shall
only be allowed to meet regulation standards and conditions of approval. Any other
modification must be presented to the Hearing Examiner for review and approval.
I
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ATTACHMENT C
AGENCY AND PU6LIC COMMENTS
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 {509}477-3600 Fax (509)477-2243
"ENGINEER'S CONDIT{ONS OF APPROVAL" VARIANCE
TO: Spokane County Planning Department
FROM: Division of Engineering & Roads 5~~,
DATE: October 25, 2000
PROJECT: FR & REAR YD SETBACK 15' CODE 25' & 15' CODE 20'
FILE VE-0012-00 RECEIVE[}
SPOKANE COUNTY
Hearing @ 0 CT 2, 2000
Review Date: 11 /01 /2004
Sponsor/Applicant: WES CROSBY
Section Township Range: 06-25-44 DIVISION OF PLANNIIVG
Planner: JAMES RICHARDSUN
Technical Review Date: ( @ )
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Pianning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision " should the request be approved.
Prior to release of a buitding permit or use of property as proposed:
1. The Division of Engineering and Roads recommends a minimum distance of 18' 0" befinreen the
proposed garage structure and the right-of-way.
2. The applicant should be advised that an approach permit must be obtained from the Spokane
County Engineer Department prior to the constnuction of any new driveway approaches. This
must be done prior to the release of a buiiding permit.
3. The right-of-way for Eiton Road is shown as 34.5 feet in the Spokane County Engineer's Road
Map.
END
CC: Applicant WES CROSBY
Engineer/Surveyor
Planner JAMES RICHARDSON
10/30/00 MON 16:59 FAa 509 892 4125 $PORANE VALI.EY FIRE DEPT PLANNING f~ 005
. SPOKANE VAILEY FIRE DEPARTMENT
Spokane Counfy fire DJstrr'ct 1
10319 EAST SPRAGUE AVE. • SPOKANE. WA 99206-3676 •(50'4) 928-1700 • FAX (509) 692-4125
R. Pa! Hunnplxles
Ch(el
October 30, 2000
James Richardson, Associate Planner
Department of 8uilding and Planning
1026 W. Broadway Spokane, WA 99260
RE: Front and Rear Yard Setback
VE-12-00
. Dear Mr. Richardson:
The Spokane Valley Fire Department has no objec#ion to this proposed variance.
Slncerel ,
Kevin Miller
Fire Inspector
KM/dc
.
• ' OFFICE OF THE SPOKANE COLJNTY ENGINEER Page 1 of 1
Richardson, James
From: Engeihard, Scott
Sent: Wednesday, November 22, 2000 3:27 PM
To: Richardson, James
Subject: V-0012-00-Hearing-12-20-2000
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax
~ (509)477-224~
~CXXKry "ENGINEER'S CONDITIONS OF APPROVAL" VARIANCE
TO: Spokane County Planning Department
FROM: Division of Engineering & Roads
DATE: November 22, 2000
PROJECT: REAR YD SETBACK 15' CODE 20'
FILE VE-0012-00
Hearing 12/20/2000 @9:00
Sponsor/Applicant: WES CROSBY
Section Township Range: 06-25-44
Planner: JAMES RICHARDSON
The Spokane County Engineering Department has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County
Planning Department for inclusion in the "Findings of Fact, Conclusions and Order/Decision
" should the request be approved.
1. We have reviewed the above referenced proposal for variance from rear yard setback
requirements and have no comments to make concerning the application.
END
. + --n n
- OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" VARIANCE
TO: Spokane County Planning Department
FROM: Division of Engineering & Roads 4~~~. ~
DATE: November 22, 2000 ~
PROJECT: REAR YD SETBACK 15' CODE 20'
FILE VE-0012-00
Hearing 12/20/2000 @9:00
Sponsor/Applicant: WES CROSBY
Section Township Range: 06-25-44
Planner: JAMES RICHARDSON
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision " should the request be approved.
1. We have reviewed the above referenced proposal for variance from rear yard setback
requirements and have no comments to make concerning the application.
END
?.ppiiCant
Engineer/Surveyor
?lanner 'µN!ES RICriA:'.f_;S0 N
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. -S U N T Y
DNLSION OF PLANNING A DIVISION OF THE PUBLIC WORKS DEPARTMENT
MICFiAEL V. NEEDHAM, DIRECTOR GARY OBERG, DIRECTOR
• MF'NinlR 4~TTM
.?L1:1 1_-:1:i.1, 1_... ..,..-Kimball
Spokane County Division of Engineering & Roads; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building & Code Enforcement; Jeff Forry
Fire District No.l
West Valley School District
Orchard Water District
FROM: James Richardson, Planner v~
DATE: November 21, 2000
SUBJEGT: Review and comments for tlle hearing of December 20, 2000
FILE VE-12-00
DESCRIPTION: Rear yard setback variance from twenty (20) feet to tifteen
(15) feet for a single family residence in the Urban Residential-3.5 (UR-3.5)
zone and as requires under Section 14.404.080 of the Spokane County Zoning
Code.
STR: 06-25-44
APPLICANT: CHD, Inc., c/o Wes Crosby, P.O. Box 13717, Spokane County Public Works
Building, 1026 West Broadway, Spokane, WA
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by December 7, 2000.
Attachments: Notice of Public Hearing
1026 W. E3ROADWAI' • SPOKANL•, WASHINCTON 99260-022''
PHONE: (504) 477-7200 • FAX: (509) 477-2243 • TDD: (509) 477-: i
- - -
NOTICE OF PUBLIC HEARING
SPOKANE COUNTY HEARING EXAMINER
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS: '
Application: File No. VE-12-00; Rear yard setback variance from twenty (20) feet to fifteen (15) feet
for a single family residence in the Urban Residential-3.5 (UR-3.5) zone and as required under Section
14.404.080 of the Spokane County Zoning Code.
Parcel No.: 45063.3112
Hearing Date and Time: December 20, 2000 @ 9:00 a.m.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Washington.
Applicant/Owner: CHD, Inc., c/o Wes Crosby, P.O. Box 13717, Spokane, WA 99213, (509) 926-5229
Address and Location: The project site is generally located east of Elton Road midway between
Liberty and Glass Avenues, in Section 6, T 25 N, R 44 EWM. The site address is 3420 North Elton Road.
Comprehensive Plan: Urban (L).
Zoning Designation: Urban Residential-3.5 (UR-3.5)
Environmental Determination: Exempt under WAC 197-11-800-6b.
Related Permits: N/A.
Division of Planning Staff: Jim Richardson, (509) 477-7200
HEARING EXAMINER PROCEDURES
Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in
Spokane County Resolution No. 96-0294. All interested persons may testify at the public hearing, and
may submit written comments and documents before or at the hearing. The Hearing Examiner may limit
the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of
the Hearing Examiner's decision will be based on the record established before the Hearing Examiner,
pursuant to County Resolution Nos. 96-0171. Environmental appeals will follow the same procedural
route as the underlying action. All hearings will be conducted in facilities which are accessible to
persons with physical disabilities.
Inspection of File, Copies of Documents: A Staff Report will generally be available for inspection
seven days before the hearing. The Staff Report and application file may be inspected at the Spokane
County Division of Planning, 15` Floor Permit Center, Public Works Building, 1026 W. Broadway,
Spokane, WA 99260-0220, between 8:30 a.m. and 5:00 p.m., weekdays, M-F, except holidays. Copies
of documents will be made available for the cost of reproduction. If you have any questions or special
needs, please call the Division at (509) 477-7200. Send written comments to the Spokane County
Division of Planning, 1026 W. Broadway, Spokane, WA 99260, Attn: Jim Richardson. Motions must be
made in writing and submitted to the Spokane County Hearing Examiner, 3'dFloor, Public Works
Building, 1026 W. Broadway, Spokane, WA 99260-0245.
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
fi~\ s'Yc`"~`" "ENGINEER'S CONDITIONS OF APPROVAL" VARIANCE
TO: Spokane County Planning Department ,
FROM: Division of Engineering & Roads
DATE: October 25, 2000
PROJECT: FR & REAR YD SETBACK 15' CODE 25' & 15' CODE 20'
FILE VE-0012-00
Hearing @
Review Date: 11 /01 /2000
SponsorlApplicant: WES CROSBY
Section Township Range: 06-25-44
Planner: JAMES RICHARDSON
Technical Review Date: ( @ )
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision " should the request be approved.
Prior to release of a building permit or use of property as proposed:
1. The Division of Engineering and Roads recommends a minimum distance of 18' 0" between the
proposed garage structure and the right-of-way.
2. The applicant should be advised that an approach permit must be obtained from the Spokane
County Engineer Department prior to the construction of any new driveway approaches. This
must be done prior to the release of a building permit.
3. The right-of-way for Elton Road is shown as 34.5 feet in the Spokane County Engineer's Road
Map.
END
I
~
CC: Applicant WES CROSBY
Engineer/Surveyor
Planner J.AMES RICHARDSON
Kimball, Sandy
From: Hemmings, Bill
Sent: Wednesday, October 18, 2000 7:57 AM
To: Richardson, James
Cc: Engelhard, Scott; Kimball, Sandy; Parry, Ed; Sims, Brenda; Darrell, Virginia; Baldwin, Greg;
Hohman, John
Subject: VE-12-00 - CHD, Inc.
10-18-00
I hav no comment on this proposal at this point in time.
Bill Hemmings, PE
1
PAGE 1 -3:34:31 18 OCT 2000
Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
01230 ELTON CT (START) .000 ELTON RD U 19 PAVED 36
ELTON CT (END) .020 EAST END OF ROAD U 19 PAVED 36
01147 ELTON RD (START) .000 INDIANA AV U 19 LIGHT BITUM. 20
ELTON RD .060 SHANNON AV (END) U 19 LIGHT BITUM. 20
ELTON RD (END) .110 KNOX AV U 19 LIGHT BITUM. 20
01148 ELTON RD (START) .000 EUCLID AV U 19 LIGHT BITUM. 20
ELTON RD .130 LIBERTY AV U 19 LIGHT BITUM. 20
.250 GLASS AV U 19 LIGHT BITUM. 20
ELTON RD (END) .340 SOUTH RIVERWAY AV U 19 LIGHT BITUM. 20
01149 ELTON RD (START) .000 UPRIVER DR U 19 PAVED 40 i
ELTON RD .060 LONGFELLOW AV (START U 19 PAVED 40
.130 HEROY AV (START) U 19 PAVED 40
.230 PRINCETON AV U 19 PAVED 40
ELTON RD ( END ) .370 NORTHWOOD DR ( START ) U 19 PAVED 40
01229 ELTON RD (START) .000 SOUTH END TO ELTON C U 19 PAVED 36
ELTON RD .020 ELTON CT (START) U 19 PAVED 36
ELTON RD (END) .100 COLUMBIA DR U 19 PAVED 36
01145 ELTON RD (START) .000 BOONE AV U 19 PAVED 40
ELTON RD (END) .120 SINTO AV (START) U 19 PAVED 40
01146 ELTON RD (START) .000 SOUTH END TO MISSION U 19 PAVED 36
ELTON RD (END) .050 MISSION AV U 19 PAVED 36
7 Records Processed
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i
S P O K A N E C O U N T Y
DMSION OF PLANNIING A DNLSION OF THE PUBLIC WORKS DEPARTMENT
MICHAEL V. NEEDHAM, DIRECPOR GARY OBFRG, DIRE(.'PoR
MEMORANDUM
TO: Division of Engineering and Roads, Transportation Engineering,
Scott Engelhard, c/o Sandy Kimball
Division of Engineering and Roads, Development Services, Bill Hemm.i.ngs
Division of Utilities, Information Services, Jim Red
Division of Utilities, Stormwater Utility, Brenda Sims
Spokane County Fire District No. 1
West Valley School District #363
s ~
FROM: James Richardson, Associate Planner
DATE: October 17, 2000
RE: VE-12-00 - Front and Rear Yard Setback Variance for a single family residence
Enclosed find a site plan and variance application. The present UR-3.5 zoning of the site
prescribes a 25 foot front yazd setback and a 20 foot rear yard setback. The applicant is
proposing a 15 foot front yard setback and a 15 foot rear yard setback. Please review and
forwazd any comments to me by November 1, 2000. If you have any questions you may
contact me at 477-7168.
Enclosure
copy w/o enclosures: CHD, Inc.;P.O. Box 13717; Spokane, WA 99213
1026 W. BROADWAY • SPOKANE, WASHINGTON 99260-0220 '
PHONE: (509) 477-7200 o FAX: (509) 477-2243 o TDD: (509) 477-7133
. ~gVeFIVED .
S '
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OCT 12 .t~ ~ ,k ~ t`,~,nt ~-t r ~<s _ ' .i : ~ ~ ~`5 ti ,V'z,•"' t~ ~ ' ` ~ _
J1 1{ `i +
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APPLICATION FOR PUB.LIC HEARING IITE
DIV~~18N R MS
CUP'S, VARIANCES,:NON-CONFORMINS USES .
^
DivisioN oF P i
SPC~IZAI~ C~UI~ITY ' s 12. ~ 0 0
;
PROPERTY OWNER INFORMATION
r
♦ Property Owner(s): r
Street Address: 7 <:~;2 ~1 City: State:ZZ~ Zip Code: ~S7r3
rC
Phone: (Home) 6`L (Work) Z._ Fax~ _ 9~~-~ Z~ 7
1Z~
APPLICANT/AGENT INFORMA ION
♦ Applicant/Agent: ~
/
Street Address: , Q&--( / 3
City: State:G~ Zip Code: ~ -2! ~
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Phone: (Home) 9 26 ~ 1~Work) ~9~e 3572- Fax: g Z G~G Z9 Z
REQUESTED ACTIONS(S) (Indicate appropriate action):
❑ Conditional Use Permit 0 Expansion of a Nonconforming Use
(V Variance(s) ❑ Other (list):
PROJECT INFORMATION
• Existing use of property: k4c-a=~z
• Describe roposed use of the property, notinq chanqe from `existinq use':
• If a variance application, state the Code standard and describe the variance souQht in
comparable terms (i.e., 50 feet from centerline verses required 65 feet):
~ • ~
• If a conditional use permit application, does proposal meet all standards? Y N
If not, has one or more variances been requested: Y N
• If home industry, has consultation occurred with the Division of Planning regarding
construction of building for intended use? Y N
~ APPLICATIONS FOR PUBLIC HE G ITEMS PAGE 2 Of 3
CUP. Variance. Non-conforminq Uses
• Size of the subject property 7~FAa4t Parcel No. (s):
• Current zoning of property:
• Street address of property (if known): 2,11*a6 /t,~ ~~/-o~ 4-,t,-rD
• Legal description of property (inciude easement, if applicable):
&g--/ -Xo
• Source of legal:
• Total amount of adjoining land controlled by this owner, sponsor and/or agent: (1!''4Ve-
• What interest does applicant hold in the property esuAMi~C -
NOTARY
State of Washington)
SS
County of Spokane )
I swear, under penalty of perjury, that: (1) I am the owner of record or authorized agent for
the proposed site; (2) if not the owner, written permission from owner authorizing my actions
on hislhgtkqt~alf is attached; and (3) all of the above responses and those on supporting
docrn4-~Es Qrbbigde truthfully and ±toe best of dge.
~ GO . 'sio''• 0O
.
~~S NF Signed~ Date 4~~
.
NOT~
:V ~Ym• ~ . ,
090" JL
PL13UC yNota
ry Public in and for the Sate of ashington, residing at
~+~'~j~;•.9.~9_p4 ; cS 6jojkAwLk My appointment expires
I ~ .
t
BURDEN OF PROOF FORM(S) (by applicant)
It is necessary for the applicant or his/her representative to establish the reasons why the
requested action should be approved and to literally put forth the basic argument in favor of
approving the application. Accordingly, you should have been given a form for your
requested action (variance, conditional use, etc.) designed to help you present your case in a
way which addresses the criteria which the Hearing Examiner must consider. Please
complete the form and retum with your apptication.
,
FOR STAFF USE ONLY
Section Township Range Violation/Enforcement: Y N
Lot, legal & add'I. ownership checked by:
Person doing preapp conf.:
Other/previous Division of Planning actions involving this property:
Certificate of Exemption No. Application No.
Hearing Date Various site plan dimensions check by
' APPLICATIONS FOR PUBUC HE G ITEMS PAGE 3 of 3
CUP. Variance, Non-conforminq Uses
SlGN-OFF BY AGENCIES
~ The applicant must visit each agency whose number is circled below.
1. SPOKANE REGIONAL HEALTH DISTRICT
a. Proposed method of water supp(y
b. Proposed method of sewage disposal A~V4~~ j
A preliminary consultation has been held to discuss the proposal. The applicant has been informed of
requirem and standar We request consultation with the Division of Planning: Y N
Signature Date
x
2. WATER PURVEYOR: ~ )V ~UCL
_ w
a. Proposed method of water supply
~
b. The propos~i is not located within the boundary of our future seroice area.
c. The proposa is is not located within the boundary of our current district.
d. W ar are not able to serve this site with adequate water.
e. Satisfactory arrangement hav ave not been made to serve this proposal.
%-fiL2fi
_ -jV _ ~ooo
Signature Date
EWAGE DISPOSAL PURVEYOR: •
a. Proposed method of water supply
b. Proposed method of sewage disposal
A preliminary consultation has been held to discuss the proposal. The applicant has been informed of
requirements and standards.
Signature Date
0.4 FIRE DISTRICT / FIRE MARSHALL
a. Proposed is within Fire Protection District #
b. Adequate arrangement have/have not been nhade to meet our needs in providing for an
adequate water system and facilities for fire protection purposes
c. Recommended fire flow: /dcd ; or unable to calculate now because use is not
definitive and will be determined at building permit application time.
d. Requirements include: NaNE
f^
Signature Fire District # Date
App for Public Hearing Itemslg-10-98
~ , .
ZONING AND LAND USE FEES
RECEIPT INFORYL.ATION
Date: O 2 ~ I&Y File Number:~ l~~V C) Parcel No.:
, .
Name: _ )6,~ Phone Number:
--o ~ ~
u
P~1.~ Company Name (if applicable):
~ 1
.
Address: -P0 1 4 CitytState/Zip:
1
FEE INFORNIATI4N
Item Item (multipiied by (equals)
Description Amount K of ltems) Total
1
On oo
, .
TOTAL ANIOUNT DUE , q
CJ
Transaction T00
By: , Receipt
.
. .
" SPC]x:ANE CoUN'TY T SIC)N +C)F BUILDING AND DE ENFORCEMEN'I" ~
1026 WES-r sRc~ADWAY AvErv-LrE . sFOxA.vE, WA 99260-0050
(509) 477-3675
srTE ~ORMA'nQN PROJECT LN-~oRMATTON ~
Site aclr.lress: 3420 N ELTC]N RI7 ; ProJert lVumher: 000(19387 lnv: 1 lssue [late:
tiPOKANE, WA 99212) ;PE!'mit L°5e: VE-1 2-00
P.xrcc! Numher; 4506;.3112
a
Subtiivisaon: [)IM fAf~17.hVLitil-'LlL ADD(-1-IZ. Z-_2_2S ' Appaicant: bVATTS. VIR+GI]MA1r1
Filcitk: Lut: 791, 17-- SC)i?TI-1 RI 'VERWAYRI7
L~~nin;;: tiPt)It::'1NE. '~~a ~lti' l? ~'hcane; (5{~4;F ~)?h-y~l(~8
Dti► ncr: lk'1~['1~F S_ VIiZvIN Cc~ntact: %~~'~-~ti C~L()5~3Y1~' I? C~
I,~~ ~I
. 4'O BOX 13,717
Addres5: 7917 C: S(J[]ZI I RIVER~%'A Y f~I) SI'()E4AM= tv'.-1 1; Phonc: {?0~~)9?6-5-'?~;~
tiE'OK.-NN_E. WA 99212
+
~ Scth.icks - Front: Left: Ri:;ht: Re:t r:
Inspcctcir: GEORGF ItiRIEi;1KE ~
iVaker Dist: 1
~ GrouP Name: VE-I2-00
; Pruject Narne.
,
k. FERMIT(S) ~ (!!'!Il1fC'[' f'~~s~tr:►ct~sr: ~.i~~c»,se
}=',~(r[\f:EKS RF.t'[f'1S' Sio )~i 1'AR1:LtCL S659M
!'K4=.-.-1F'I' CONFF.REtiCE S=7 00 [.`FII.fTIf--S t,EV1F,W S100.00
Totni Permit 1'Ct: 3846(]Cl
~ PAYMENT SLTWMAItY Pa+,►c 1(, f ] NOTES
- ~
}TFZ_NTFT Proct5scd Bv: ~k~?iCiffl-, Rr7E: -
Printccl By: WE]'.. GLOR(A
i
Trari Datc Rtcei D t # P:avment Amt I
;
Tc►tnE Fee, .-tmuuntAaia Amount(hvin't.,
~
F
,
Spokune Countji
Priblic Works Department
Divison of Bicilcling & Code Enforcejnent
Receipt
h'c~cc~ipt .ti~ci»nc~~r: ng~,~ Crr.titnirter Nui»her
1'I'oiects
Full
Prvjec1 A~br lirv rVhr Fee Amt lirv AnIt Owilre PAID Pnrt
00009387 1 5846.00 $846.00 $846.00 $846.00 v
Total: S846.00 S846.00 S846.00 S846.00
Miscellaneaus Items
Tntrr! P.A ID: S846 00
Tenclcr
Tt-ne Clreck :-irct Balaiue CCly'hr E.rv Dnte TE:VDERF_D
Check1 11875 846.00
Tu1a1 TENDERED: 846.00
O►•er / (Shnrt) $0.00
Clrruwe S0.00
A(7tE'S:
Trrr» Dnte Tinte: 10i 13/2000 11 05 44 A
8w GWendel
Lu-on C'ser: gwendel
Station: GWENDEL
Oi-errirle Bti•:
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~gi p 0. f(DE4W F~LL MtN 9Y 7HE6E PR~SE7~1T5~ tflp'~ oTChaTd RvenuE + „ z q ~y , , E` R ~ ~o
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{ shown on this rnap to be known ~s pacH~RO ~l~~~r~ i, s ~ { t~DOr- noN # o t hc Ci t o Q a c Kane ~ kun t ~ ' i ro desct~bexl ~olbws rt`owit. ~p ~ ~ashinc~tan, bein~ ing , 6 Q 1~p
P P~''~ -r ~ s; ~ 16 m a Rs, r0 ~ ~ . T L u{' w e l v e i 2?, 5 r. t t i o n i x( 6 1~ T a w n s h i p ' T w e n t~• f E V e( z 5 1 N o r t fi, R a n~ e z ? ~ ~ ~ ~ q' , ~ o t y~{ o u r ( 1 4 1 E. w. f i., e, c ~ e~ t t h e e a~ t i~ h r c e ~ u n d r e d 5 i x t ( s r w 4) f e e Y; L p t 5i x( 6), ec tion Six ~ 9 * 1 T f e d o ~ 6 ~
ibJ, Tawnshi ~wen •fivei2;f1 Nort°h Ran e For b~ ! ' I P , q •fouri~441 .w,M' Lot Thixt'een (~3 ; I I ~~x tb?, 'Township 7went •fi've f 3) Harrh Rcsn e forf •four i 1} E w.M' #he ~ a, Sect~an : a a f8 'e ~ . r~74 r~ F
~ ~ southeagt guatrer ot tha ~th• ; ~ a " ~ ~ ~ a i wes# uarteT ~f Section Six (6➢r Towns~~ lwent •five (a51 Nor#h ~.an e Fcrt - 4 . r . ~ y ~`our ( 4x ~w, M ; ~he y w ' 15 , i eozt F,~OIf of t-hc Hotiihwest uart r P ~ ~ il ~ i c~ e. 04 .~~'eC~'ian S~ven (7}~ 76wnskiP ~4vanY~ -Tive {2~ l~o7th~ R~.n I i~u~ xattc tessc ~ k~n wt 4a,~ 7 a .
, r FUr{~ •ioux lM1 E.w.h~. ~ aN of Lo'i 'i}~Yee [3), .5ee+iar~ sav~n 671, Tov,~n5h~ 'l'wen •five (251 Na~}h ~ ~ ~ ~rtan~rFr+~ g~ _ ~ ~ ~ a K ~ ' Ronq ¢ F4rf -PouY (44) s.W.M. nar}h uf ~°he Northern P cifi ~ ~ ' ` 1 . „ , o hrl ~
no,~}Fiwest uuttwr u1'the o ca C Rai4wo~ Yi~nt Uf wn~~ the ~ ' " eto 6 ry f.r.~ W,~T n Ytheact ~,unYte'r oP the suuthwes~ cyuarter ot 5ec.}~an Sevn~('fi R ,~es.e-w 5 u ~~aK~'~ ~Ily~ ~ ~ 7awnsn' ' ~v i ( . . . i anty f ~e 251, North, Ra,nye ~'orty flour l4~1, E.w,ro, north aF fine No,rthern F~~i f« Ftailwa
y = i''~ o .f ■ rl~ht a wn~,, the ~outh ha~f oP the south ec~e~ C~L~GYI"CY nf the sou~hepst uarter nnc~ . e`'~' ~6 ~ 2'.5 ~2 23 ~o ~r,~s- w o ; S I the 5outh hszlf o}' the noxfh holf o4 1°he South east UCiYi'@T oF the sc,utner,st ~ ~ 4 4 22 21 PO e,., ~ 3 w
~ beetion 6ne (if, Towrt~,Mi 1'w~cnt ~tive f251 NorTh, Ran ~~'u7 -three ~uarter af s ~ ta~ g i. y ~ ~ f ~a ~IGCks Qne Nundt~ed I ~~g7 ~~`R r~ ~ ~'i • i'went Lnlnn (12y1, an~. ~~undtad 1"hi7~ (i9e 'tw hu R .
i, o ndred nine.'fa.en 42i9)~ i-wo hundrec~ jwentt~ h fe : ~ A ~ h . i220}, twQ hundted twen# -One (P~I) ~iyvq hundrad twent - ytwo [z22) and two hun~l,red, twen- ~Y~xnb St ~ ' ~ ~ ty-threE (~23)~ b¢int~ identiec~l with blocks 4na (1), 'Kn*o {2) 'rhi ree and fouY (4 1 i '
' t i 1, ~ eet~'~e Ftaul- i g 1 ~ 36 q . ~ ~e~ wa~y ~u~urban hiome Hdd1i'ion in Lat One ft), .5~e,twon ~~ven (7D~ 7ownship 7wen -five t~3y ~ er Mqrth~ Rqn e~ort •Pour (4~1~ E,w.lK.;~ BlocKs onQ hundYed ~~x •e' ~ R '~7 - ~
I t~ ~ hf ~e1, urre l,unaYad 51k}l~- I I ' ~ rlinq (169~~ cne hun rad aevent fT7q) one Il4rldtGd ~ev • , ' i r en# •one (l~Tl one hun r ~ o - , d e~{ ~ e v e n t w Q ~ 9 0 ~ 1 3 2 3 3 3,'~ ~ e 3 B i { 1 7 z 11 o ne hun dr e d seven t hree (I'134. [an@ hund7ed seven
~ ~ -iou~r (t 41 ane h ~ ¢wa ltT~l~ ane hundr¢d :,event •saal176~ alid one hun~qired .stvEn ~Ye undred aeven ~ I ~ ~ n T7)~ bem ident~~~ ~ t with ~Ivcks One (t1, twa i2~ three (9) foy,,r f41 five l~ six _ .
l, (b1: ~e.ven C71, ~i ht (81 Hine~91 nnd ra 1 5• + Hoerle+5 l~cra'T'mc4s, ~itunted iri the north hulf of tttic. ~authe.as~ g ~ t_n{p~' ~I~ ` ~ ~ ea~t r uG7#ex of tkre no~-rh .sF~s ~ - , ~.~s , a~oas ~ , na,wr ~ ~.uarte af .~r~ct~urt 7welva ll2y,~"4vvn~h~p 1r'went~-five 1251 Norl'h. anqe Fa -tfiree _ ~~v"~4 ~~~EET '
l~3}EV~ht.~ ull c+t the west hulf ot the northeas# t.atter of e • ~ ,°~-L...~ _~,,w _Fr"~'iT-'_ _ m daa,e 5 Ction "4rwelve i T a. . , ~t+i twent •fi~e (25 N R . ~ ( 21, own• ~rco ~ ~ 1 arth~ c,n~e Fart~ ihYee 14~3 E,w,l~(~ eKCe~at the narthweat ,~c„r~}k~ ~~rp,
t e nori-hwest cfuc~t#er c~ the nbr4heust y~uorter und e~cept thg aouthweat ~ucrt~r o - c# 4~he nc~rthw~st cyuarter oP the Aarrheast uarta.x, exce t the ;,4u}hea.st ua ter ufi f ~~i ~ W ~ W r
F' }he il t+ 'S~f' 7`S3 S2 ~ S1 ~b ] 49 46 4'7 ib ~ 4.5 44 ~ 4~ 4a southwe~t uu-rt~r o1 the norih~a~~t uarte-r ofi :~aid Seciior~ Twalve f12~~ wnshi 'T'we q Z Z , ' ~ ~ ~ {ive i25) Hor~h f~t~rt' FbT -#Ft P ~ p W W r ' _ ~ #y ree C4~J1 v~ pt,, ~nd n troc# af fand d~seYit~ c,s follow~ y`~ 81 :
~'GV+fi~'t ~ , ~ - ) J ~ I a o Z ` 8e~innln at~a paint five hundr~ " 6 ~ ~ ~ f
~r awn ST. ~ 5 . tl~10 ~ thiYt four ( ' feet ~ea~t o# rhe 'saut'~ we~' o auz , „ ~y f ~ • , n e.o~'~t~r af the t►ar#h~enat µ r}dr I b I
east ~ 4 g of the north~ $ ,~9 38 S ~ ~ , ~ ~ : cyuur et uf ~ect~ory #we4ve 1a~1, Town• ~ ~ ~ ~hip 7went~~{~va [~5! Ncrth, acan e Fot~^'}h7C6 j ~ E~ 6 6 ~
{~31 ~'.W. • thence -Fi4 6S 6 7 66 9 70 fil 7~ 73 74 75 7 ~ i M, ~arth to a int c.n '~Tie , b0 ~~4 6 77 7B 79 ~ ~autha~l ~itie 9ine of 'hh¢ of #he SpoKane $ 6! 62 63 0 j«
Qnd Co~ut d' Rlen¢ Rollwa . ° ] ` ~ ~ ~ ' 0 ~ ~ ri ht a4 wc~ , ~ ~ c~nd ~hence r~or#fieast alon ~the soid ~ '~L~ ' Laily 6 a'
~ ~ } i,cTa ~~~.a iw.a ia~.~ ' ro u ~outh line. af said 7GiIWAy ti~htot wa rrr.~ ° ~ .y t _ L'IqI.IFaRNbA ~ ~TREE ~ -c i~ to the caa# aid~e I~ne af suid nortfieas~ , w•'~6 - `~i6 r - ~ . . ~ ~ ~
c. i+r.,b i~~.~' $ d ~ ~ ~uort¢r ot tha north easf uar#er af See- ~Oj~ . yj u~ . t~an Twefve (I~)y 7ownshi~ en -ftve{~51 ~ W ~ p ~ uf ~ ~ ~ ~ ~ ( ~i~~
_ . f09 ~Q~ f0i 70 ~ .a w • I Morfh~ Rc,n9e ~art'~ tht@e f431 ~,w, j thtnce r Z 0, 7 93 98 ~ 97 96 ~ 9~} ; 93 9~ ~ 9"1 9~ 8S 88 j 7' t o ~ 8 Bb 85 B~{ 83 S~ 81 80 F ~ ~ ~outh o4on~ th~ east side I~ne af aaict , Ij ~ u ~ ~ o Q x ~ ~ ~r
rtor'~heast c~unrter c~f irF~e Ror~'heaaf' c~,uor > ? ~ ~ . ~ ~ ] ~ i ~C F 1 o p~ ttr of Secfion 7walvQ ci~? 7bwn~hi "Cwe ~ ~ ~ x ~ x ' , p n- ; g ~ 0 ~
-Pive ~23) Nort+t, Fian a F'c -thxre¢ I431E.v1GpL { ~7 ~ a '~E ~ ~ 9 '~y ►w~,~ si . , ta a Po~nt 'khrat hundrsd forty,two{34~~ " 1 _ S" °~u
fo m ~ fe~t nortH of #he souPheaat ~orne af the ~,~y ROTFI'loas'~ rter oP ~the nor#heaaar ~rtar . j
~ a~ ~'Ui' n 1~4 IEkf 146 1~7 f08 109 1 ~ 'b. sni d Seet en 'M~Q1vQ. U~~ I~ f 11 _ . a w i~ + Y~~ 1Tq 11$ 1~6 11? lT8 ?1~. .lZfl I~f 122 1R3 124 1?~ t 1~6 ` ~ ~ (art ►s~xt pnga i~ 'L , ~
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f
:
E~ RECEIVED
,
, SPOKANE COUNTY
OCi 12900n
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DIVISION OF PLANNING
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Parcel: 45063.3112
(hvner: CHD IGVC
CaOwner:
r+ / `
Owner Address
PO BOX 13717 SPQKANE WA 99213- 0
Sile Address • ~~~1 ~ ~ _
0 ADDRESS llNKN0WN SPOKANE
Legal Description
1L~
ORCHARD AVE ADD N120FT QF W112 B74
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IVolice: This is no# a legal document. Data depicted on #his map is general & subject to conslant revisian. It is intended
for reference use only. Legal documents should be oblained from the appropriate agency.
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bWls 20Cr•1" OWNED BY ORCHARD RVF_ NUE
IRFtIGATION C0.
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IRRIGATED HOMESITES.
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I r r~q a t i e n C o m F a n y, a c orPmtion nnd 5 E. HEt.L and MnBEL~~ ~ J
i I HEGt, hie wife, hn~ batn Imd of{' ond Plaffad,tha londc
. I ahown on thic mop to ba Mnown na OacHhRO Rvau[ • 3 S ~ ~
' I AooimoN to tho C;ty oP SpmNane, SpoKune CWrrty, ~shlnc~Mn, bein~
I F,.epe~ de,ientxd b. fdbwa,rowit: ~ 6 16 p 10 ~
~ Lut -Twclvcli4l, 3action Six(6), Townsfi~~ Twenty•fiVn(251 No.+h~ Ron9a ~ ~7
Frnt -four N41 E.W.M., eatept ih~ oaet tt+TOS hunared eiz+y (S60) feet; I,Ot S~x(6)r `xct~on Sic
~ 161, ~Towneh. p lwenf -(ive(2y North, Ranqe Foriy tour(44) E.W.M; lar '1'hirtaen (~9). Seetion ~ a C 16 ~~y ! g.~"' .
( I S~i (4 1, Town s hip l W t~y-five 1 l J I H o r fi% Ra n 9 e For fy w i 1~ 14)i E W. M.; f fi a w u t h m e Y c~. w r R r o t t h e m u Mh•
i ~res t ,~o r lat o f S ee t~on Six ( 6 1~ Town s ~+~p ' M w n? y• f iv e (24) H o~ t n, R o n 9 e F o+ t y- f o u r U 4) E.~ M.; t h e p it 1 8 ~ r~ ~ ~ o V
•os t hu l f o f 1 fi a N a l h w w t g u a r 4 a r o f 5 e c t ;o n 5 n v e n (7), 7 o w n e h i P 1 M r~ n t y- f i v e (2 9 N o. t h, H o n 9 e
Pur t four (M) [w.M.; a l i o/ L o 1 T hr e e l~). Soe i;o n S e v e n ( 7 1, T o w n s h i p T w a n~- i l v[ ( Y S) N o Y th' 6
aon~a F7ort.Four N*) E.W.M north uf the Northern Pueifie itnilw~ay riynt uf wn.~; rhs
i y ~ w J ~ t~ a N t
~ no r l Fw¢rt ~yu~rt"r ul'ihe no,r hso6t gunrter o 1 t l ~a ru~ thwos t quavtar o t S ac fion 5 e w~(~ ) 7ownrniP 7WOnfy Pwe lRf1, No+1h, Rnn9! ro+1y- fbuY f44 1, E.vnM, norih uf tne northvn Wufie Railwoy :3 +
~ ti. ~ i 4 .
, I r l n t o f w t h• e o u f h h d f o/~ f he 5 o u t h H a s Y tju u T t er u 1 t h E a o ~ 4 h e n s t g u c m. a n d 26 25 24 23 22 21 20 1~ $
o} e Sout h east yuarlar o 4 t fie 4ou tnac.~ f uorhr o f ~
~ thi soufh ~1 1 of fho noHM hol f th
1~ baetion pna tll, Tow~wh~ Twrntatly •five(2S) NOrifi, flongd FuTttij•thTee M3&.BIocMS O~e Mundevd ~ o ~No ~ '
1 - in 1P an Fhundt~'hiTf (ilQ) lTwo hurKlrad nin t'TYen12t91, twohundtad 1
l!!0), ry 4wo hundrad 'FWentyona (!21)"yiWo hund,ad fwenty tv+o «21 ond two hundnu tvren• ~ y
t ~y'ifi•se (2]1), a;ng iaan4+eo1 with bloCMS Ono (t),'ltno~(2) S, a?hrea (D) onel fouT(1), ElaCtne Flwl- j 11P ~
wo uburban Mome nddifion in Lot One f11, see+wn v¢n (T), 7ownstiip Twon •ilve (e3)
wor~~th, SRen9a Forty 4our (M) E,wh~;• B1xKS ona hund.ed evxty aiyhtf <ibp1, wne, hunarad eirty '
.
~ nma (iEl1, ono hund.ad wventy f1701p ona hutttlriod eeveni -ona tt~fll, ano hundrsd a.even -two 29 91 32 33 84 ,!3 L
j 117a1l one hundrad xvon4•M,Tee t~~3l. ona hundrW sarnn~y-lbur fia41, ona hundred etvan~y + , ~ Z I
~ frv~ 11701,~oona n~.ndnd ~N .}y•~sx(17E) oi.d one hundrad savtnty savan 117q), Ee~nq idarrtlu`1
~ wAh qcks One (1), twu t4), th~oe 131, four f4l, flve ~31, six te1. aevan (T), ei9ht lBf, lfine791 and ton(WI, g~ f%
Moo.1e`s f4cro Ymcts, arfuotea in tha no*fh holt of mv southeeyt wuortar o} ffie norih xwT~ vs~s . u
• i eac uuvter of 5uclion Twelvnl1El.Township Yv,wnty•fve/F11NOiih. ~[onqa F'orthF47 NfI L.Y~ M.; ull d 1ha wast hulf ot 4he rioi?haoet .uuiter of Saction 'i~velve(i2),'town. uhlP t~.,-enty •we(Y3) North, Fl4rt9a For1~~iMirce(49)~E.w.Nb trtept ihe novthwest suo.+trt of tha nor ri~weet y,uu~rfir cr4 tha nortneuet y,uorter und eticept th. southweat 9,ucrier y• , ~
3E ] s; ~ 49 49 46 43 44 42 42 41
I Cf the nurthwaat q,uarnr of tho ~orrhwst wue.lar, excepf the south¢q~ y,uorter o{'the ~ jz
l uY 4hv n0►lhanet nrier ~ aaiq S~etior~ 1Walve ltt}, lbwneh'ip Twtrrh,• Z
~ Q
a,wihwaaY q,U4Tf 1'
fiva t25l NorfM~ Ftor~ i Forfy-three (19) ~uvK K. und a itoet of Ipnd descYibea us fallows, ~ J > f
I ~'pWifl~ ~ I~
' Bs9innin ut'o poinf Plv4 hundvtd ~
j thirly fow t~ feet aw4 at tha aouf+~ wuF e (
eornlEY a} the norlheost tµ.qrfar of the norlh• p 19 38 S ~6 P ~ a r
toat guar*aT uf b6t4ion twe1ve Ua1, Town•
ahip Twdnt •five 1251 Korth, Ron e Forfi~ •thres aS 66 67 68 ~ 70 71 72 79 ~ 73 74 77 76 7~ ~
l~' ) E W.rt~ yf4+anca notth to aoint ~on Tl~a
sauthayly aide lina of iha o/ tha SpoKUnQ. ~ ~ 61 62 GS
` Ona CoEut d' Alant Rallwoy T19hf Of wpy, ~~w J..~ y i run i~+a ■an _~i !u
, qnd thenea rvorthenst alor!q the Baia
eouYh Hne of aoid rullwu,y Tightot way rM3 w in the ast ~,di line of auid novthansT quortar of tM norih r.eet uotitar ot Sac- ~ fi'on Twawa (1211 Township onty •fwefPJ7 IOZ = 101 10A
, 9
9 98 j 97 DG 91 : a9 SY Q 9i 90 89 88 z 87 86 BS 94 ea BR El BO t*y, ~g
I Notth~ Rnn9e Fortt,•th~tal431E,NCtCj thance N = t F o
eow4h olon tha east side lins o4aoid ry Y ~ ~ p ~ ~us ~ •k ~
se q9/.~artaT ot tha northaoet guor ~
I I north o t'
? W Iv
t e r o l S a e fi" F i n ~ a (1P J, 7bwnshiP T~,. a y u
-P[va (23) hOrfh flwi • -Fht*a 14!)E.N4ht. a o~nt thrie hundrs~d fo~•iwo1S-21 ~
feat ncrfh of ihe soufhea~4 corn• of tht ~ ~ t ? i
no~th~c~t ~yrte+ of fh~ no.+hea~t rM' ~04 105 106 107 108 109 110 111
ot aad ~etion ~Iv~aUtl~ ~ 118 I1J 116 liT 118 11.9 -1=0 l21 lE2 128 124 121 u 12i ~17
~ (ado ftooot pckga
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