VE-6-94
e
RECE VED -
ZONING ADJUSTOR MAY 1 01994 SPOKANE COUNTY, WASHINGTON gppKAM CpUMyENGINEEA
IN THE MATTER OF A VARIANCE FROM )
FRONT YARD SETBACKS FOR 2 LOTS ) FINDINGS OF FACT,
FILE: CONCLUSIONS
APPLI ANT: OKEY ARGER ) AND DECISION
COMPANION FILE(S): AEE-14-92 AND )
PE-1657-92 )
APPLICATION DESCRIPTION: The applicant proposes to build a residence on each of
two separate lots and requests 15 foot front yard setbacks from the east edge of the right-of- ~
way of Murbach Road; whereas, section 14.616.325.A.1 of the Zoning Code of Spokane- ~
County requires a 30 foot front yard setback from the east edge of the Murbach Road right-of- ,
way. Authority to consider such a request exists pursua.nt to secrion 14.404.080 of the Zoning
Code of Spokane County and Spokane County Board of County Commissioners resolurion ~
No. 89 0708, as may be amended. PROJECT LOCATION: Generally located in the Spokane Valley, approximately 520 feet
west of Sullivan Road and 400 feet south of 24th Avenue in the SE 1/4 of Section 26,
Township 25N, Range 44EWM; Lots 7 and 8 of Block 1 on 26th Court at the end of the cul de
sac in Pleasant Cove subclivision. Parcel Numbers: 45264.2407 and .2408.
OPPONENTS OF RECORD: NONE
PUBLIC HEARING AND DECISION: After consideration of all available information
on file, one or more site visits, exhibits submitted and testimony received during the course of
the public hearing held on April 27, 1994, the Zoning Adjustor rendered a written decision on
LO~b, 1994 to APPROVE the applicarion as set forth in the file documents and as
May _1
conditioned below. ~
FINDINGS OF FACT AND CONCLUSIONS
1. Testimony was taken under oath.
2. The proposal is described above and detailed in documents contained in the file.
3. In compliance with RCW 36.70.450, the Planning Department deternuned that this
proposal is generally consistent, as conditioned, with the Urban category of the
Comprehensive Plan.
4. The site is zoned Urban Residential-3.5 (UR-3.5), which allows the proposed use
upon approval of this application.
5. The existing land uses in the area of the proposal include existing residenrial
subdivisions, all of which are compatible with the proposal.
6. The proposal is exempt from the provisions of the Washington State Environmental
Policy Act, Chapter 43.21 C RCW pursuant to WAC 197-11-800 (6) (b).
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CASE NO. vE-06-94 SPOKANE COUNTY ZONING ADJUSTOR PAGE 2 '
7. Several special circumstances exist which contribute toward a case for granting the
variances.
a. During the design and approval of the Pleasant Cove subdivision (Spokane
County file PE-1657-92), the County Engineer's Office requested and received
a condition of approval which exacted a 40 foot dedication on Sullivan Road.
The County Engineer's Office acknowledged during the public hearing (VE-06-
94) that this was a larger amount of dedication than would normally had been
expected for a 14-lot subdivision at this location. The reason for the large
dedication request (to allow for widening and storm water management swales)
was because of the developed property immediately across Sullivan Road. The
Engineers preferred to request and receive the dedication of undeveloped *
property (the applicnats) as opposed to purchasing developed property across
the street. The alignment of Sullivan Road will actually be skewed at this point
because of this concept. It was estimated that 10-20 feet of extra right-of-way
was dedicated.
b. The additional dedication referred to above is partially for the purpose of
establishing storm water drainage swales. A portion of these swales must be
maintained by the applicant or future parties of interest. The storm water
drainage swales will be handling storm water drainage from other portions of
Sullivan Road; that is, more than just the drainage resulting from the
development of Pleasant Cove subdivision will be included in these storm water
disposal areas.
c. The County Engineers Office offer explanation that it was not their desire to
have 26th Court extend west to connect with Murbach, because it would not
connect with a through street.
d. The County Engineers also requested, during the development and approval of
the Pleasant Cove subdivision, 20 feet of dedication on the west side of the
subdivision, thus increasing undeveloped Murbach Road to a 50-foot right-of-
way. 1'he County Engineers Office states that Murbach Road will never extend
north to 24th Avenue and will always remain a local access street. It may serve,
at some time in the future, as a distributor of traffic from lands from larger
parcels lying to the south which may be developed more intensely in the future.
e. The 2 lots in question, lots 7 and 8, are at the west end of the cul de sac and
fronting both on the cul de sac and on the east side of Murbach Road right-of-
way. Through the subdivision process, access is denied to Murbach Road, and
in fact a chain link fence has been established on the west boundary lines of lots
7 and 8.
f. Although it was the applicant's choice to develop 141ots, thus reducing them to
the bare minimum allowed by the Zoning Code and Spokane County
Administrative Exception process (AEE-104-92), the applicant likely could have
developed 141ots without encountering the problem lot size if excessive
dedicarion had not been the case on Sullivan Road.
HD/VE-06-94
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CASE NO. VE-06-94 SPOKANE COUNTY ZONING ADJUSTOR PAGE 3 '
g. It is a"quirk" of the Zoning Code which defines front yard setback as being
both on Murbach Road to the west and on the cul de sac to the east. Applying
these two setbacks, respectively 30 feet and 25 feet, along with side yard and
rear yard setbacks, reduces the buildable footprint of future houses to
considerably less than the other lots in the subdivision. This will most certainly
result in smaller and less expensive dwelling units, according to the applicant.
h. The County Engineers Office, by letter of May 3, specifically established that a
15-foot setback from Murbach Road will not be detrimental to the road or the
circulation system for the area.
i. A drainage easement, 15 feet, is actually on lots 1 and 14 at the east end of 'the
subdivision, thus further reducing the amount of available property left for
construcrion, development and contributes ultimatley to the construction
footprint size on lots 7 and 8 at the west end of the subdivision.
8. The reasons for granting the variance, as set forth by the applicant, are as follows.
a. The frontages in question face on an unimproved County right-of-way;
therefore a full 30 foot setback serves no useful intent.
b. The Zoning Code language substantially contiributed to the situation of
significantly restricted building areas, by being applied so as to create double-
fronting lots.
c. Granting the variance would not be harmful to the public interest.
d. Without the variance the houses would be unreasonable small in size and scope,
possibly even lacking garages.
e. A spec-builder, Thorne Construction, advised the applicant that the lots were
too small to build houses comparable and compatible to others on the cul de
sac.
f. A portion of the drainage easement, 15 feet, is actually on lots 1 and 14 at the
' east end of the subdivision, thus further reducing the amount of available
property in the Pleasant Cove subdivision left for the total development and
contributing to the small construction footprint size on the subject lots 7 and 8 at
the west end of the subdivision.
9. The owners of lot 6, block 1, immediately east of lot 7(the southerly lot in
question) expressed support for granting the variance as long as it did not result in any kind of
relief of the 25-foot setback from the cul de sac. They felt that granting a 15-foot setback on
the west property line of lots 7 and 8 would establish a larger building footprint, thus allowing
a house more comparable in value to their house and possibly set farther west of theirs. Their
house and property is valued greater than $175,000. It had been eaxlier testif'ied that a house in
the range of maximum $100,000 could be built on the lots 7 and 8 due to the small building
HD/VE-06-94
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CASE NO. VE-06-94 SPOKANE COUNTY ZONIlVG ADNSTOR PAGE 4 '
footprint available when all of the setback dimensions were applied. The Davis' expressed
concern that their home would be devalued by two lesser value homes built adjacent and across
the street from them.
10. Where the problem complained of is common to land in the area or throughout the
community, the proper solution is legislative rezoning, rather than piecemeal administrative
exemption. The alleged problem or hardship must relate to the land. Community needs or
personal hardships do not qualify as legitimate grounds for issuing a variance. (Zonini! and
Land Use Controls, Rohan, § 43.02 [4] [b] [i]).
11. Section 14.404.082 of the Zoning Code addresses the requirements for granting a
variance. Subsection 1 of the above section is as follows: 1. Any variance from the terms of the Zoning Code shall be subject to such conditions
as will (a) ensure that the adjustment shall not constitute a grant of special privilege
inconsistent with the limitations upon other properties in the vicinity and similar
zone classification in which the property is situated, (b) ensure that the intent and
purpose of the Zoning Code is maintained with regard to location, site design,
appearance, landscaping and other features of the proposal, and (c) protect the
environment, public interest and general welfare, and that the following
circumstances are found to apply:
a. Because of special circumstances applicable to the property, including size,
shape, topography, location or surroundings, the strict applicarion of the
Zoning Code creates pracrical diff'iculties and is found to deprive the property
of rights and privileges enjoyed by other properties in the vicinity and similar
zone classification; and
b. That the granring of the variance will neither be materially detrimental to the ~
public welfare nor injurious to the property or improvements in the vicinity .
and zone in which the property is located. (emphasis added)
12. Compared with any situation rerraotely comparable reducing the standard from 30
feet to 15 feet is consistent with the parcels on the west side of Murbach and with corner
parcels in general. The larger buildable footprint will allow more consistency and site design
between all the residences on 26th Court. By strictly applying the front yard setback both to
Murbach Road and the cul de sac of 26th Court, an unnecessary burden is placed upon these
two lots; even when taking into account the administrative exceptions granted for 10 lots to
allow the division of lots slightly below 10,000 square foot per lot, the minimum lot size in the
zone.
13. Rohan, in Zoning and Land Use Controls, § 43.02 [S], states that over the years a
number of factors have been considered by courts with respect to granting variances. These
include: (1) whether strict compliance with the terms of the ordinance will preclude a pernutted
use from being pursued; (2) whether the land will yield a reasonable return; (3) the degree to
which the applicant seeks to vary from the ordinance; (4) the degree of harm which will be
unposed on the surrounding area if the variance is granted; (5) whether some other method can
be puz-sued to avoid the need for the variance; (6) whether the difficulty is self imposed; and (7)
whether the interest of justice and the general welfare will be served. Rohan continues that no
HD/VE-06-94
CASE NO. VE-06-94 SPOKANE CDUNTY ZONING ADJUSTOR PAGE 5
factor alone controls and all must be considered. It is a balancing act of the competing interest
between the landowner and the community, as expressed through the zoning document. As the Zoning Adjustor considered all the facts, testimony, relevant case law and instructive
usefulness of Rohan's Zonine and Land Use Controls, it is concluded that the balancing test of
competing interest lies with approving the variances.
14. No adverse testimony or written comments were received regarding the proposal.
15. The applicant has been made aware of the recommendations of various County
agencies reviewing this project.
16. Various performance standards and criteria are additionally needed to make the use
compatible with other permitted acrivities in the same vicinity and zone and to ensure against
imposing excessive demands upon public utilities, and these shall be addressed as conditions
of approval.
17. The proper legal requirements for advertising of the hearing before the Zoning
Adjustor of Spokane County have been met.
DECISION .
From the foregoing Findings and Conclusions, the Zoning Adjustor APPROVES
the proposal as generally set forth in the file documents, subject to compliance with the
following
CONDITIONS OF APPROVAL I. GENERAL
1. The following conditions shall apply to the applicant, owner and successors in
interest and shall run with the land.
2. Failure to comply with any of the conditions of approval contained in this decision,
except as may be relieved by the Zoning Adjustor, shall constitute a violation of the Zoning
Code for Spokane County and be subject to such enforcement as is appropriate.
3. The Zoning Adjustor may administratively make minor adjustments to site plans or
the conditions of approval as may be judged by the Zoning Adjustor to be within the context of
the original decision.
II. PLANNING DEPARTMENT
1. This parcel shall not be further subdivided unless consistent with RCW 58.17,
the various county subdivision regulations and the Spokane County Comprehensive Plan for
the area.
HD/VE-46-94
V
CASE NO. VE-06-94 SPOKANE COUNTY ZONING ADJUSTOR PAGE 6 2. The applicant shall develop subject property generally in accordance within the
concept presented to the Hearing Bod.y. Variations, when approved by the Planning
Director/designee, may be pernutted, including, but not limited to building location, landscape
plans and general allowable uses of the pemutted zone. All variations must conform to
regulations set forth in the Zoning Code for Spokane County, and the original intent of the
development plans shall be maintained.
III. DEPARTMENT OF BUILDINGS
1. The applicant shall contact the Department of Buildings at the earliest possible stage
of design/development in order to be informed of code requirements administered/enforced as '
authorized by the State Building Code Act. Design/development concerns include: Fire
Apparatus Access Roads; Fire HydrantlFlow; Approved Water Systems: Building
Accessibiliry; Construction Type; Occupancy Classification; Exiting; Exterior Wall Protecrion;
and Energy Code Regulations.
IV. DIVISION OF UTILITIES
1. Any water service for this project shall be provided in accordance with the
Coordinated Water System Plan for Spokane County, as amended.
2. Applicant will make connection to Public Sewer System. Sewer Connection Permit
is required.
V. HEALTH DISTRICT ,
1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane .
County. 2. Water service shall be coordinated through the Director of Utilities, Spokane
County.
3. Water service shall be by an existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
4. A public sewer system will be made available for the project and individual service
will be provided to each lot prior to sale. Use of individual on-site sewage disposal systems
shall not be authorized.
5. Use or private wells and water systems is prohibited.
HD/VE-06-94
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CASE NO. VE-06-94 SPOKANE COUNTY ZONIlVG ADJUSTOR PAGE 7
VI. DIVISION OF ENGINEERING AND ROADS
None is needed.
NOT'ICE: PENDING COMPLETION OF ALL CONDTTIONS OF APPROVAL WHICH
NEED TO BE COMPLETED PRIOR TO PERMIT IS SUANCE, PERMITS MAY BE
RELEASED PRIOR TO TI-E LAPSE OF THE TEN (10)-DAY APPEAL PERIOD.
HOWEVER, THE COUNTY HAS NO LIABILITY FOR EXPENSES AND
INCONVENIENCE INCURRED BY THE APPLICANT IF TI-E PROJECT APPROVAL IS
OVERTLfRNED OR ALTERED UPON APPEAL.
DATED this day of MAY, 1994.
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THO G. SHER, AICP
Zoning Ad stor
S okane County, ashington
FILED:
1) Applicant (Certified/Return Receipt Mail)
2) Opponents of Record
3) Spokane Division of Engineering and Roads
4) Spokane County Health I?istrict
5) Spokane County Division of Utilities
6) Spokane County Department of Buildings .
7) Spokane County Fire Protection District No. 1
8) Planning Department Cross-reference File and/or Electronic File
NOTE: ONLY THE APPLICANT OR AN OPFONENT OF RECORD MAY FILE AN
APPEAL WITHIN 'Z'EN (10) CALENDAR DAYS OF 1HE ABOVE DATE OF SIGNIlVG.
A.PPEAL MLTST BE ACCOMPANIED BY A$210.00 FEE. APPEALS MAY BE FILED AT
TBE SPOKANE C4UNTY PLANNING DEPA.RTMENT, PUBLIC WORKS BUILDING,
1026 W. BROADWAY, SPOKANE, WA 99260 (Section 14.412.042 of the Zoning Code for
Spokane County).
HD/VE-a6-94
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ENGINEER'S REVIEW SHEET
BLDG. PERMIT # -or -FILE# VE-006=94-oA
Related N ile # ( )
Date to Revicw 4-27-94: lime 9:00 # 1
Date to AA & DR Time
Date Received 3-29-94
Project Name FR YD sET BACx (2) 15' (CODE 30) No. Lots 2 No.Acres 20,4SF
Section - Township - Range
SITE ADDRESS 26TH CT/W SULLNAN PARCEL # 26544-2407+
Applicant''s Name PROKEY ARGER Phorae # 926-8620
Address 300 N MULLAN-SPOKANE WA 99206 Work # 926-5311
Date Conditions mailed 7~ IY
Contact person • Phone #
FLOOD ZONE V NO W S SCHOOL
Eugiueer / Surveyor's / Architect's Name
Planning Contact Person Phone # 456-2205
.
Date Submitted Description Initials
AGREEMENT TO PAY FEES OR PRIORITY FEE COMPLE"1ED & COPY TO ACCOUN'1'ING
FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTING
NOTICE TO PUBLIC # 1 3 4 6 COMPLFTFD - OR NEEDS TO BE SIGNEll
DESIGN DEVIA'i'ION SUBMITTED
1 AI.'TERATION TO PLAT - BLOCKS & LOTS
HEARWG EXAM _APPROVED _DENIED-_APPEALED BBC / PROJECT _APPROVED _UENIED
k\p%review.for
t i
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
-VARIANCE REQUIREMENTS-
TO: Spokane County Planning Department, Zoning Adjustor
FROM: Division of Engineering & Roads, Scott Engelhard S-F,
DATE: April 26, 1994
SUBJECT: VARIANCE #VE-06-94 ~ ARGER, PROREY
The Spokane County Enqineerinq Department has reviewed the above referenced
application. The followinq comntents are offered for inclusion in the
Findings aad Order as "Conditions of Approval" should the request be
approved.
E64 We have reviewed the above referenced proposal and have no comments
to make concerning the application.
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~ ~ ~ • - • .
, l~?~ - . • ; ; . - - - - -
_
S P O K.~ I-7 E - C O U N T Y -
PLANNING DEPARTMENT VVALLIS D. I-iUBBARD, DIRECTOR
lvO ll liQ.IE CLC SUDGKAMLPe Q.OtL1NllY lLeONllNG ADXlVSll(DIR lI lV11BlleffC
HIEAMuNG
DATE: APril 27, 1994
~
TIME: 9:00 a. m. or as soon thereafter as possible ~
PLACE: Spokane County Public Works Building (W
Commissioner's Assembly Room ENGINE~,~
1026 W. Broadway SppitAl~E
Spokane, WA 99260
AGENDA ITEM 1 File: VE-06-94(A&B)
VARIANCE FROM FRONT YARD SETBACK REQUIREMENT FOR TWO
LOTS
LOCATION: Generally located in the Spokane Valley, approximately 520 feet west of
Sullivan Road and 400 feet south of 24th Avenue in the SE 1/4 of Section 26, Township
25N, Range 44EWNi; Lots 7 and 8 of Block 1 on 26th Court at the end of the culdesac in
- Pleasant Cove subdivision.
PROPOSAL: The applicant proposes to build a residence on each of two separate lots
and is requesting 15 foot (front) yard setbacks from the east edge of the right-of-way of
Murbach Road; whereas, secrion 14.616.325.A.1 of the Zoning Code of Spokane County
requires a 30 foot front yard setback from the east edge of the Murbach Road right-of-way.
EXISTING ZONING: Urban Residentia13.5 (UR-3.5)
SITE SIZE: Approacimately 10,377 square feet (Lot 7)
Approximately 10,196 square feet (L,ot 8)
APPLICANT: Prokey Arger
300 N. Mullan Road
Spokane, VVA 99206
All meetings and hearings will be conducted in facilities which are accessible to disabled
individuals. For more particular information, please contact the Spokane County Planning
Department at (509) 456-2205.
NOTE: THE ZONING ADNSTOR WII..L ISSUE A WRITTEN DECISION TO APPROVE OR DENY
THE ABOVE PROPUSAL. ONLY THE APPLICANT OR AN OPPONENT OF RECORD MAY
APPEAL THE ZONING ADJUSTOR'S DECISION AND MUST DO SO WITHIN TEN (10)
CALENDAR DAYS OF THE DATE OF THE DECISIONS SIGNIlVG. APPEALS MUST BE
ACCOMPANIED BY A$210.00 FEE. APPEALS MAY BE FII.ED AT THE PLANNING
DEPARTMENT, SFOK:ANE COUNTY PUBLIC WORKS BUILDING,1026 WEST BROADWAY,
SP()KANE, WA 99260 (SECTION 14.412.042 OF THE ZONING CODE OF SFOKANE COUNTY).
THE ABOVE REFERENCED FII,E MAY BE EXA,MINED AT T'HE PLANNING DEPA.RTMENT.- -
WFST 1026 BROADWAY AVENUE • SPOI:ANE, WASHINGTON 99260-0240 •(509) 456-2205
t ~ •
t-
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SPOKA.NE COUNTY PLASINING DEPAR'x'MENT \V
APPLICATIQNS BEFnRE THE 2'~ONXNC AD.rUSTOR
Cernficate of Exempnon No.. Application No.. \VE
Name of Applicant: ~✓01~ ~ y ~ r~ Agent: q I
~I Street Address: 14. 300 yru l•~ 6e,~ `
Zip Phone - Home: SZ~-66 ~ `
City: ~o r~ n4 e- . State: W,+ Code: g 9c;~o~ Work: _926- _5_31~ .
Agent's No.:
Name of Property Owner(s): ~y~`~. n~ e ~ I~Pe► L~ ~a.,~+ .
Street Address:
Zip Phone - Home:
City: State: Code: Work:
REQUESTED ACITON(S) (Circle appropriate acrion): Variance(s Conditional Use Permit Expansion of a
. Nonconforming Use
FOk2 STAFF USE ONLX yiolation/
Section G6 Township Range yY Enforcement: Y N
•Lot and legal checked by: •Easement legal checked by: ,
•CWSSA Water (purveyor . P,rR •tJLTD Agreement needed: Y N-7
" -Existing zone: _U R -J,S'" Cite Applicable Section: 616,3c;~5" /-l. QFO
•Arterial Road V./ designation: ~(Q~:ca / •Comp. Plan desi 'o
•Fire District: •Personnel doing preapp conf. .
; Other xeviousPlnni.ng Department actions i.nvolving this pro rty: /~/.PaJ'a~~ CoYP '
Sdl vis07„ ~ a
•Hearing Date: 2-1 ICP4IVlaint. agreement checked by:
ABOUT THE PROPERTY •Existi.ng use of property: Vacajt Lcri~- LOTS r7 At_S ~
•Describe proposed use of the property: o u:S t'_1
•If a variance appliGation, state the Code standard and describe the variancesought in cognparable
U. 4;,~p~i Ca ti f /~JQ-~►
termS: ?O SPlAQC,E fecLt/'r2g" ti a~L" 14e~ &Z . 3,2,~ A
706'R- . l.crf' A-ND
I
•If a condational. use permit application, does proposal meet all stan~ar s? Y N.
If not, has one or more variances been requested? Y'N.
•What is the size of the original parcel if this proposal is a recent or proposed division? -h/A'.
•Street address of property (if known): VoGov ft,'l_
•Legal descrip ~ion of property (include easement, if applicable):
L.o-t-s ~4.j n ~ -.PLeasa-.rt G~ ve, 3 CoG#'"~- onl ~
•Parcel No(s).: ,
,znf C ) t7 4'-i
•Source of legal: )Nat- CeQt-
Total amount of adjoining land controlled by this owner, sponsor and/or agent:
•What interest do you (applicant) hold in the property? Qw rq e- v`_' STATE OF WASHNGTON ) S S COUNTY OF SPOKANE )
I SWEAR, UNUER PENALTY OF PERJURY, THAT: (l.) I AM TFM OWNER OF RECORD OR
AUTHORLZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OWNER, WRITTEN PERMISSION FROM SAID OWNER AUTH(JRIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACHED: AND (3)
ALL OF THE A.BOVE RESPONSES AND THOSE ON SUPPORTZ.NG DOCUMENTS ARE MADE '
TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. -
, , ti,,
~ Signed:
4►.~ iY; c G.< ~ A dre s:
d s ~
~ ~q1on -4e `
Phone No.: U-6-![33Jt Date: N~ Pot .
Notary_P uNi'c in and fox the state f Washingtori, zesiding at
My appointment expires: 9/y~g-7
. 04.~,,.•~~`~`~
page 1 of 2
I
• ,4,~• .
' .
. t✓
A. BURDENiOOF ' n"p.ces licant or his/her representative to establish the reasons why the should be a v
pproed and to literally put forth the basic argument in favor
o ~a~~4-hon. Accordingly, you should have been given a form for your requested ac eS;, cor
~ditional use, etc. desi ed to hel ou resent our case in a wa wluch
ades'th~e cntena which the Zonin Adgu P y p y y
g stoz must consider. Please fill the fonn out and return
it with' your application. . . '
SIGN-OFF BY COUNTY DEPARTMEN'TS A.ND OTHER AGENCIES
SPOKANE COUNTX HEALTH DZSTRICT
~ a) Proposed method of water supply: ov a ~i c- _
b) Proposed method of sewage disposal: o //E1'C6 .
A preliminary consultati h en held to discuss the roposal. The applicant has been informed
of requirements and d ` .
(Signature) v v (ISateY (Sign-off Waived)
SPOKANE OUNTY ENGINEERING DEPARTMENT
A preliminary c Aio been h d o discuss the proposal. The applicant has been info ents d dards. ~ Is p F_ /(Signature) ° V (Date) (Sikn-off Waived)
CD3. SPOKA.NE COUNTY UTILITIES DEPARTMENT (Planning Department may waive
~ if outside VAVMA)
fpreliminary , onsultation has been held to discuss the proposal. The applicant has been informed .
requuements d stands.
t 2--/5 (Signature) ` (Date) • '(Sign-off Waived by Planning?)
The applicant is required to discuss the proposal with '
to become informed of wafer system ,
requirements and standards. (See #4 below)
. . ; 7.'he applicant is required to discuss the proposal With
to become informed of sewage disposal
requirements and standards. (See #5 below)
Q4) WATER PU~2vEYOR: The proposal i 1 located wi.thin the boundary of our future service area.
b) 'ne pzoposal iahonmt located wi.thin the boundary of our current d.istrict.
c) We able to serve this site with adequate water.
d) S' cto~azrangements h v t been made to serve this proposal.
, ~
(tig. ~ nature) (Date)
5. SE'WERAGE PURVEYOR: ~(J CLa, 4-0 A prel' consultation has b, en held to discuss the proposal. The applicant has been infonned
of require ` nts and stan
dar c l ~
. + (Signature) (Date) _
page 2 of 2 ,
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eTt~n ~ 'es
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t .
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etc.) in
the t~:, .,ted at th~ , d ~~unty
l~Ply to Q~erprop~ ct ~-6tS e~;1'oca t to a~
T~ tW~ Sub ;1e ri ng neX - -
side Yards; b - 1~ ffe~S No
. W~ th the~ r _ ,m
Sa " ry
Wy
'~i gh~" °f t ~op• a ~,eQu~i ~~emen~~ ~ ~-~1
~ the sub,ec p d'n seth
I.. the vi m an , dard Si de ' y . .~rontyar`~ ? .
stan . `
. .~otshaye yard
~5
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other _ i- -ti- ~ea~t the~r o
re .~Or~ed in ~
sub J e Ct } s w e -a r ea • ` , e~~ e °r tQ Q~;cr Prop~ Y es
-
- +he bui 1 dab~e
' .~~i cti11g ,~.to•~eP,,, . ~ and is cons_
res variaac~ ~ h~ ta the ~ub1ic
-
a da ~ a ~~ad en~ .
theYl~~t~1~ .Y-equ'~st . 5 _sac ProvideS
. Thi$ var1ancL + .,he Cul_d~
~ExP1a1n ~ w ~ S ~ °-~'s other l ots l sub~ S ~ht 9•
wi tn the .the county, ,
eQt bufferin9 ln a , nf Imin
Str situat1Ons . eth~Y n n ~ve 0vided lesc
, „ . Sunilar ~o ~e . v A-x .
e~~ 01 useS! es ~,rea which h -
~ ~ey ~,C ~utted . r h.ouses right o.~. waY •
1heY`e a~.e ~the
- un~mp~'°Ved countY or ano~
n d s e tb a ck t~ t~ ia- .~tted use bY e
; ded~ ~at~ °n~ a zeIsoland ~ ,
~ - - ~ope~' bepuctoGe?
Cat~.d th.e ~nr~asona~b .
sub~ect p u~5te,~- v~~' ~h e ho u s e s~,t o u1 t1,
on v~; ~t~~aut ~e r~. ~ U
the Va~ ~ nce. ' .
P c~ t ry._.
" `1i thou t4 .~es ~,tc .
5Cope ~.G ~ ' -eta11.y
• n
i n s i 7 e ana ~ lare envir°~ property?
r'A ~ y~ 7~~ te - .u~ ect FrOperty se 0 f his
~ote
~-r• ` 'r ' equest is ing~ted, w, or ~~11Cpro
.~_;,A,..::
~G .
~
. . . .
=3.in;
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f.2
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: - pz lnterest ~
bli~ av ailabil1ty
te,d, ~11 c1~e bro~der Pu _ benefA t
~ i~ om t~e .
ce ls grar► r~(et plaGe to.
the, ma ' .
1h15 a~1°WS . . ~ ' :
_ ~h
appieS to
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w housi ~e ~~$e af y ~
~ consistent ~d as front ~ .
variance bt ~ recl as~if. ~ :
ve been
~TOp npt . . . - .
. ~ard Should ha
jhe 5l ~ ~ a 6~e1enE zOne
' ~e pri:vilegeS ° y es .
tto the.subject pxo o one c.~~a~~~~ - $ ~~ar,ce ~anbe a de fa
`pproya1 °f o~~t ,NOrds ,,'ou1~~ ~ . ,
ficaaQn Cln S~ n~,► e= f l y
?,ema1 ns °n~ ~ . .
. " - . . - • ~d ~tent of.~'e
. ~e ~eneral P
~P°se ~cQnSiSte
nt_ ti~zth ,
,
tsvarianceb~~ ~ lassA~Icat10n.
te~ensiv e p~laz~ f o,~ o n i _n g~. . ,
e,
e u~
Dpes ~'0t Chany
~ ~Qm ~e SUbjec- rIo
. o~,c ~e
. Ce T~.t~~ ~~r a~esonabtoo~.e econ sn1~7 Unre~;sonableSiz~~
-s ~s v~'anS ~e existin~ Sm ,oUld only al I °W
prppertY ° b~ect PrOpertY w 1esti on • -
.~xpl~n: i he Su gara9eS i n~~ ~
S
W ot t~s `~'anCe e~st X es l.~
un, ~ t rQU to aPPl`d
Did hausi n g ents
•,~hich caused ~ f
~ th1 r e i~'~m_
~e e sub~
u ect PropertY • . n th at th c s e tb a ck
, wn~'~ta►~
before yO unde°
. We were wi th the
f u~~t~ °n -
lain~ - ~ve dtPartment -lations `N~ch e~st
E P yes ~
'be an admi n~ $trat densit~; , rev
~ wou~ d gfect I~nd use
-
, would ~s S var~anCe 9
Qkane .r'~qu~e~ '
If aPPE4`~ e Rach~ml P .
'
to prot~ t den5i ty '
'
d -
. oes n°t affeC
.~~P~~n' . . ~ ; - : ' '
~ age(s) if ne~,de,d'
P
. , _ A~ch an ad~tion
r 's foT e~l~a6an ~e followir~g SPace 1 . - . . - - ~ . _ ~ .
~ '1 ~+i`4~ • - ' .
~ - M1..,~►:. • . .
;r'~i`, •C "'l t _
"K.f„ ii ' . . . . .
1_•,+ . . . ...~•i~~ r. . . . ,
-ArWU~•
Suppal
. . . S chats, etc. ~ aterial
.:a hs, diS' oa uch a~~1O~'~n Sadered
on~ ph~oto~ p • ~eO ~,pes' ~ to be ~ ~ fee
to b~ f ollow
topresent a~ ~nt to ~SPlay e Q f issues ~~Gh ~
e
~av ~'~=u'`jwe haye the ~q°'p and descnP~~ e r~~
licanon. ust uesaons about ~
_f app any case it ~.~~e If you WaVe pepaxm~ent at 456
r
and uest~ vaz~
n~. to ~s req ~,e coUnty Planni.ng
G ~ . -contact the SF°
E-
•
n . , . . •w, page 2 pf '
2
. . . • cnR!v~
~
.
1
ti
SPOKANE COUNTY PLA.NNING DEPARTMENT G
APPL.ICATIONS BEFORE THE ZONINC AD.YUSTOR
Certificate of Exemption No.: Application No.:
~
Name of Applicant: 4'),/011'~cy ✓q~~ Agent: T N
Street Address: 3 d o Yr1 u LLcr.,./ Qd,.
Zip Phone - Home: 9Zlp• ~670
City: Sro rqA rl ~ State: Wf~" Code: 9 9P-06 Work: _92A- S3 6
Agent's No.:
.
Name of Property Owner(s): 4& Aw" L"
Street Address:
Zip Phone - Home:
City: State: Code: Work:
REQUESTED ACT'ION(S) (Circle appropriate action):
Variance(s Conditional Use Permi.t Expansion of a
. Nonconforming Use
FOR STAFF USE ONLY
Violation/
Section. ZC Township Range yV Enforcement: Y N
•Lot and legal checked by: •Easement legal checked by:
•CWSSA Water (purveyor . P,ra •ULID Agreement needed: Y 7
•Existing zone: ._(L~-3• ~ Cite Applicable Section: !4/- 61F, 134;25. /.f. f - yv~ p~0
•Arterial Road Pl designation: ~Qc.cz / •Comp. Plan desi 'o
•Fire District: •Personnel doing preapp conf. ~
•Other/ reviousPlanning Department actions involving this pro rty: /_%Pa<S'awf CavP
Sdi vis074
•Hearing Date: -Maint. agreement checked by:
ABOUT THE PROPERTY
•Existing use of property: Va Cajt A~''~ ~
•Describe proposed use of the property: ~ o~.s ~
•If a variance applic tion, state the Code standard and describe the variance sought in coparable
i,Q~f
terms: ?D' sP~d- r'e uiraZ~tiC~'er
151 e, 1<, p'E'R- t-crf' '7 A N p~
•If a cond.itional use pernut application, does proposal meet all standards? Y N.
If not, has one or more variances been requested? Y N.
•What is the size of the original parcel if this proposal is a recent or proposed d.ivision?
•Street address of property (if known): "26GoL.~ R.T
•Legal description of property (include easement, if applicable):
Lo-fis -7 o*.j D $ -.T>(.eaSa--r Go v e, 73 Loc.tc on/ 4~_
•Parcel No(s).: •Source of legal: FiNax-- (4.%7t. -
•Total amount of adjoining land controlled by this owner, sponsor and/or agent:
•What interest do you (applicant) hold in the property? Qw r! c✓
STATE OF WASHNGTON ) S S
COUN'I'Y OF SPOK:ANE )
I SWEAR, UNDER PENALTY OF PERJURY, THAT: (1) I AM THE OWNE,R OF RECORD OR
AUTHORIZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OWNER, WRITTEN PERMISSION FROM SAID 4WNER AUTHORIZING MY ACTIONS ON HIS/H.ER BEHALF IS ATTACHED: AND (3)
ALL OF THE ABOVE RESPONSES AND THOSE ON SUPPORTTNG DQCUMENTS ARE MADE
TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. -
c Signed:
~
~ 4►.•••....,~~ Address: o~l. u LLa~✓ OZ d-
A~~~'~.•~~sion Phone No.: 1 Date: __7 - -
: •
NC~i'
~
~ Not u`61fc in and for the state f Washington, residing at
- /
:s~'~A . My appointment expires: 41 Q 7
%~-,,,•.9 04
V
~~~~~~~i page 1 of 2
y . .
A. BURDEMOOF n~ces a licant or his/her representative .to establish the reasons why the
, should be approved and to literally put forth the basic a,rgument in favor
o~ .~w apP`~C~~ion. Accordingly, you should have been given a form for your requested
ac ~nnceccond.itional use, etc.) designed to help you present your case in a way which
addfesses'the criteria which the Zoning Adjustor must consider. Please fill the form out and return
it with your application.
SIGN-OFF BY COUNTY DEPARTMENTS AND OTHER AGENCIES
SPOKANE COUNTY HEALTH DISTRICT
a) Proposed method of water supply: . va.~ I c.
~ b) Proposed method of sewage disposal: o o~~~,.~ `
A prelirrunary consultati h en held to d.iscuss the roposal. The applicant has been informed
of requirements and ~ d
U.
(Signature) y y (ISatey (Sign-off Waived)
SPOKANE OUNTY ENGINE RING DEPARTMENT
A preliminary c ulta 'o I a been h d o discuss the proposal. The applicant
has been info of ments d dards. .
I lS F~~A c1 ~
/(Signature) v (Date) (Sikn-off Waived)
CD3. SPOKANE COUNTY UTILITIES DEPARTMENT (Planning Department may waive
, if outside W'VY
fpreliminary MA)
consultation has been held to discuss the proposal. The applicant has been informed
equuements and stand.ards.
(Signature) (Date) (Sign-off Waived by Planning?)
The applicant is required to discuss the proposal with
to become informed of water system
requirements and standards. (See #4 below)
The applicant is required to discuss the proposal with
to become informed of sewage disposal
requirements and standards. (See #5 below)
Qa4 'DVATER PURVEYOR: J &qzA
The proposal is&f4wlocated within the boundary of our future service area.
b) The proposal i~[.maun located within the boundary of our current district.
c) We able to serve this site with adequate water.
d) S'R cto~arrangements haygAimmpmt been made to serve this proposal.
_ ~ , ~
(8ignature) (Date)
5. SEWERAGE PURVEYOR:
A prelimiriary consultation has been held to discuss the proposal. The applicant has been informed
of re,quirements and standards. (Signature) (Date)
page 2 of 2
ZA; APP
REV; 1/91
' _ . . • . . . . . • ' . .
.
. - " ~ - ;'L~;~:'=.`.' ~ _
~ - . . . . . . . . . ~ - _ 'n~;' . -
' : _ - - • . ~ ~ !:'~r.'-"~ . - :~c``~ : - . " - •
~ . • . ' • ~~i~:?' . . . '
. - - , - - • ~ :
_ ~o+:•.:
. . ~ .
_ , . . . . : . .
. • • " ` ~u~> •
. . _ •
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- - • -
. " . Kt~`~'• ~ .i.~•,.~........-.....e
' . • , ..._..i
• ~.~A"..:'
~i ~ ~ ' . r. ' . .
PERMIT CENTER PASSPORT
Date: Number:
• ,
r
Name Phone
Address
Comments:
CUSTOMER ROUTING
. . . •
; : ~ ::.r::. .
N:r.. .
. . • • ...:•-::~:-r, .......r:•...:~ . ~ ,.i::~~..... ,3•k..::•..
. . . , ' . . • r:• •r:~ . . . : ••r:: trr r'.;:: i:y;~ . ,-,x. • :
6U1 NG:~De rtm . C:ANNIN~~.:-De nY~ ~ ENGINEER'
S
Lbl, . pa. ~►~e .:Q... ..r~ .
~
. . . - Pa.. . PB-:--- -e
s Addressing , Admin. Fxception = Approach Perrnit
] Building Permit , Arterial Rd Plan Info ~Flood Plain Permit
Code Information Binding Site Plan Info Public/Private Roads
Commercial Review Cert. of Exemption Res. Bldg Permit Rev.
Conference Comprehensive Plan Site Drainage Info
i Energy Code Info , Cond. Use Permit s Subdivision Review
~ Fire Safety Review _ Nonconforming Use i Utility Permit
Manufactured Home Permit Review Zone Change Review
_ Mechanical Permits s Shorelines Info
Other Permits Short Plat Info _ NO E REII7RED
i - Re ' r A,/~ ~ime out
s Plumbing Perrnits s Subdivision Info
s Private Road Info i Temp. Use Permit /~'~UTTL:~TIES'''Oep~ltit`irtiAllt
~ Residential Review Variance Appl. APA Payment
~ Sewer Permits _ Zone Check i Cert. of Exemption
Zone Info Subdivision Review
ULID/Sewer Info
Zone Change Review
NO FEE REQ UIRBD NO FEE REQ UIRED
Rcvicwer Time out Reviewer T'une out Reviewer Time out
MAS7L'R1PASSP0RI.CIR 2/1N41
a , o
~ r l
RECEIPT SUMMARY
TRANSACTION NUMBER: T9400283 DATE: 02/15/94
APPLICANT: G ARGER CO REAI, ESTA PHONE=
ADDRESS: 300 N MULLAM RD #204
SPOKANE WA 99206
CONTACT NAME: G ARGER CO REAL ESTA PHONE=
TRANSACTION: VARIANCE
DOCUMENT ID: 1) 2) 3)
4) 5) 6)
FEE & PAYMENT SUMNlARY
ITEM DESCRIPTION QUANTITY FEE AMOUNT
• VARIANCE 1 50.00
LAND USE ACTION REVW 1 20.00
~
TOTAL DUE = 70.00
TOTAL PAID= 70.00
BALANCE OWING= .00
, FAYMENT DATE RECEIPT# CHECK# PAYMENT AMOUNT
. 02/15/94 00001524 1057 70.00
PROCESSED BY: WENDEL, GLORIA
PRINTED BY: WENDEL, GLORIA
'I'HANK YOU
~
i• .
~ r "
S P O K A N E ~ C O U N T Y
OFF[CE OF THE COUIVTY ENGINEER • A DIVlSION OF THE PUBLIC WORKS DEPARTMENT
Ronald C. Hormann, P.E., County Engineer Dennis M. Scott, P.E., Director
May 3, 1994
-F
Thomas G. Mosher
Zoning Adjuster
Spokane County Ptanning Dep
W. 1026 Broadway Ave.
Spokane, WA 99260
Subject: Pheasant Cove - Plat No. 1657
Dear Mr. Mosher:
With regard to the building setback variance requested by Mr. Arger for Lots 7 and 8 in the Piat of
Pleasant Cove on 26th Court West of Sullivan, ttiis office has no objection to a modification of the
setback to 15 feet from the East right of way line of Murbach Road. 1'he plat dedicated adequate right
of way for future improvement of Murbach Road, a ZS foot setback will not be detrimental to the road.
Very truly yours,
Ronaid C. Hormann, P.E.
Spokane County Engineer
Ke,
Gary W. ~ennaly, P.E.
Planning & Traffic Engineer
1\gk\kt\p1t.1657
VV. 1026 Broadway Ave. Spokane, WA 99260-0170 (509) 456-3600 FAX (509) 456-4715 TDD: (509) 324-3166
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