VE-27-88
1
FOR STAFF USE OtILY NAME :
~
i. vARIANCES FILE:
A. Wi 11 the vari ance authori =e a use otherwi se prohi bi ted in thi s zone?
(MUST find negatively) Yes ; No Coment:
i
47 1I"1-1 ~ `l I ✓ `
B. With conditions of approval, will the variance:
• 1) Constitute a grant of special privilege inconsistent with limitations on
other properties in the vicinity and similar zone? (MUST find negatively'
Yes ; No ; Comnent:
2) Ensure that the intent and purpose of the Zoning Ordinance is achieved
with regard to location, site design, appearance, landscaping, etc.?
( 14US7 fi nd posi ti vely ) Yes ; No ; Coment:
x,
:
2~ ~,~ic--z-'L~' - f' r' ,-:i~. -=r~s%~•
3) Protect the environment, public interest and general welfare? (MUST find
posi ti vely ) Yes No ; Coment:
C. Wi 11 speci al ci rcumstances appl icabl e to the pro ert (such as si ze, shape
topography, locati on, or surroundi ngs when co nei wi th the standards of th,
Zoning Ordinance, create practical difficulties for use of the property and/or
depri ve the property of ri ghts and pri vi 1 eges corrmon to other properti es i n th,
vicinity and similar zo.ne classificati,on? (MUST find positively) Yes
tJo ; Comnent:
~ r r%~G ~f l
~
ANG
D. Will the granting of the variance be either materially detrimental to the
publ i c wel fare or i njuri ous to property or improvements i n the vici ni ty and
zone? ( MIJST find negatively ) Yes ; No Coment:
E. Ooes strict application of the zoning standard create an unreasonable burden i
light of purpose to be served by the standards? (Supports application if Yes)
• • • 'J
Yes No , Comment.
~
~ ~ -
F. Would relaxation of the zoning standards make a more environmentally sensitive
or energy-conserving project or encourage continued or new use of an historic
property? (Supports application if Yes) Yes: ; No
Coment:
( conti nued on reverse si de )
,
. . . ~
:
G. Will a broader, public need or interest be served by granting verses denying
the variance? (Supports application if Yes) Yes ; IJo ;.Comment:
H. Is the case supported by substantial reliance on illegal or non-conforming
precedent(s)? (Supports application if No) Yes ; tJo ; Comment:
1. Idill granti.ng the variance adversely affect the overall zoning design, plan
or concept for efther the immediate area or the entire County? (Supports
appl i cati on i f No ) Yes ; No Cortrnent:
J. Is the case for a variance substantially based upon a lack of reasonable
economic return or a claim that the existing str..ucture is too small?
(Supports application if No) Yes ; No Conment:
K. Will the granting of the variance be inconsistent with the general purpose
and intent of the Comprehensive Plan? (Supports application if No)
Yes ; No . ; Comment:
L. Did the practical difficulty which gives rise to the variance request exist
before the present owr~er acquired the property? (Supports application if
Yes ) Yes No ~ ; Comnent
I
M. i-li 11 the granti ng of the vari ance resul t i n a defacto zone recl assi fica-
ti on? (Supports appl i cati on i f No ) Yes ; No ; Comnent:
N. Is the requested variance substantially for the purpose of circumventing
density regulations designed to protect the Aquifer? (Supports application
i f No ) Yes ; No ;
Comment: .
0047z/Archive 0002z 2
r
~
~ T 1
Spokane County
Department of Building & Safety
. -
. ` JAMES L. MANSON, DIRECTOR
TO : Spokane County Planning Department
FROM: Tom Davis, Code Compliance Coordinator .
Department of Building and Safety
DATE: 1,7 S( IS
RE : File Number:
Address:
Please advise the applicant to contact this office at the earliest
possible stage of design/development in order to discuss any
applicable code requirements enforced by this department. The
applicant will be made aware of any State Building Code Act
regulation which might impact the proposal such as fire
hydrant/flow requirements, access roads, and permit requirements.
TLD:pjk
~
f
r»~- c/~ ~ v+'1
~ ~
f t~~
CA~ ~
~
NORTH 811 JEFFERSON • 5POKANE, WASHINGTON 9926000050 • TELEPHONE (509) 456-3675
JFFICE OF THE COUNTY ENGINtcR
SPOKANE COUNTY, WASHINGTON
J t_tn e -T.0, 19 E? 8
.7..0: Ci.7UhJ I-Y 2'. 0f'J 1 NG (~DJ 1..►~~;.TtJFi
F I". I~• "I-'' i ~ E'.. t-t F:_. C.. U I\! ~ Y' E I~J t.J 1 E E.
(ft :t t-: ca )
4he C uUnty En g i nee r• i n g Dep a rtme rit h~.~ s r~.~ v iewed t he a L, u ve re f~.~ rer-iced
,:appLicatican. ThP Following comments are offered for inclusion in the
F'indings anc1 Order as "Conditions of Approval" should the request be
~.~pproved.
1. THE COUIVTY ENG T NEERI IVG DEF'AFtTMENT HAS DETEFiM I NED THAT TflE F'Fi I VATE
RL]ADWAY EASEMEhiT SERV T 1JG THE PAF1CEL (S) SHOULD NOT BE DES I GNATED AS A
" TRACT X" FUTUFE F'UBL I C R I GHT OF WAY 7RAC7. F'RT OFc TO THE FtELEASE OF
A E+U I LD I NG F'ERM I T THE APPL I CANT MUST S I GN AIVD kECCIRD "SPOkAIVE COUNTY
NOT I GE TO 7HE F'UBL I C NUMBER THREE. TH I S DCICUMEN-C SF'EC I F I ES THE
rOl_L_OW I NG:
A) THAT THE F'F T UATE ROAD BE CONSTRUCTED T N ACCQRDANCE W I TH
SF'Ok:AlrlE COUfVTY STANDARDS FOR PRI VATE RQADS.
0> THAT SHCIULD SF'OF-;ANE COUNTY BE REQUESTED TO CREATE A ROAD
I fhF'ROVEMEhiT D I STRT CT FOR THE PURF'OaE OF I MPROV I IVG THE F'R I VA'1"E
ROAD EASEf"IENT TO A F'UBL I C ROAD STANDARD; THE AF'F'L I CANT AGREES
1-0 DEL I VEFI TCl SF'0KANE Ct7UiVTY 'f HE RT GHT OF WAY NECEraSAkY FOFi A
F='UBLI f~iDAD.
C; ) TNE APF'L I GAhIT AGREES 1-0 J C:l I hl I N AraD haOT OF`F'O"---)E THE CFiEATT DN
QF A ROAD r I'r1FFtOVEIIEIVT' U I S'TRT CT (RI D) OFt COUNTY ROAD F'kOJECT
CFiEATED FOR THE F'UFF'OSE OF I MF'FiOV I NG THE F'R I VATE ROADWAY TO A
i=~~ ~1) ~ "r'r~r,-~~~ .
D) SER'VES IyC:l-l' 1 C;E -I-U FUTUhE F'F;OF'EFt i Y UWNEhS TF-iAT SF:'Of:::ANE COUI'JTY
I S iVOT FiESF'CINa I BI_.E FOk F'h VATE FiOADWAY CC]1VSTFtUCT I ON,
i"iA I NTENANCE, SNOW kc:MOVAL OFi ANY Q7HEF'i SEFiU I CES OhJ THE F'R I VATE
f=tOAD.
THE AF'F'L iCflNT SHOUL..D BE ADV I SED THAT THE PRI VATE ROAD MUST BE IVAMED
AhID SI GhlED I Iti! ACCQRIJANCE W I TH THE FROV I S I OIVS OF 5P01<ANE COUNTY ROAD
STAhIDAFiDa.
3. TNE APF'L I CANT SHOULD BE ADV I SED THAT Ah! AF'FFtOACH F'ERM I T MUST BE
OBTA T NED FFtOM THE COUNTY ENG I NE.ER F'Fi IOFi TO THE CUhISTRUCT T ON UF ANY hlEW
DRI VEWAY AF'F'ROACHES. TH I S MUST BE UQIVE F'Ft I OR TO THE RELEASE OF A BU T LU I NG
F'rkM T T
6. THE AF'F1L I CANT SHOULD BE ADV I SED T0 CONTACT THE LOCAL F IRE D I STFi I CT TQ
ASSURE THA"f h I RE D T STRT CT ACCESS STANDAaDS A{VD THE FROV I S I OIVS OF THE FI RE
C.;OUE ARE: BE T NG MET.
, .
r
SPOKANE COUNTY HEALTH DISTRICT
Inter-office Communication
DATE: June 28 1~8
,v t
T0: Zo ' 'ustor, SPokane CountY 10
, 2 $ ~g88
FROM: Scot F,ioonk - Environmental Health Division,
SUBJECT: Proposed Variance: VE-27-88 (Rice) SPD
1. Ref erences : PlANNING DEPARTMENT
a. Map of subject, scale 1" = 75' by applicant, undated, received by
this office April 28, 1988.
b. Reconnaissance Geoloqic Map of the West Half of the Spokane
Quadranqle. Washinqton and Idaho, Allan B. Griggs, 1968.
c. Soil Survev, Spokane Countv, Washinqton, Soil Conservation Service,
U.S.D.A., March, 1968.
d. Spokane Countv, Washinqton, Enqineerinq Interpretations, Soil
Conservation Service, U.S.D.A., August, 1974.
e. Rules and Req,ulations of the State Board of Health for On-site
Sewaqe Disposal Svstems, D.S.H.S., July, 1983.
f. Logs of water wells in Range 44, 45E, Township 25N, Sections 13, 19,
23, 24, & 25.
g. Field Survey Report, Joe Polello, Spokane County Health District,
dated November 15, 1982, and F.S.R., D.S. Lynch, SCHO, dated
November 26, 1974.
h. Map: Greenacres Quadrangle, U.S.G.S., 1973, and Spokane N.E.,
U.S.G.S., 1973.
2. Findings:
a. This project lies over the Spokane-Rathdrum Aquifer.
b. The project is within Critical Water Supply Service Area #3 and
within the service area of Vera Irrigation District. Water supply
will be a public system. Groundwater resources appear adequate to
support development at the proposed density.
c. The project is inside the Spokane County Comprehensive Wastewater
Management Area, inside the General Sewer Service Area, and inside
the Priority Sewer Service Area recommended in the '201' Study. The
method of sewage di sposal i s subject to approval of the Di rector of
Utilities, Spokane County, pursuant to County Resolution 80.0418
adopted March 24, 1980. The topography and soils in the area are
generally suitable for use of individual on-site sewage digposal
systems. The lot is of the proper dimensions to permit the use of
both an individual well and sewage spstem.
. y
. rii► .
. ,
~ .
Proposed Variance: VE-27-88 (Rice)
Page 2
d. The project lies in a sloping area west of Conklin Road and north of
4th Avenue. Local drainageways are significant.
e. Surface soils are classed as Spokane extremely rocky compiex and
Ga rrison gravelly loams with 0% to 70% slopes. They have a septic
tank filter field limitation of slight to severe with the majority
classed as severe. There is also possible contamination of
groundwater. The soils, based on textural classification are Types .
2 to 4.
~-eologically, the soils are glaciofluviai deposits. These
eological structures general iy yield moderate to very large amounts
if water. Data from wells in the area shows they are from 81' to
215' deep and have static water levels varying from 55' to 112'
below the surface. The Vera Irrigation District has indicated that
it can supply domestic use water far thF project. 3. Required (rnanduiory) Condi'Lions If Approved:
a. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
b. Water service shall be coordinated through the Director of
Utilities, Spvkane County.
c. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social b Health Services.
d. Disposal of sewage effiuent beneath paved surfaces is currently
prohibited.
e. Subject to specific application approval and issuance of permits by
the Health Officer, the use of an individual on-site.sewage disposal
system may be authorized. .
f. According to our records, the existing on-site sewage disposal
system serving Rice Meats will be cut off by the newly-created
property boundary. This system will be required to be placed within
the boundaries of the newly-created lot or appropriate easements
will have to be granted.
4. Recommended Conditions of Approval:
a. Use of private wells and water systems is prohibited.
c: Director of Utilities, Spokane County
c: Sponsor: Charles M. Rice and Sons
DBA Rice's Meat Packing Plant
E. 16424 - 4th Avenue ~
Veradale, WA 99037
0568P/ps
E'i►. .
rlEMORAtvOUr l
T0: Spokane Countv f'lannino - Zoning lldjustor Hearing
FR0M: Spokane County Uti 1 ities Pzw fbWLa
.
DA T E :
SU BJ ECT :✓5- - z 7- ?6'
r
Re ommendations are as circled:
(i ) Pursuant to the Board of County Commissioners Resolution No. 80-0418, the
use of on-site sewer disposal systems is hereby authorized. This authoriza-
tion is conditioned on compliance with all rules and regulations of the
Spokane County Health District and is further conditioned and subject to
specific application approval and issuance of permits by the Hea-lth District.
C(2 The Owner(s) or Successor(s) in interest agree to authorize the County to
place their name{s} on a petition for the formation of a ULID by petition
method pursuant to RCW 36.94 which the petition includes the Owner(s)
property and further not to object by the siqning of a protest oeti tion
against the formation of a UlIO by resolu-tion method pursuant to RCIJ 36.94
which includes the Owner(s) property. PROVIOEO, this conditior► shall not
prohibit the Owner(s) or Successor(s) from objection to any assessment's)
on the property as a result of improvements called for in conjunction with
the formation of a ULID by ei ther peti tion or resol ution under RCW Cha;:ter
36.94.
,3~ Any water service for this project shall be provided in accordance witli
the Coordinated 4later System Plan for Spokane County, as amended.
(4) There are no recommendations concerning the method of sewaqe disposal as
the project is outside of the 201 sewer study area.
(5) Water service as approved by the Spokane County Health District and/or the
lrlashington State Oepartment of Social and Nealth Se rvices.
~
' 6) Each dwelling unit shall be double plumbed for connection to future area-
wide collection systems.
(7) A dry sewer connection to the future area-wide Sewerage System is to be con-
structed. Plans and specifications for the dry sewer connection are to be
reviewed and approved by the Utilities Oepartment.
(S) Located wi tliin the Cri tical blater Supply Service Area but not wi thin any
purveyor's district. May be serviced by an individual «ell owned and oper-
a ted by 1 ot owner.
(9) Any sewerase service for this project shall be provided in accordance with
the Comprehensi ve 'Wastewtaer Management Pl an for Spokane County, as amended.
~
~
~
` ZONING ADJUSTOR
SPOKANE COUNTY, WASHINGTON
IN THE MATTER 4F A VARIANCE FROM THE MINIMUM )
STANDARDS OF PUBLIC R4AD FRONTAGE ) FINDINGS, CONCLUSIONS
RALPH H RICE, dba RICE'S MEAT PACKING PLANT ) AND DECISION
[VE-27-88], )
COMPANION FILES CE-115-88 & )
Special Permit 1-15-47 )
SUMMARY OF APPLICATION
The appiicant requests a variance to allow a meat packing piant to be located on a parcel of
land having 0 feet of continuous pubiic road frontage Section 4 04110 of the Spokane
County Zoning Ordinance requires 200 feet of continuous public road frontage Authonty to
consider and grant such a request exists pursuant to Sections 4 03 020 and 4 25 030 b of
the Spokane County Zoning Ordinance
PROJECT LOCATION
The project is generally located in the Spokane Valley, east of the intersection of 4th Avenue
and Conklin Road and south of Sprague Avenue in the NE Y4 of Section 24, Township 25N,
Range 44EWM The Assessor's parcei numbers are 24541-9106 and a portion of 24541-
9107 The property is addressed as E 16424 4th Avenue
DECISION SUMMARY OF THE ZONING ADJUSTOR
Based upon the evidence presented and circumstances associated with the project proposal,
the Zoning Adjustor APPROVES the application, conditioned as set forth below Special
attention is drawn for the Zoning Administrator to approve the landscaping plan or recently
installed landscapmg
OPPONENTS OF RECORD
None
PUBLIC HEARING
After examining ail available Information on file with the application and visiting the
subject property and surrounding area, the Zoning Adjustor oonducted a public hearmg on
July 11 , 1988, rendered a verbal decfsion on July 11, 1988 and rendered a written
decision on July 20, 1988
FINDINGS OF FACT
1 The project location is as set forth above under PROJECT LOCATION
2 On January 15, 1947t the applicant sought and obtained a special permit to
operate a meat packing plant, which is still known as Rice's Meat Packing, on an
approximately twenty (20) acre parcel bounded by 4th Avenue extended, Conklin Road, the
MiIwaukee Road right-of-way and the Spokane County Gravel Pit With that permit, the
applicants constructad a substantiai plant in approxrmately the center of the lower half of
the twenty (20) acre parcel The plant has operated continuousiy since its construction
Recently, the present owners wished to divest themseives of the meat packing plant and
proposed to do so by selling small acreage surrounding the plant and granting an easement
westward to the intersection of 4th Avenue and Conklin Road The concept eventually became
a five (5) acre parcel in the southeast portion of the twenty (20) acres, connected by a
minimum forty (40) foot wide easement on the alignment of 4th Avenue extended Section
4 04 110 of the Spokane County Zoning Ordinance presently requires two-hundred (200)
feet of continuous public road frontage for a parcel greater then 4-Yz acres and devoted to
this particular use The meat packing facility is located at the extreme westerly end of the
five (5) acre parcel, thus leawng the land to the east vacant, although a portion of it is
occupied by a basalt rock "haystack," thus somewhat preventing additional development
~
.
CASE N4 VE-27-88, RICE'S MEAT PACKlNG SPOKANE COUNTY ZONING ADJUSTOR PAGE 2
3 The adopi+ed Spokane County Future Land Use Plan designates the area of the
proposal as Suburban
4 The site is zoned Agricultural, which allows the propvsed use upon approval of
this appl,cation
5 The existing land uses in the area of the proposal include vacant parcels of land of
substantial size, with Iimited marginai quality residential to the west and commerciai
business and Iight industrial uses to the north
6 The appficant has been represented throughout this case by John Konen,
Developmeni Consultant
7 The proposal ls exempt from the proVisions of Ghapter 43 21 C RCW pursuant to
WAC 197-11-800 (6) (b)
8 The appficant has submitted a proposed easement of foriy (40) feet in width
serv,ng as access to the parcel The easement will be recorded with the Spokane County
Auditors Office and a oopy of this recorded easement sha11 be submitted to the Planning
Department fiie prior to fhe release of other permits
9 The applicant has been made aware of the recommenda#tons of varrous
Coun#y/State agencies reviewing this project and has indicated he can oomply with those
recommendations
10 The parcel under vcnsfderation has been found to oompty with stafe and local
subdivisivn regulations [see File CE-115-88 (A & B)]
11 No one appeared to oppose the proposal nor were any written comments adverse
ta the propasal received
12 The proper legai requirements far advertising of the hearing before the Zoning
Adjustor of Spokane County have been met
13 The fiie indicates the applicant may not have fiied the proper segregation
appfication in the County Assessor's affice in order to legaliy create a tax parcel and
identificatron number for the subject property The appficant is advised to do that in the
immediate future, as any appr4vals received in the Planning Department do not establish a
separate taxing parcel and tax number Failure to complete and file a segregation
application wifl cause oonfusion to the applicant, if not unanticipated expenses and delay
14 Any conclusion herelnafter stated which may be deemed a finding herein is
hereby adopted as such
From the Findings, the Zaning Adjustor comes to these
CONCLUSIONS
1 The applicant's proposed private road located on an easement is sufficient
substitute for the requirement of two-hundred (200) feet of continuous frontage on a publie
road
2 A Certif,cate of Exemption can be Issued The Planning Department cond,tions o#
approval must be accomplishedimet before the Certificate of Exemptlon can be issued
3 The variance will not authorize a use otherwise prohibited in the zone
4 With the +rxonditions of approval set forth below, the variance wili a} not
constitute a grant of special privileges inconsis#ent wEth limita#ions on other properties in
the vicinity and similar zone, b} ensure that the intent and purpose of the Zoning Qrdinance
is achieved with regard to location, site design, appearance, and landscaping, etc, and c)
protect the environment, public interest and general wrelfare The approval of the
landscaping plan and instalied Iandscaping by the Zoning Adminlstrator will acxomplish this
5 There are speclal c,rcumstances applicable to the property whrch when oombined
with the standards of the Zoning Oydinance, create practical difficulties for the use of the
property and/or deprive the property of rights and privileges common to other propertEes
in the vicEnity and simila► zone classifications The original approval for the twenty (20)
~
~
GASE NO VE-27-88, RICE'S MEAT PACKING SROKANE CdUNTY ZC?NING ADJUSTOR PAGE 3
acre parcel was excessive, insofar as there was no 20 acre minimum required in 1947 The
appiicant owns substantial amounts of rand to the north and to the south, thus no neighboring
property owner is aggrteved by the divlsion of land The present plant exists and has been
operatrng fvr over forty (40) years
fi Strict app[icativn of the zoning standards does create an unreasonable burden in
Iight of the purpose to be served by the standards
7 Strict applica#ion of the zoning standards does creaie an unreasonable burden in
Iight of the purpose to be served by the standards
8 Relaxation of the zoning standards woutd make a more environmentally sensitive
or energy conserving project or enr,ourage continued or new use of a historic property
9 Granting the variance wi11 not adversely affect the overall zoning design, plan or
concept for either the immediate area or the entire County
10 The case for a vanance was not based substantially upon a lack of reasonable
ecan4mic return nor a claim that the existing structure is too small
11 Granting the variance w+ll not be mcansfstent with the general purpose and
intent o# the Comprehensnre P1an
12 The granting of the variance will not resuft in de facto zone reclassification
13 The requested variance is not substantially for the purpose of circumventing
density regulations designed to protect the Spokane Valley-Rathdrum Prairie Aquifer
14 Various performance standards and criteria are additionalty needed to make the
use campatible with other permitted activities in ihe same vicinity and zone and tv ensure
against imposing excesstve demands upon public utilities and these shall be addressed as
conditions of approval
15 The proposal will neither be detrfinental to the Comprehensive Plan nor the
surrounding properties
16 The proposal wili uphoid the spirit and intent of the Zonmg Ordinance and
mitigate adverse effects upon the neighboring properties due to reasonable restrictions,
conditions or safeguards applied through the conditivns of approval
17 The Zoning Adjustor may require such condit,ons of appraval as necessary and
appropriate to make the project most compatible with the public interest and general
welfare
18 Any finding hereEnbefore stated which may be deemed a oonclusion herein is
acopted as such
DECISlOP]
From the fvregoing Findings and Conclusions, the Zoning Adjustor APPROVES the
proposal, including acting on behalf of the Subdivision Administrator to approve the
assocrated Certificate of Exemption(s) The following Conditions of Approval are stipulated
CONDlTIONS l7F APPROVAL
1 GENERAL
1 The following condltions shall apply to ihe applicant, owner and successors in
interest and shall run with the tand
2 Failure to comply with any of the conditions vf approval cantained in this
decision, except as may be relieved by the Zoning Adjustor, shall canstitute a violation of the
Zaning Ordinance and be subaect to such enforcement actions as are appropriate
3 The ZonRng Adjustor may administratively make minor adjustments to site plans
or the oonditions of approval as may be judged to be within the context of the original
decision
~
.
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 4
4 If the Zoning Adjustor believes there are extenuating circumstances associated with
this permit, he/she may cause there to be a public hearing and reconsideration of the permit,
the expense shall be that of the county's if such reoonsideration takes place
II PLANNING DEPARTMENT
1 The Certificate of Exemption shall not be signed until Condition of Approvals II 4
8 5 and V 5 are compieted
2 This parcel shall not be further subdivlded unless consistent with RCW 58 17,
the various county subdivlsions regulations and the Spokane County Comprehensive Plan for
the area
3 The Zoning Admirnstrator for Spokane County shall approve the landscaping pian
and ensure its implementation (NOTE Mr Horobiowski, the Spokane County Zoning
Administrator, has approved the landscaping plan and inspected the installed landscaping )
It is intended that the treed and shrub landscaping be maintained
4 The applicant shall file with the Planning Department a copy of the segregation
application necessary to recognize the subject property as an individual tax parcel, except
that this condition shall not apply if the parcel is presently established with a parcel
number This condition shali be initiated by November 1, 1988
5 The applicant, heirs and assigns shall submit to the Spokane County Planning
Department documentation recorded in the Spokane County Auditors Office indicating all
necessary easements to provide access to the Spokane County right-of-way as identified for
each parcel and subject easements shall be site specific and not of a general nature indicating
only passage across vanous parcels of land The easements appear to have been adequately
drafted and are included on a document which possibly has been prepared by a sunreyor,
however, there are no surveyor credentials and there is no mdication that the document has
been filed in the Auditors Office This shail also be accomplished by November 1, 1988
III DEPARTMENT OF BUILDING & SAFETY
1 Since no building permit expansion is antiapated, there are no appticable
conditions of approval Although, the applicant is advised to oontact the Department of
Building and Safety regarding any aspects of expansion or modification of the existing
physical facility
IV UTILITIES DEPARTMENT
1 The owner(s) or successor(s) in interest agree to authorize the County to place
their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW
36 94, which petition includes the owner's property and further not to object by the signing
of a protest petition against the formation of a ULID by resolution method pursuant to RCW
Chapter 36 94 which includes the owners property PROVIDED this oonditlon shall not
prohibit the owner's or Successor(s) from objection to any assessment(s) on the property
as a result of improvements cailed for in conjunction with the formation of a ULID by either
petition or resolution method under RCW Chapter 36 94
2 Pursuant to the Board of County Commissioners Resolution No 80-0418, the use
of on-site sewer disposal systems is hereby authorized This suthorization is oonditloned on
oompliance with ali rules and regulations of the Spokane County Health District and is
further conditianed and subject to sp3cifc application approval and issuancA of permits by
the Health Officer
3 Any water service for this project shall be provided in accordance with the
Coordinated Water System Plan for Spokane County, as amended
4 Any sewerage service for this project shall be provlded in acc.ordance with the
Comprehensive Wastewater Management Plan for Spokane County, as amended
f
h
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUfVTY ZONING ADJUSTOR PAGE 5
V HEALTH DiSTRICT
1 Sewage disposal shall be as authonzed by the Director of Utilities, Spokane
County
2 Water service shall be coordmated 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 Depanment of Social and Health Serwces
4 Disposai of sewage effluent is currently prohibited beneath paved surfaces
5 Subject to specific application approval and issuance of permits by the Health
Officer, the use of an individual on-site sewage system may be authorized According to the
Spokane County Health Distnct records, the existing on-site sewage disposal system serving
Rice's Meats will be cut off by the newly created property boundary This system w111 be
required to be replaced within the boundarles of the newly created lot, or appropriate
easements will have to be granted and filed fn the County Auditors Office November 1,
1988 is the date set for the filing of any such easements
VI ENGINEERING DEPARTNNEIdT
1 The County Engineering Department has determined that the private roadway
easement serving ,the parcel(s) should not be designated as a"Tract X" Future Public Right-
of-Way Tract Prior to the release of a building permit the applicant must sign and reoord
"Spokane County Notice To The Public Number Three " This document specifies the
following
a The private road shall be constructed in acoordance with Spokane County
Standards for Pnvate Roads
b Should Spokane County be requested to create a Road Improvement District (RID)
for the purpose of improving the prNate road easement to a public road standard,
the appiicant agrees to deliver to Spokane County the right-of•way necessary for
a public road
c The applicant agrees to join in and not oppose the creaiion of a road Improvement
District (RID) or County Road Project created for the purpose of improving the
private roadway to a public road standard
d The applicant and future property owners are advised that Spokane County is not
responsible for private roadway constructlon, maintenance, snow removal or any
other services on the private road
2 The appiicant is advised that the private road shall be named and, if named, signed
in accordance with the provisions of Spokane County, Road Standards This condition may be
waived in the event that the Department of Building and Safety determines addressing of 4th
Avenue is acceptable However, at such time the Department of Building and Safety feels the
need for the road to become a private, named road, this applicant shall participate and
cooperate in this process This condition may be waNed by the County Engineering
Department without authority of the Zoning Adjustor
3 The applicant is advised that an approach permit must be obtained,from the
County Engmeering Department prior to the construction of any new driveway approaches
This condition may ba waived by the County Englneer's rJffics, in c;ooperation with the
Department of Building and Safety
4 The applicant is advised to oontact Fire District #1 in order to ensure that the
District's standards for access are met
' NOTICE PENDING COMPLETION OF ALl CONDITIONS OF APPROVAL WHICH IVEED TO BE
COMPLETED PRIOR TO PERMIT ISSUANCE, PERMITS CAN BE RELEASED PRIOR TO THE LAPSE
OF THE TEN (10) DAY APPEAL PERIOD HOWEVER, THE COUNTY HAS NO LIABIUTY FOR
EXPENSES AND INCOWENIENCE INCURRED BY THE APPUCANT IF THE PRQIECT APPROVAL
IS OVERTURNED OR ALTERED UPON APPEAL
.
CASE NO VE-27-88, RICE'S MEAT PACK{NG SPt}KANE COUNTY ZONING ADJUSTOR PAGE 6
DATED this 20th day af July, 1988
Thomas G sher~ AtCP
Zoni Adjustor
Spokane County, Washingtan
F1 LED
1 } Applicant
2) Parties of Record
3) Spokane Caunty Engineering Department
d) Spokane Caunty Health District
5) Spokane County Utilities Department
6} Spokane County Department of Building & Safety
7) Planning Department Cross-reference File and/or Electronic File
tVaTE 4NLY THE APPUCpJYT OR AN OPPONENT OF RECORD MAY FILE AN APPEAL WtTHIN
TEN (10) CALENDAR DAYS OF THE ABOVE DATE OF SIGNING APPEAL MUST BE
ACCOMPANIED BY A$100 00 FEE APPEALS MAY BE FILED AT THE SPOKAWWE COUNTY
PLANNING DEPARTMENT, BRC}ADWAY CENTRE BUILDING, N4RTH 721 JEFFERSON STREET,
SPOKANE, WA 99260 (Sections 4 25 090 and 4 25 100 of the Spokane County Zvning
Ord,nance)
TGMIjh
I
r
i
. •
ZONING ADJUSTOR
SPOKANE COUNTY, WASHINGTON
IN THE MATTER OF A VARIANCE FROM THE MINIMUM )
STANDARDS OF PUBLIC ROAD FRONTAGE j FINDINGS, CONCLUSIONS
RALPH H RICE, dba RICE'S MEAT PACKING PLANT ) AND DECISION
[V E-27-88], )
COMPANION FILES CE-115-88 & )
Special Permit 1-15-47 )
SUMMARY OF APPLICATION
The applicant requests a variance to allow a meat packing plant to be located on a parcel of
land having 0 feet of continuous public road frontage Section 4 04110 of the Spokane
County Zornng Ordinance requires 200 feet of continuous public road frontage Authority to
consider and grant such a request exists pursuant to Sections 4 03 020 and 4 25 030 b of
the Spokane County Zoning Ordinance
PROJECT LOCATION
The project is generally located in the Spokane Valiey, east of the intersection of 4th Avenue
and Conklin Road and south of Sprague Avenue in the NE Y4 of Section 24, Township 25N,
Range 44EWM The Assessor's parcel numbers are 24541-9106 and a portion of 24541-
9107 The property is addressed as E 16424 4th Avenue
DECISION SUMMARY OF THE ZONING ADJUSTOR
Based upon the evidence presented and circumstances associated with the project proposal,
the Zoning Adjustor APPROVES the application, conditioned as set forth below Special
attention is drawn for the Zoning Administrator to approve the landscaping plan or recently
instailed landscapmg
OPPONENTS OF RECORD
None
PUBLIC HEARING
After examining all avallable information on file with the applicatton and visiting the
subject property and surrounding area, the Zoning Adjustor conducted a public hearing on
July 11. 1988, rendered a verbal decision on July 11, 1988 and rendered a written
decision on July 20, 1988
FINDINGS OF FACT
1 The project location is as set forth above under PROJECT LOCATION
2 On January 15, 1947, the applicant sought and obtalned a special permlt to
operate a meat packing plant, which is still known as Rice's Meat Packing, on an
approximately twenty (20) acre parcel bounded by 4th Avenue extended, Conklin Road, the
MiIwaukee Road right-of-way and the Spokane County Gravel Pit With that permit, the
applicanis constructed a substantial plant in approximately the center of the lower half of
the twenty (20) acre parcel The plant has operated contmuously since its oonstruction
Recently, the present owners wtshed to divest themseives of the meat packing plant and
proposed to do so by selling small acreage surrounding the piant and granting an easement
westward to the intersection of 4th Avenue and Conklin Road The oonoept eventuaily became
a five (5) acre parcel in the southeast portion of ihe twenty (20) acres, connected by a
minimum forty (40) foot wide easement on the alignment of 4th Avenue extended Section
~ 4 04 110 of the Spokane County Zoning Ordmance presently requires two-hundred (200)
feet of continuous public road frontage for a parcei greater then 4-Y2 acres and devoted to
this particular use The meat packing faciiity is located at the extreme westerly end of the
five (5) acre parcei, thus leaving the land to the east vacant, although a portion of it is
occupied by a basalt rock "haystack." thus somewhat preventing additional development
t '
f 1
ECEIVED
SMITH & SMITH, P S
ATTORNEYS AND COUNSELORS AT LAW JuL 131989
EAST 12019 SPRAGUE AVENUE
SPOKANE WASHINGTON 99206 SPOKANE COUNTY
509/928 41'0o pLANNING DEPARTMENT
THOMAS SIDNEY SMITH J U 1 y 12, 1989
SCOTT' R StMITH
Spokane County Planning Dept
Broadway Center Building
North 721 Jefferson
Spokane, WA 99260
Attn Robin
RE Rice's Meat Packing
VE-27-88
Dear Sir/Maam
The purpose of this letter to request a continuance of the
above certificate of exemption kie have delayed in sending this
in since it appears that the litigation is about to be settled and
Rices will retake possession, however l do not have a date certain
and would certainly appreciate a 90 day extension
If vou have any questions, please feel free to call
Thank you very much for your cooperation in this matter
Respectfully,
THOMAS S SMITH
TSS/rh
cc Ralph Rice
John konen
ec
~ t
PLANNING DEPARTMENT
~ BROAOWAY CENTRE BUtL01NG N 721 JEFFERSON STREET
,s PHONE 456-2205
2
SPOKANE WASHINGTON 99260
tir- } t S
SPOKANC GOUMTr GOURT MOUSE
November 3, 1988
Mr Thomas S Snuth'
Smith & Snuth, P S
Attomeys at Law
East 12019 Sprague Avenue
Spokane, WA 99206
SUBJEC"I' VE-27-88
ltice's Meat Paclang
Dear Mr Snuth
I am m receipt of your October 18,1988 letter
It is, of vourse, uafortunate that Mr Rice has become ill and is lnut,ed m his abdity to
adnnimstrate ttus affair to a timely conclusion. I will be as acvommodadng as I can ln tlus
matter
However, I am uncomfartable with delaymg additional contact on this for 12 months
I propose to stay m touch on a 6-month 6asis and will put an eatry m our tickler file for
about the 1 st of May, 1989 At that time I will drop you a luie to inquim abont the progness
involvuig this case For the foreseeable future, we will not issue the Cernficates of
Exempaon which would authonze the crcation of the two sepuate par+cels as praposed in
the apphcation Obvlously, pending die outoome of any htigation, it may not even be
desuable to create these two parcels Addhaonally, the need for which the vanance was
onginally granted may not be appropnat+e Techmcally, the vanance does not eaust until all
the conditions of approval are met, auad may in fact become null and vrnd if conditions of
approval are never met
So let's gYVe ttus at least 6 months and then reexamine the situanon at 6-month intervals
unal the situation is resolved. I would prefer not to just let this he for an indefinite penod
of ame, or even a year, as I have unvovered too many such srtuations m years gone by that
Thvmas S Srmth
November 3, 19$8
Page 2
are now albatrosses anound our neck as we look at vanous curcent situations Therefcme, I
or someone else will be in touch with you in May 1989
S ely,
~
THCiMAS OSHER, AICP
Zonmg Adlustor
fcu
c: Mr Ja►hn D Konen, East 4124 24th Avenue, Spokane, WA 99223
Sgokane County Engineenng Depwtment, Attention Gary Nelson
Spokane County Utahaes Departament, Attention James Legat
Spokane Cowaty Utihaes Deparument, Anenaon Dean Fowler
Spokane County Department vf Bmldmg and Safety, Attenaon Tom Davis, Cvde
Gamphance Coordxnaxor
Envunnmental Health Di.vision of Spokane Cvunty Health Ihstnct, Attention Scott
Fuik
Vera Imgation District #15, P QBox 630, Veradale, WA 99037
Kurt R Neely, President, Gahlee Hneorporated, 1034 N T'tuurd Stre+et, Suite 2,
Coeur d'Alene, ID 83814
Ratph H R-ice, E 16424 4th Avenue, Veradale, WA 99037
lokr"~
SMITH & SMITH, P S
ATTORNEYS AND COUNSELORS AT LAW R EC E I g p E 4
EAST 12019 SPRAGUE AVENUE
SPOKANE WASHINGTON 99206
509/928 4 1 00 2 0 1988
~'OKANE COUNTY
THOMA$ SIDNEY SMITH S PLA~lNIf~G DEPARTMENT
SCOTT R SMITH October 18, 1988
Spokane County Planning Dept
Broadway Center Building
North 721 Jefferson
Spokane, bdA 99260
Attn Zoning Adjuster
RE "leating Packing
VE-27-8~)
Dear Sir/Maam
The purpose of this letter i,s to request a continuance of
time for granting the above certificate exemption for a period of
12 months f rom November 1, 1988 for the fol 1 owi ng reasons
Mr Ralph Rice, the petitioner, has been seriously ill and is
making a steady recovery He is still not able to handle the
administration of his affairs entirely
Secondly, Mr Rice is involved in litigation at the present
time with the present plant operator, Galilee, Inc
It is the intent of Mr Rice to satisfy any of the conditions
remaining as soon as the litigation is settled A reasonable
estimate at this time without the ability to anticipate any delay
caused by the litigation is expected to be 12 months
Please accept this letter f rom me as in the capacity of
attorney for Ralph H Rice
If we can supply any further information, would you please
contact my of f i ce
Respectf u 1 1 y,
/.,,Q,
THOMAS S SMITH
TSS//rh
cc Ralph Rice
~
Spokane CountY
Planniing Department
- ~ '
CURRENT PLANNING
,
_ ~ - i
~
7( O Ir C: S O ~ `-~:y / ~',E'~Y' / ~ • ~ ` ~ f" - O j~ .
)
~Y~r'A Co rL IJS u r-e. 1AJ r ;
4 Co h
.
~
I _ wT PNONE 456•2205
...-rr spnKANE. WASHINGTON 99260
r ~ / • I(; ~ ~ 4^
SPOKANE COUNTY PLANNING DEPARTMENT
Land Use Application No. Z7 &2~
Property Parcel No. _ 24541-9106, ptn of 2107.
Property Address 11• 307 Conklin Road
CnLID REAL PROPERTY COVENANT AND AGREEMENT
RECITALS:
WHEIZF.A.S, ;:pokanf: rc►unty, pursu-int to Chapter 36.70 RCW,
Chapter 58.17 RCW, Chapter 43.21C RCW, and Chapter 36.94 RCW, has
the legal ability to attach, as a condition of approval in conjunction with the
approval of projects and permits authorized under the above provisions, a
requirement that the owners of the real property which is the subject of the
approval or permit, execute, at the time of application for any project or
permit, a ULID Real Property Covenant and Agreement, the purpose of
which is to protect the drinking water of the Spokane Valley - Rathdrum
Prairie sole source aquifer, as provided in the Spokane County Aquifer
Sensitive Area Overlay Zone, from the effects of pollution by existin`
future sewage disposal practices in areas which may affect the aquife~: ;
THIS AGREEMENT AND COVENANT is made and executed this
day of 198_, by Spokane County and the owner(s) of the
following described real property, located in the State of Washington,
County of S pokane,
to-wic:
The South 298.00 feet of the Northwest Quarter
of the Northeast Quarter of Sec tion 24, Townshir
25N. Range 44, E.W.M. Spokane County, Washingtor_,
EXCII'T the West 605. 00 feet thereof and conta.in
a,cres.
-:Q
~
C
v~
q~cz9 ~P sP~~ gr
hk~a~ o cor,~r~~
fPqRT~ , .
.
~zc 16 3 37 PM ' I" .
Continued on Page 2 W I L `„1H E-. ~fj4'
A'v'r~;,
wAsHyP
$MAPSON
.
aiCou
,
• , ; , ~ , • ~ J . fy A
iThe above described property is located within an area designated
within the Comprehensive Wastewater Management Plan as affecting the
Spokane Valley - Rathdrum Prairie sole source aquifer, and the owners of
such property have made application for a permit or approval from Spokane
County, which application requires the execution of this Utility Local
Improvement District Real Property Covenant and Agreement.
(1) OBLIGATION
In accordance with the conditions of application approval in
conjunction with Land Use Application No. set forth hereinabove, the
owners hereby covcnant and agree for tliemselves, their heirs, successors,
assigns and personal representatives, to join in any valid petition for the
formation of a Utility Local Improvcment District established pursuant to
Chapter 36.94 RCW, for the installation, maintenance or operation of
sewer service and facilities which may be proposed to be established for
the area in which the above-described property is located, and which will
serve the above-described property, and said owners for themselves, their
heirs, successors, assigns and personal representatives covenant and agree
not to protest the establishment of such Utility Local Improvement Disrrict
as authorized under RCW 36.94.240 for such area, in serving saici
property, whether proposed by petition or resolution of the appropriate
governmental agcncy. PROVIDED, HOWEVER, this obligation shall not
constitute a waiver of any right of said owners, their heirs, successors,
assigns or personal representatives to object to or protest the ULID
assessment on the above-descrioeci property.
(2) COVENANT
The obligation and agreements hereinabove contained are hereby
declared to be covenants running with the above-described land, and shall
be binding upon the owners, their heirs, successors, assigns and personal
representatives for the benefit of the above-described lands and
surrounding lands which may be included in such ULID.
The County, upon approval of the permit or project for which the
document is executed and running of the appeal time frame, shall execu LC
the document and record the same with the Spokane County Auditor. If thc
permit or project is ultimately denied, the agreement will not be executed
by the County and will be returned to the owner.
Continued on Page 3
• ' V~~. ~V ~ r'
Owner Owner ~ -
,
Owner's Address: r„ ~ raf4s~-j
~
We hereby consent to the above agreement and covenan t.
(Conti~ac ~ i- u_cc_
Date Lienholder/Contract Seller/MortgageeVDeed of Trust Holder
(Signature, Title and Company)
~l Above-described property has no i , ontract sellers,
' mortgagees, deed of trust h lde or o er pa ies o vestcd
interest ex-cept those who ur are sho n ve.
Signz,.ure of Ow
C ~ ~4 ' ► Gf , ,J~' a~P~c~iP~9 ~J-%
STATE OF WASHINGTON )
.
~ ss.
County of Spokane )
On this day personally appeared before me Vi '
, to me known to be the individual(s)
described in and who executed the within and foregoing instrument, and
acknowledged that he/she/thay signed the samc as his/her/their free and
voluntary act and deed, for the uses and purposes therein mentioned.
GIVEN under my hand and official seal this -:~---e-l day of
. . • ~ _y - ._y~ _ , ~
'v • ~ ~ i
NOTARY PUBLtC in and for the S tate
of Washington, residing in Spokane. Mt.
- p►1 p; commission expires:
S`~A'fE flF WASHINGTON )
' ) ss.
County of Spokane )
On this day of , 198_, personally appeared before me
, to me known to be the
of the corporation that executed the within and foregoing instrument, and
acknowledged said instrument to be tha free and voluntary act and deed of
said corporation, for the uses and purposes tharein mentioned, and on oath
stated that he/she was authorized to execute said instrument and that the
seal affixed is the corporate seal of said corporation.
IN WITNESS WHEREOF I have hereunto set my hand anrl affixed by
seal the day and year first above written.
NOTARY PUBLIC in and for the S tate
of Washington, residing in Spokane. My
commission expires:
BOARD OF COUNTY COMMISSIONERS
0i Sr "ANE COU1V'TY, WASHIT`: CTC.'N
. ,
~
ATTEST• ~
WILLI M . DONAHU
C1 r of eBoard
~
BY.
eputy Clerk
I
~
ZONING ADJUSTOR
SPOKANE COUNTY, WASHINGTON
IN THE MATTER OF A VARIANCE FROM THE MINIMUM )
STAIVDARDS OF PUBLIC ROAD FRONTAGE ) FINDINGS, CONCLUSIONS
RALPH H RICE, dba RICE'S MEAT PACKING PLANT ) AND DECISION
[VE-27-88]9
)
COMPANION FILES CE-115-88 & )
Special Permit 1-15-47 )
SUMMARY OF APPLICATION
The applicant requests a variance to allow a meat packmg plant to be located on a parcel of
land having 0 feet of continuous public road frontage Section 4 04110 of the Spokane
County Zonmg Ordinance requires 200 feet of continuous public road frontage Authority to
oonsider and grant such a request exists pursuant to Sections 4 03 020 and 4 25 030 b of
the Spokane County Zonmg Ordinance
PROJECT LOCATION
The project is generally located in the Spokane Valiey, east of the intersection of 4th Avenue
and Conklin Road and south of Sprague Avenue in the NE Y4 of Section 24, Township 25N,
Range 44EWM The Assessor's parcel numbers are 24541-9106 and a portion of 24541-
9107 The property is addressed as E 16424 4th Avenue
DECISION SUMMARY OF THE ZONING ADJUSTOR
Based upon the evidence presented and circumstances associated with the project proposal,
the Zoning Adjustor APPROVES the application, conditioned as set forth below Special
attention is drawn for the Zoning Administrator to approve the landscapmg plan or recently
installed landscaping
OPPONENTS OF RECORD
None
PUBLIC HEARING
After examining all available information on file with the application and visiting the
subject property and surrounding area, the Zoning Adjustor conducted a public hearmg on
July 11 , 1988, rendered a verbal decision on July 11, 1988 and rendered a written
decision on July 20, 1988
FINDINGS OF FACT
1 The project location is as set forth above under PROJECT LOCATION
2 On January 15, 1947, the appiicant sought and obtained a special permit to
operate a meat packing plant, which is still known as Rice's Meat Paclung, on an
approximately twenty (20) acre parcel bounded by 4th Avenue extended, Conklin Road, the
Milwaukee Road right-of-way and the Spokane County Gravel Pit With that permit, the
applicants constructed a substantiai plant in approximately the center of the lower half of
the twenty (20) acre parcel The piant has operated continuously since its construction
Recently, the present owners wished to divest themselves of the meat packing plant and
proposed to do so by selling small acreage surrounding the plant and granting an easement
westward to the mtersection of 4th Avenue and Conklin Road The ooncept eventually became
a five (5) acre parcel in the southeast portion of the twenty (20) acres, oonnected by a
minimum forty (40) foot wide easement on the alignment of 4th Avenue extended Section
4 04110 of the Spokane County Zoning Ordinance presently requires two-hundred (200)
feet of contmuous public road frontage for a parcel greater then 4-YZ acres and devoted to
this particular use The meat packing facility is located at the extreme westerly end of the
fNe (5) acre parcel, thus leavmg the land to the east vacant, although a portion of it is
occupied by a basalt rock "haystack," thus somewhat preventmg additional development
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 2
3 The adopted Spokane County Future Land Use Plan designates the area of the
proposal as Suburban
4 The site is zoned Agriculturai, which,allows the proposed use upon approval of
this application
5 The existing land uses in the area of the proposal include vacant parc.els of land of
substantiai size, with limited marginal quality residential to the west and commeraal
business and light mdustrial uses to the north
6 The applicant has been represented throughout this case by John Konen,
Development Consultant
7 The proposal is exempt from the provisions of Chapter 43 21 C RCW pursuant to
WAC 197-11-800 (6) (b)
8 The applicant has submitted a proposed easement of forty (40) feet m width
servmg as access to the parcel The easement will be recorded with the Spokane County
Auditors Office and a oopy of this recorded easement shall be submitted to the Pianning
Department file prior to the release of other permits
9 The applicant has been made aware of the recommendations of various
County/State agenaes reviewing this project and has indicated he can comply with those
recommendations
10 The parcel under oonsideration has been found to oomply with state and local
subdivision regulations [see File CE-115-88 (A & B)]
11 No one appeared to oppose the proposal nor were any written oomments adverse
to the proposal recenred
12 The proper legal requirements for advertising of the hearing before the Zoning
Adjustor of Spokane County have been met
13 The file indicates the applicant may not have filed the proper segregation
application in the County Assessor's Office m order to legally create a tax parcel and
identification number for the subJect property The applicant is advised to do that in the
immediate future, as any approvals received in the Pianning Department do not estabiish a
separate taxing parcel and tax number Failure to compiete and file a segregation
application will cause confusion to the applicant, if not unanticipated expenses and delay
14 Any conclusion hereinafter stated which may be deemed a finding herem is
hereby adopted as such
From the Findings, the Zonmg Adjustor comes to these
CONCLUSIONS
1 The applicant's proposed prnrate road located on an easement is sufficient
substitute for the requirement of two-hundred (200) feet of contmuous frontage on a public
road
2 A Certificate of Exemption can be issued The Plannmg Department conditions of
approval must be acxomplished/met before the Certificate of Exemption can be issued
3 The variance will not authorize a use otherwise prohibited in the zone
4 With the oonditions of approval set forth below, the variance will a) not
oonstitute a grant of speciai privileges inconsistent with limitations on other properties in
the vicinity and similar zone, b) ensure that the intent and purpose of the Zoning Ordinance
is achieved with regard to location, site design, appearance, and landscapmg, etc, and c)
protect the environment, public interest and general welfare The approval of the
landscaping plan and installed landscaping by the Zoning Administrator will accomplish this
5 There are speciat circumstances applicable to the property which when combined
with the standards of the Zonmg Ordmance, create practical difficulties for the use of the
property and/or deprNe the property of rights and privileges common to other properties
in the vicinity and similar zone classifications The original,approval for the twenty (20)
. ,
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 3
acre parcel was excessive, insofar as there was no 20 acre minimum required in 1947 The
applicant owns substantial amounts of land to the north and to the south, thus no neighboring
property owner is aggrieved by the division of land The present plant exists and has been
operating for over forty (40) years
6 Stnct application of the zoning standards does create an unreasonable burden in
iight of the purpose to be served by the standards
7 Stnct application of the zoning standards does create an unreasonable burden in
light of the purpose to be served by the standards
8 Relaxation of the zonmg standards would make a more environmentally sensitive
or energy conserving project or encourage continued or new use of a historic property
9 Grantmg the variance will not adversely affect the overall zoning design, plan or
concept for either the immediate area or the entire County
10 The case for a vanance was not based substantialiy upon a lack of reasonable
economic return nor a claim that the existing structure is too small
11 Granting the variance will not be inconsistent with the general purpose and
mtent of the Comprehensive Plan -
12 The granting of the variance will not resutt in de facto zone reclassification
13 The requested variance is not substantially for the purpose of circumventing
density regulations designed to protect the Spokane Valley-Rathdrum Prairie Aquifer
14 Various performance standards and criteria are additionally needed to make the
use compatible with other permitted activities in the same vicinity and zone and to ensure
against imposing excessive demands upon pubiic utilities and these shall be addressed as
conditions of approval
15 The proposal wiil neither be detrimental to the Comprehensive Pian nor the
surrounding properties
16 The proposal will uphold the spirit and intent of the Zoning Ordinance and
mitigate adverse effects upon the neighboring properties due to reasonable restrictions,
conditions or safeguards applied through the conditions of approval
17 The Zoning Adjustor may require such conditions of approval as necessary and
appropriate to make the project most compatible with the public mterest and general
welfare
18 Any findmg herembefore stated which, may be deemed a conclusion herein is
adopted as such
DECISION
From the foregoing Fmdings and Conclusions, the Zoning Adjustor APPROVES the
proposal, includmg acting on behalf of the Subdivision Administrator to approve the
associated Certificate of Exemption(s) The following Conditions of Approval are stipulated
CONDITIONS OF APPROVAL
I GENERAL
1 The following conditions shall apply to the applicant, owner and successors m
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 reiieved by the Zoning Adjustor, shail constitute a violation of the
Zoning Ordinance and be subject to such enforcement actions as are appropnate
3 The Zornng Adjustor may administratively make minor adjustments to site plans
or the conditions of approval as may be judged to be within the context of the original
decision
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 4
4 If the Zoning Adjustor believes there are extenuating circumstances associated with
this permit, he/she may cause there to be a public hearmg and reconsideration of the permit,
the expense shall be that of the county's if such reconsideration takes place
11 PLANfVI1VG DEP/4RTMENT
1 The Certificate of Exemption shall not be signed until Condition of Approvals II 4
& Sand V 5 are completed
2 This parcel shall not be further subdivided unless consistent with RCW 58 17,
the various county subdrvisions regulations and the Spokane County Comprehensrve Plan for
the area
3 The Zoning Admirnstrator for Spokane County shail approve the landscaping plan
and ensure its implementation (NOTE Mr Horobiowski, the Spokane County Zoning
Administrator, has approved the landscaping plan and inspected the mstalled landscaping )
It is intended that the treed and shrub landscaping be maintained
4 The applicant shall file with the Planrnng Department a copy of the segregation
application necessary to recognize the subject property as an mdividual tax parcei, except
that this condition shail not apply if the parcel is presently established with a parcel
number This condition shali be initiated by November 1, 1988
~ 5 The appiicant, heirs and assigns shall submit to the Spokane County Planning
Department documentation recorded m the Spokane County Auditor's Office indicating all
necessary easements to provide access to the Spokane County right-of-way as identified for
each parcel and subject easements shall be site specific and not of a general nature indicating
only passage across vanous parcels of land The easements appear to have been adequately
drafted and are mcluded on a document which possibly has been prepared by a surveyor,
however, there are no surveyor credentials and there is no mdication that the document has
been filed m the Auditors Office This shall also be accomplished by November 1, 1988
III DEPARTAIiENT OF BUILDING & SAFETY
1 Since no building permit expansion is anticipated, there are no applicabie
conditions of approval Although, the applicant is advised to contact the Department of
Buiiding and Safety regarding any aspects of expansion or modification of the existing
physical facility
IV UTILITIES DEPARTMENT
1 The owner(s) or successor(s) in interest agree to authorize the County to place
their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW
36 94, which petition includes the owner's property and further not to object by the signing
of a,protest petition against the formation of a ULID by resolution method pursuant to RCW
Chapter 36 94 which includes the owner's property PROVIDED this condition shall not
prohibit the owner's or Suocessor(s) from objection to any assessment(s) on the property
as a result of improvements called for in conjunction with the formation of a ULID by either
petition or resolution method under RCW Chapter 36 94
2 'Pursuant to the Board of County Commissioners Resolution No 80-0418, the use
of on-site sewer disposal systems is hereby authorized This authorization is conditioned on
compliance with ail rules and regulations of the Spokane County Health District and is
further oonditioned and subject to specific application approval and issuance of permits by
the Health Officer
3 Any water servlce for this project shall be provided in accordance with ihe
Coordinated Water System Plan for Spokane County, as amended
4 Any sewerage seroice for this project shall be provided in accordance with the
ComprehensNe Wastewater Management Plan for Spokane County, as amended
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 5
V HEALTH DISTRICT
1 Sewage disposal shall be as authorized by the Director of UUlities. Spokane
County
2 Water service shall be coordmated through ihe Director of Utilities, Spokane
County
3 Water service shall be by an existing pubiic water suppiy when approved by the
Regional Engineer (Spokane), State Department of Soaal and Health Services
4 Disposal of sewage effluent is currently prohibited beneath paved surfaces
5 Subject to specific application approval and issuance of permits by the Health
~ Officer, the use of an indNidual on-site sewage system may be authorized Acoordmg to the
Spokane County Heaith District records, the existing on-site sewage disposal system serving
Rice's Meats will be cut off by the newly created property boundary This system will be
required to be replaced within the boundaries of the newly created lot, or appropriate
easements will have to be granted and filed in ihe County Auditors Office November 1.
1988 is the date set for the filing of any such easements
VI ENGINEERING DEPARTMENT
1 The County Engineering Department has determined that the private roadway
easement serving the parcel(s) should not be designated as a"Tract X" Future Public Right-
of-Way Tract Prior to the release of a building permit the applicant must sign and record
"Spokane County Notice To The Public Number Three " This document specifies the
following
a The private road shall be oonstructed in aocordance with Spokane County
Standards for Pnvate Roads
b Shouid Spokane County be requested to create a Road Improvement Distrrct (RID)
for the purpose of improvmg the prNate road easement to a public road standard,
the applicant agrees to deliver to Spokane County the right-of-way necessary for
a public road
c The applicant agrees to join m and not oppose the creation of a road Improvement
District (RID) or County Road Project created for the purpose of improving the
prwate roadway to a public road standard
d The applicant and future property owners are advised that Spokane County is not
responsible for private roadway construction, maintenance, snow removal or any
other services on the private road
2 The applicant is adwsed that the prNate road shall be named and, if named, signed
in acxordance with the provisions of Spokane County Road Standards This oondition may be
waived in the event that the Department of Building and Safety determmes addressing of 4th
Avenue is acceptable However, at such time the Department of Building and Safety feels the
need for the road to become a prNate, named road, this applicant shall participate and
cooperate in this process This condition may be waived by the County Engineering
Department without authorjty of the Zoning Adjustor
3 The applicant is advised that an approach permit must be obtained from the
County Engineering Department prior to the construction of any new drnreway approaches
This condition may be waNed by the County Engineer's Office, m cooperation with the
Department of Buiiding and Safety
4 The applicant is advised to contact Fire District #1 m order to ensure that the
District's standards for access are met
NOTICE PENDING COMPLETION OF ALL CONDITI4NS OF APPROVAL WHICH NEED TO BE
COMPLETED PRIOR TO PERMIT ISSUANCE, PERMITS CAN BE RELEASED PRIOR TO THE LAPSE
OF THE TEN (10) DAY APPEAL PERIOD HOWEVER, THE COUNTY HAS NO LIABILITY FOR
EXPENSES AND INCONVENIENCE INCURRED BY THE APPUCANT IF THE PRQIECT APPROVAL
IS OVERTURNED OR ALTERED UPON APPEAL
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 6
DATED this 20th day of July, 1988
Thomas G sher, AICP
Zoni Adjustor
Spokane County, Washington
FILED
1 ) Appiicant
2) Parties of Record
3) Spokane County Engineenng Department
4) Spokane County Health District
5) Spokane County Utilities Department
6) Spokane County Department of Buiiding & Safety
7) Planning Department Cross-reference File and/or Electronic Fite
NOTE ONLY THE APPUCANT OR AN OPPONEN'T OF RECORD MAY FlLE AN APPEAL WITHIN
TEN (10) CALENDAR DAYS OF THE ABOVE DATE OF SIGNING APPEAL MUST BE
ACCOMPANIED BY A$100 00 FEE APPEALS MAY BE FILED AT THE SPOKANE COUNTY
PLANNING DEPARTMENT, BROADWAY CENTRE BUILDING, NORTH 721 JEFFERSON STREET,
SPOKANE, WA 99260 (Sections 4 25 090 and 4 25100 of the Spokane County Zoning
Ordinance)
TGM/Jh
ZONING ADJUSTOR
Public Hea►nn0
PARTY OF RECORO NOTICE
APPL ICANT' S NAME k-1 C-P
APPL I CAT I ON NICqBER ) 9 eD- 7"-~~ ~
I woul d 1 i!ce to be on record in( Check one )
~ FAVOR
OPPOSITION
_ NEUTRAL
Do you wish to testify a t this hea rtnq7
~ YES NO
YOUR NAME • r~ D'
YOUR ADDRESS 17
e i n Cod ~ ~
4incud ilil
se
A
Dat~
~
~ ~ ~ _ -
- - _ - - ~'~t~ ~ - - - - -
. . ~ ~ ~ 4 t4r'~ ~ _ _ ~ .~r#✓''~'~, f ~ / "
I
'~T ~
- ~
lgl" ~
: ,F ' ~
~ .
l ,,Q~~'
~
~
~
_ - . ~ .
. _ ~
, -
~ ~ . . . . _ ♦
i ' . _ . _ - . . . .
I •
~1+ +
-i• ~ I ,
~PLANNING DEPARi MEfV i
~ .
BROpOWAY CENTRE BUILDING N. 721 lEFFERS':N STPEET
~ ~ .
' PHONE 456-2205
. SPOKANE. _ _ . , .
SPOnANE COUNTY COURTHOUSE
February l, 1988 ~
John D. Konen 4124 E. 24 th Aven u e
SpC?k-<<ile, WA 9922.)
IZE: Request for IZedUMon in Larid t%rea for- a Non-Corlf-ornli(T Slaughter
and Meat Packing Plant - Rice Meat Packing Company, 4th and
Conklin, Veradale, Washington
Dear John:
This letter is in response to your letter wherein you request a reducti~~~l li;i.
the land area necessary to continue operation of the Rice Meat Packir3
Company.
In reviewing the facts as contained in your letter as well as the special
permit granted on January 15, 1947, I do hereby concur that the permit did
not specifically bind the size of the property to 20 acres and therefore, a
proposed reduction to 5 acres is hereby authorized.
Again, in reviewing the files, I do not find that the submitted 20 acre
property was bound by the County nor required as a condition of approval.
You have proposed a reduction to 5 acres and have provided a site plan
showing that the use can continue to operate with adequate setbacks to
adjoining use.
This Administrative reduction to 5 acres shall be approved upon receipt of
your client' s having a landscape plan which provides screening in the form
of high-low vegetation in those areas which may impact adjacent views.
Upon receipt and approval by the Zoning Administrator of your landscaping
plan, you may proceed to the next step by (1) a short-plat to divide the
property to accommodate this size reduction OR (2) approval at a public
hearing before the Zoning Adjustor of a frontage variance and Certificate of
Exemption process.
.
.
`
John D. Kotlerl
Page Two
Febru ary 1, 1988
The Subdivision Administrator shall decide which of the above two courses
of action you must pursue to legally divide the land.
SUMMARY
This letter shall serve as an official Determination of the Zoning
Administrator that the property size may be reduced from 20 acres to 5
acres based upon the reasons within your letter and the finding that the site
was not specifically conditioned for 20 acres.
The procedure of the division of land shall be decided by the Subdivision
Administrator as identified above.
If I can be of further assistance, please do not hesitate to call.
NOTE
To finalize the two actions relative to this letter you need to provide a copy
of the legal description for the access easement as well as legals for the 5
acre parcel (Parcel A) and the remaining 15 acres (Parcel B). This Zoning
decision is stipulated upon compliance with RCW 58.17 and an approved
landscape plan.
Since ~ ly,
4SEVIE HOROBIOWSKI
Zoning Administrator
SPH:IIm
cc: Doug Adams, Subdivision Administrator
Tom Mosher, Zoning Adjustor
1
. ~
Aa ` .
E. 4124 - 24th Avenue
Spokane, Washington 99223
Dec ember 3, 1987
Mr. Steve Horobiowski , 9yci~~
Zoning A,dmini strator Spokane County Planning Commission
N. 721 Jeff erson Street
Spokane, Washington 99201
Re : Request for reduction in area t'or non-coni'orming siaugn-Ler
and meat packing opera+ion, Ri-ce Mea.t Packino- Co., 4th & Conklin9
Veradale, Wa.shir.g±on
Dear Steve;
This letter follows our conversation of December 2, 198',,
regarding the de sire of the Ric e family to reduc e the land are
of the current slaughter and meat packing operation at 4th and
Conklin to preuare for the clea.r transfer of the busirless to
another party.
In Januaxy, 1947, a special permit was granted to Charles M.
Rice and sons to allow a slaughter house on approximately 20
acres of land described as the NW1/4 of the NE1/4 of Section 24,
Twp. 25N. R. 44 EWM lying south of the railroad right-of-way.
This operation, which today includes slaughtering, meat preparatior:,
packing, and wholesale and retail di stribution, has been in
continuous operation for almost 40 years. The buildings are
substantial and it is expected tha.t this USDA licensed operatior.
will continue to operate for some time into the future, althougn
1 t 1 S Tl O t ~~.r + = C d ~ 1 1) C, a r) r) r r~ r- i a ;1) 1 -
expanded.
Although complete records may not be available from 1y4'~,
reviewing ordinances and the permit issued at the time, it appears
that the permit request included the ownership, which was at that
time appro ximate ly 20 ac re s. I t do e s no t app e ax that a minimum
acreage or frontage was stipulated for such an operation. Over
the ensuing 40 years, ordinances were changed many times while the
operation continued to operate as originally developed. Today, such
an operation could be considered non-conforming, since slaughter-
houses and meat packing operations are not permitted in the
A.gricultural Zone. Perhaps the closest example to such an operat :_c-.,
in the A.gricultural Zone of today is a"Processing plant, packing
plant" per section 4.04.110 which excludes commercial meat or
slaughter house operations. This section suggests 42 acres and 200
feet of frontage as appropraiate for such operations. Slaughter
house operations permitted as a conditional use in the Manufact.zrir~;
and Unclassified Zones have a minimum lot area of 5 acrees plu.-,
set'oacks from residential areas (Section 4.24.150). Likewise,
"Rabbi t Slaughtering and Proc essing" per sec tion 4. 24 . 450 have
C E I V E
` DEC 7 1987
.;POKANE COUNTY
r~~,►~~;~~tN, DEPA.RTMEPr~'
, Page 2
.
a 5 acre minimum with 250 feet of continuous frontage. Thi
category also has setback requirements from residential axea--)o
Since the Rice operation is already established, the residential
setback can not be imposed. However, it appears reasonable that
the general intent of the ordinance is a minimum lot size of
5 acres even though such a standard was not established at the
time of the original permit.
I would therefore propose that the Rice family be allowed
to dispose of the meat packing plant to another party together
with 5 acres of land. The family will retain the remaining 15
acres (of which 1 acre was sold to Spokane County at an eaxlier
time) for future development options. Since the family controls
the surrounding ownerships affected by the meat packing plant,
they will assume all of the burden for any devaluation of surr~_~-_,.i properties as a result of this decision to reduce the size to =
acrea. Reducing the land area of the meat packing operation
reduces the options for a major expansion of the plant in the
future. Although there may be some modifications or alterations
of this plant in the future, it would be far easier for a fuhearing body to control expansion of an operation on a 5 acrc-
paxcel as opposed to a property which is theoreticall;,r lic ensed
to operate on 20 acres.
I believe that it is in the interests of all parties concerned
to limi t the acreage of thi s operation. The purchaser of the
plant should be able to operate the facility at the present scale
in a manner similar to the operation over the last 40 years,
The proposed 5-acre sale is removed from Conklin Road and a
frontage variance would need to be requested and approved to allow
a certificate of exemption to be processed for the ownership. A
30 ft. wide easement is proposed extending to the meat packing plant
from Conklin Road in the 4th Avenue alignment. If the reduction
in size could be administratively processed, the Rice family would
proceed to apply for the frontage vaxiance and the segregation of
the ownership for sale purposes. I am working with the surveyor to
define the 5 acres to be sold together with the easement. I am
proposing that any property line drawn be at least 50 feet from
existing buildings used in the packing plant operation.
If ywou have any questions, please call me at (509) 534-6668.
7rely,
,
SinW,1
, G
~G
/ John D. Konen
~ Development Consultant
cc : Tom Smith
Ralph Ric e
SF NE COUNTY PLA?lNI'VG CO?VISSIOu
' County Court House
• Spokc:ne 11, SYnshin.gtcr.
:7 e . 1 . . Y~ a - 7
i• =.U`..t9~ 'vllflit':":A!: EC]gA2' i• HAW19y"$
ziXBC• .~j!?r;;-'ttfl;`~i
PER?dIT FEF 35.00 SP :CIAL PFr?.4IT
NA'fg,Charles M. Rice and aona DATF January 15, 1947 ,A
MAILZNG ADDRFSS veradale, 161210 E. Valleywe.y TFLEp~017 W4321 C/J l _1_
ARCHIT'FCT'S NA'-{E ADnIR ~S
STRUCTTTRP, LOCATIO1t All of thnt part of the IJ~~ q o£ NE-~.- of Sect-ior. ~4-25-44, South of
(Legnl description £ro:n_ deed, tux reoeipt, cr- ccn ~Y.~ct )
right-of-way of Chiaago-}dilwaukee, St. Yaul Railwny.
(20 ac res )
c1-71 cx n rir, -
Application for s
NW STRUCTURE i~ REMODELiNG, ALTERfiTIO*1S, OR '.D-I TIC"1 1_I LOCAT? ON CH1,NG'F i=!
PURPOSE I~ATFRIAL C~}. k etQel .
7Resi e co, s ore, garage, etc. ) 7Fra.mA, concrete, brick, etc. )
DIP-ENSIONS Or , 01 STORIES twQ
; APPROXIMATF: COST
' Include o^~rn fabor)
BA.SEMENT if FOUNIhkTION oon. (Fu 1, pe►rt, none) (Concrete, rock, etc.) ,
SL~YAGE LI Gti'TIIFG E T ,
esspoo , aoptic tank, serwer) CFTectrioity, gas, etc. ) ~
~ -~-ACCFSSORY HUILDINGS ~
(Gerage, barn, chicken hou3e, etc. - give coat & dimenaiona) • ~
FFa1LTH UNIT -?leceaanry to ho►vo npprovnl -of Countv Henltr Officer Por bufldinte where public ia to be accomadatad, suoh aa atoree, eervice ststiona, ,
and ha 11 s.
Y.'RECKIIiG YhRDS, JUNK Y!'.RD6, SF;CO?1D H.".I'D .1t1T0 Y1.RD AI'1) 2l..:2NRE PILFS - No peratit to ,
ba isaued it within 300 feet of a highviny or mnin trnveled road. BILLBO;.RDS AND SIGt1S - Not to be ellawed in restrictod or undosirable place. Loca- 1
tion subjeot to varif.icr.tion.
. ~ PLt.NS ::ND SPr.CIFIC:►TIONS - To be furniahed if the Conuafasion doKma it necoRaary.
. ?dOVIPIG - F'ormit neccssary to move old builOing to a nc•w lonation. If movvd on ri
:Stnto Iiighrr+ay, porr.tir;3ion will havo tn bo }iad from thAt doFertment.
i : ZOIiE - Structure to confor--i r- , !~It,.o,:.
7,
,
~ is locatecl.
i: HOUSF N1;!a3ER - To be
r-. .1::" . i;;.• ` u.. ; .xu. .
" gn ho ro ) ,
. ~
•!.l+O1 I Kr6101 xf'IQ~ ~ 1140
f'f)F'v( C'Oo'tl ~(`tN•r. 1•`~ ~q ~ • ~ . . ~.q
l
f 1~ 4 { r
~
, -
~
PLANNING DEPARTMENT
BRQAOWAr CENTqE sUiLDiMG N 721 JEFFERSQN STREET
PNONE 456-2205
BPpKANE. MIASMIMGTO11 99260
t ,
sPOwwe,c couNtr cauar «ouSe
tiYc. A.k ooNT fit~~~BFI~
vNAbiF ro iDENTI FY
TO: ~~~~II~~dCE
Martgape Holderll.snder
FROM: TnomBS G Nosher, acP
Zoning A~djustor Tor Spokane Gounty
~ ~~L 4~- 198Rice's Meat Packina Pla
ni /j ~
SNOKANE Coj~a~
DATE: June 17 T 1988 FLA"'IG DEpARTMENI
S U BJECT: Forward of Important Notice to Mortpagor
(Motiaer of Public Hearing)
We are trying to natiiiy tihe property owmer and taxpayer of the anchad descxibed
property as may be identifiable by fhe tax paroei ar ban number.
Our oniy chance of doirg so appears to rest with your offWs cooperadon 10
expeditiously iurward the attached notice tv the mortgagor using tte taic paroel ban
number as a cross referetx;o
This sflmple eo vvilf provvkae a verg important service to ytwr mortpaQm, Yout
Ca=ratbn In this fc►M12r2ng oro=ss would he preatbe` PARCEL # #24543-0110 j, E. & F. REEs
h1Ek1 YORK GUARDIq{u 37350644e@
LOAN # P, U, BOX 840,
HEMPSTEAD N.Y. 11551
NAME OF TAXPAYER
(from computer printout)
Attachments
hEASE SEND ('l~RUCT
, q ~iYG ACCOLNT ~~I~;i~Si t~
~'~-EASE ShND bNABLE TO BMIFY
INYG ACC'QUNfi 'Cf?RRESPdNpW-L
UNABLE TO I1)ENITfi1•
6RRESPQN'
aENCE
A
. ~
~
a ,
~~I} =Xt:.t _ I
r
PLANNING DEPARTMENT
,
j BROAOWAY CENTRE BUlLO1NG M 721 JEFFERSON STREET
t
PMONE 456-2205
SPOKANE. WASNINGTON 99260
SPOKANC GOUMYr CpURT NOYS[
AGENDA Juty 11, 1988
TIME As set forth below
PLACE Spokane Couaty Plaaning Department
Broadway Centre Buiiding
A1orth 721 icffcrson Street
Spokane, WA 99260
4) V E- 2 7.8 8 VARtANCE FROM ROAD FRONTA Cr-
(T1us ttem will be heard REO111REMENTS
at 10:30 a.m. or es soon Generslly locatcd m the Spokane
thereafter as possible ) Valley, east of the intersecuon of 4tb
Avenue and Conldm Road and south of
Sprague Avenue m the NE f4 of
Secuon 24. Township ZSN, Range 44EWM
PROPOSAL. The applicant requests a vanance to ellow a meat paclnng plaat
to be located on a parcel of land havmg 0 feet of continuous public rnad
frontage, whercas SecUon 4 04 110 of the Spokane County Zoning Ordinanco
requires 200 faet of conunuous public road frontage A Special Pecmit was
granted for the meat packing plant (for a twenty (20) acre parcel) m 1947
The applicant now wishes to reduce the area for the meat packwg plant to
spproxunately five (S) acres (the southeast 5 acres of the ongmal 20 granted,
leaving the residual five (5) acre parcel vnthout fmntage) Access is proposed
by means of a forty (40) foot vade easement exiending easterly from Conklm
Road to the sitc
EXI4TIN . ZONING Agricaltural
SITE S11710
Approximately 5 acres (Total ownership 154 acres)
APPL.I('ANT_ Cbatles M Rice and Sons
DBA Rice's Meat Pactang Plant
E 16424 4th Avenue
APPLICATIONS WII.L BE HEARD AT THE ABOVE TI1VVE. EXCEPT THAT iTEMS
CARRIED OVER FROM PREVIOUS HEARINGS MAY BE HEARD FIRST, POSSIBLY
CAUSING DELAYS LEGAL DESCRIP'fIONS AND PROJEC'I' DETAIIS POR THFSE
PROIECTS ARE AYAII.ABLE IN THE PLAIVNING DEPARTIVENT FIIM AppEALS OF
ANY OF TIIE DECISIONS ON THE BQAW-LISTED CASES MAY ONLY BE FILED BY THE
AP'PLICANT OR AN OPPONENT OF RECORD ACGOMPANIED BY A $ 100 00 FFE
(Sections 4 25 090 and 4 25 100 of the Spokane County Zoning Urdinance )
~ •
1
; Ot10n o ~
, ~t ^ ~y t
~''J~ ` ~ ~f 0►. t ~
~<<t ~
C~, ~ 1'j +
-2~
IV
,,v t ,
~ ~ , - " L
. • U - ~
5PR ~ ~ P R R ~ ~
- ( 164 5 r p ~ -
1~ ~ w
' C • A,L~ ~..j r
W ~
' FASCM
M ~
I ejo ~a o 4 _-0q
C jeLLEY ~
L/tKE
~ rw
6 . ~ . z 6,~, ~ a11 er~ -
~~t
- ~ ~ e~►~l ~j4~ ,
♦ ~ i"' ~ ~ ~
~ • t /
• ) ♦ ~ „
1Gt~". H _ C V.
~►vE ~
_ - ~ • ~,c;N
9 r~ ' ~',sl~fN~~e a
•~"n•~r~ s p~ E r
0
~ b~
~ «?M C Y '
T ~ J' ~ ~ A O • 1'
~ J s Q
♦ ° d = `1
\ R It
• 1
p~ 2~I~.~~ ~ 1~ Y*' ~ 5~"~' y,'j•_`
N• ~ - '
1 b f t
t:Aooo _
~ • aa~f ~ ~ ~
`j' l
••v E - ' ~
tl 1 ~ ~c ,
~ -All
o •
~ -
o -
d ~
~
~
~
~
~
'f M
~ r y
Z f ~ ~
7 ~
t ' +Li ✓ dFC~ ~ y L
~ J
PLANNING DEPARTMENT
~
BROAOwAr CENTFtE 8tlILDIMG N 721 JEFFERSQN STFiEET
PMONE 456-2205
7 SPOKANE WASNIHGTdN 99260
t
SPQKAN[ tOYM7r' C011QT MQUSE
AGENDA Iuly 11, 198$
TIME A8 set fvrth below
PLACE Spokane County Planamg Department
Broadwey Ctntre BuiYdmg
Nortb 721 Jefforson Stnet
Spolcane, WA 99260
4) V E-2 7- S S vARI NCF FROM ROAD FRCENTA('E
(Thus ittm wdl be hcard $EQ liR FMENTS
at 10:30 a.m. or as soon Generally located in the Spokane
therr,afiter es possible ) Vatlcy, east of the intcrmtion of 4th
Avcnua and Cvaklut Road and svutb flf
Sprape Avenue in the NE V4 of
Sacuon 24, Townsbip 25N, Rangc 44EWM
}
PROPI)SAL.: T'he applicant requma a vanaace to allow a meat pwlamg plant
tia be located oa a parcel of Iand having 0 fext of continuous pubhc raa+d
grbptag+e, whereas Section 4 04.110 of the Spokane County Zonmg 4rdinencc
rGquims 204 feet of continuous pablic road frantage. A Special Pcrmit wss
graatui for the meat pacluag plamt (far a tweaty (20) acre parcel) in 1947.
The appltcane now wishes to redoce the area for the mCai packiag plant to
approximatoly fve (5) acres (tbe sontheast 5 acree of the onginal ?A granted.
leaving the residuet five (S) scn pamol wlthout fmntaga) Acccss is proposed
by meanB of a forty (40) foot wide casxmcnt eatcndnng +Gasterly from Conklm
Rosd tv the site
EXISTING ZONIrt~ Agricoltural
SI~'TE._,$UL Approximstaly S acres (Tatal ownership 154 acres)
APPiICANT- Charlts M. Rice and Sons
DBA Ritac's Meat Pacicing Plant
E 16424 4th Avenue
APPZ.ICATIUNS WII.L BE HEARD AT THE ABOVE TIME, EXCEPi` THAT I'I'El1+LS
CARRIED OVER FROM PREYIfJUS MARINGS MAY BE HEARD FIRST. Pt3SSIBLY
CAUSIING DELAYS LEGAL DESQtIP'TT'IONS AND PROJECT DETAILS FJR'IHESE
PROJFCTS ARE AVAILABLE IN 'fHE PLAhINING DEPARTMENT FILES APPEALS 4F
ANY OF THE DEClSIONS ON 7HE BELOW-LIS'IED eASES MAY ONLY BE FIIED BY THE
APP'LICANT OR AN OPPONEN'T pFREC'ORD ACC()NgPANtED BY A S100 QO FFE.
(Scctions 4 25 090 and 4 25 100 vf t.hc Spokane County Zoaing Ordinencc )
~ ~ - -4 ,
.
i
siatIC3n .
r `ll'~°' o ~
r ~ A• t- t ~
~.s.► ~ ~ . ~ ~ ~
a 4~` I
♦ ~ ~
_,,,r,,.•- ~ Z
, ' - C .r►•
` r
E ,
° A.
q .a p~ • E R R ~ • ,~~i
-
.t.~~"""~'•~,,~` G rt S Y f p
t ~ - ~ f .
~
VE. ` -='t1`'--51.. . "f w• 'tf 1
►
~ -
E,A S~Ji,~►~'/~ ~ '
',t~(~ ~q• pr E ~ ~t-
• s ~ _ ~.'~''T y 1 . i
Af-09 t~
~
w
FLLE
y fw jf G~KC
r 1►+. ; 1, f, ~ , ~t".
l
.
6 i « !iE x 6,~. 1 eY
~rit"~'~ • , --,-T
. ~ r
~ =t t
~r, ~ ~
y • ~z = ~ , ~
1~~' ~ ~ ' ~ ' • ~
C►
~D~''~ z o t T r,,• E c'-
1,
r r • ~ `rn p~► , ~ ~
~
• ~ ~ 1
■ ~ ~ ~ ` } A,
O~ ~ i;, f~ 0'~ ~ t ~
T ^ 1
1{ ! ~ ~ ~
t
~ oas t&t ~ v SitIZEEMiN i• t
•AQoo
. /►v E ~ s a*''~ ~
A ~
1 '
!
!
~
r
a
•
^
~t~ ~ /I ` ` ~~~i~ 1~ '
~
PLANIVING DEPARTMENT
Bti0A0WAY CENTRE BUILOING N 721 JEiFERSOM STiIEET
PMONE 456-2205
SPOKANE WASNINGTON 99260
s =
SPOKAMC COUNT♦ COYRT NOYS[
AFFIDAVIT QJF MAILMG
STATE OF WASHINGTON ) FILE NO V F- 27_ RR
COUIVTYOFSPOKNVE
I, t"OL1 o Vl'!-P k-\ (Pnnt Name) being first duly sworn on oath, deposes
and says
1 am a dtizen of the United States of Amenca and a resrdent of the State of Washmgton,
and over the age of eighteen years
That on he ~ day~ of 19~~personally deposited in the United States mail
at ~ 9'~~ c~ ~
with suffcient prepaid IsFcla s postage.a tnie and oorrect o0PY of the NOTI C E O F
HEARING,, a oopy of whiCh is attached and inoorporated by referenoe, to the reoorded real
property owners and taxpayers, as shown on the Spokane County Treasurer's records as
of the 23rd day of 14a v , 19_$jL These parUes have been found to
own or pay taxes for property withm a three hundred (300) feet periphery of the
applicant's oontrolled property or aS othenmse speafied by the PlanrnnD Department
staff I looked in and used addresses from at least two current Spokane area tefephone
directories tor those tndividuals or parties for which the offiCial record names ladced an
address. I also fumished tending institutwns with the County's standard fornn requestmg
that 1hey, as a mortgage holder, send to each mortgagor the Notice of Public Hearing,
using the ban or parcel numbers ss a cross reference to ihe mortgagor The notices were
addressed to those individuals and sent to those addresses as indcated on the attachment,
which ere inoorporated by referenoe 1 HAVE ALSO INCLUDED THE ASSESSORS PARCEL
NUMBER REFERENCES FOR TNE PROPEATY AS.SOCiATED W(TH THE NAMED INDIVIDUAL.S
TO WHOM THE MAIUNGS WERE ADDRESSED.
DATED THIS :;7(~day of
/
~
ature pplicant or Agent
SUBSCRIBED AND SWORN TO befote me this -76( ay of ~ 1619 . ~
~ E
c~e.o~ W~►sh~~~(~f Wotary Pubiic in and for Spokane
County. Washington, Residmg at
~
Spokan
e,",~ ~
~ $ ~
TGM/jh ~ ris
~ora•,....*
Rr Pu
77 ~ ~ -
L{~/~
'
. ~
. ,
1 #24541--0110 #24542-0745
DAVID F. STEWART PERFECTION TIRE C4. #1
N. 9852 SKt~. VIEW LANE Bt?X 650
HAYDEN LAKE' I DAH4 83@35 , VERADALE 9 WASH I hlGT4N 99037
- - - ~ - - - ~
~ #24541-01 07 ! ##245 4.?--0746 '
CL.A I RE A. PENNEL I JAMES A e WaLFF
E. 19109 - 4TH AVE. 1407 OIde BUILDING
, GREENACRES+ WASHINGTON 99016 BPOKANE9 WASHINGTON 99201
- - - - - - - - - - .
#245 41-01 m6 ~
ALETTA E. TRI'GER #24542-0741
I DUANE P. PLUMLEY
, E. 16608 SPRAGUE AVEo E. 16025 - 4TH AVENUE
VERADALE' WASHINGTON 99037 VERADALE9 WASHINGTON 99037
- - - - - - ,..l _ _ -
- - - - -
- - l- ~ ~ - - - - - -
#245 41-0102 , #245 42-0739
, MARGARET ENGDAHL ~ DAVID E. NICK4LAVSON
N. 8423 GENERAL GRANT WY , E. 16023 - 4TH AVE.
SPOKANE9 WASHINGTON 99209 ~ VERADALE9 WASHINGTON 99037 ~
~
- - ~
#24541-9060922 ~ #24542-0738
ROBERT A. ROS I ER FLOYD CANDLE R
I E. 16502 SPRAGUE AVENUE ~ i E. 15913 - 4TH AVEe
S POKAfVE 9 WASH I hIGTON 99037 ~ VE RADALE s WASH I NGTON 99037
~ _ - - - - l - - - - -
r " - - - -
. \
#24541-9073~ #24542-0742
JOHN W. BYE JpYCF CJ~C~
So 19o8 WHIPPLE STe ' E, 15903 - 4TH AVENUE ~
SPOKANE i WASH I NGTON 99206 VE RADALE 9 WA aF-9 ING t,UN "037 I
s ~
- - ~ - - -
, _ - - - -
#24542-0212 #24543-0605 JERRY E. ODELL '
STEVEN TRAUTMAN GEM STATE FINANCIAL E. 2.60.~4 SPRAGUE AVENUE ~ W. 1500 4TN AVE #505
VERADALE' WASHINGTON 99037 J SPOKANEi WASHINGTON 99205 ~
#24542-01039495s1,•Z ~ #24543-0604 DAVID N. MAGUIRE
DEAN GRAFOS ~ FIREMANS FUND 9e70794
E. 12624 MA I N AV,ENVE P. O. EOX 1 SQ10
SP4FCANE 9 WA8H I NGTdN 99216 FARM I NGTON H I LLS 9 Ml 480118
- - - - ~ - - _ _ _ - - - ~ - ~ - _ - - - ,
#24542--0213
6 8► E'. O I L CO. I NC o ~ #24543-0521 J I M CLARK
$<3X 13280 ` US EANC4RP MTG Cc7 27301172 '
SPOKANE 9 WASH I,NGTON 99213 " P.O. B4X 3347
P4RTLAND9 OREGON 97206
# 2 4 5 4 2- 0 9 0 i A TTWs SUE TAYLOR ( # 2 454 3- 0 A 0 1 G E R A L D D. H A N K A L
SPOKANE C4UNTY ENGINEER'8 OFFICE GRT WESTERN S&L/DOUG CANTRELL
N. 811 JEFFERSON STa P.O. B4X C-91080
SPOKANE+ WASHINGTON 99260 ~
~ 6ELLEVUE' WASHINGTON 98009
- - - -
r 1
t J _ _L
l
- - - - - - -
#24542-0843 ! #24542-9033
EMM I TT E. BURLEY J R. ~ J4Y D e SWENSc~l~I i
~ ,
!',OX 86 I{ E. 15806 4TH AVENUE
~ VE,RADALE4 WASHINGTON 99037 1i VERADALEs WASHINGTON 99037 . , ~
~ #24542-9032 ,
#24542--0637 GUY N. RI CH THUMAS E. KECK i
E. 15813 - 4TH AVE. E. 15818 - 4TH AVE.
VERADALE9 WASHINGTON 99037 , VERADALE9 WASHINGTON 49037
~ - - - - - - - - _
~ #24542-0636 Il^ #24543-0902 ~
PETER P. WEISBECK ~ EDWARD M FARWELL i
, E. 15821 - 4TH AVE. , S e 1217 SHAMROCF< RD.
VERADALEv WASHINGTON 99037 ' SPOKANE9 WASHINGTON 99216
I
i
24544-9119 ~ #24543-0603
WEST4N 4GZEWALLA ~ KENNETH P. RAMEY
RTE 10 6c7X 7 ' S. 1316 LIMERICf< ST.
SP4KANE i WAS#-1 I NGTON 99206 , 1 VERADALE e WASH I NGT4N 99037
. A'
- - - - - - -
#24541-9114916 j~ #24543-0522 '
HARLEY MANZ JOaEPHMGAL.WAYWRDL
S a £300 STEEN R4AD , S. 1212 VERADALE 9 WASH I NGTOIV 99037 VERADALE s WASH I NGTQN 99037
J r
- - - - - _f ~ - - - - -
_ _ - _ - - - - -
I#24541-906Z #24543--0506
I RV I PI N. SM I TH JAME8 E3LAKESLEY
S. 516 STEEN R4AD ~ S. 1207 R4TCNFdRD DR. ;
VERADALE9 WASHINGTON 99037 VERADALE9 WASHINGTON 99037 I
- - - -
#24543-050?
#24541-9017
ELSIE MISTEREF< JAMES D. MORGAN
E. 1,6721 4TH AVENlUE S. 1011 ROTCHFORD I
VERADALE o WASH I NGTOIV 99037 VE RADALE 9 WASH I hIGT4N 99037 i
1,- - - - - - - - - - - - ~ #24g41-9016
~#24543-0414 '
SPUKANE COVNTY COMMISSIONERS 4FFI' EDWARD J. MAYER ~
W. ilib BROADWAY AVE. S. 1012 R4TCHFORD DR. ;
~ SPUKANE9 WASHINGTON 99260 VERADALE9 WASHINGTON 99037
}
I
#24541-9008 I #24543-0415 ~
W I LSON I NVESTMENT GRc7UP GQRDON L. HALL ~
W. 1403 3RD AVENUE ' S. 1011 HOMESTEAD ST, -
SP4KANEs WASHINGTON 99204 ~ VERADALEv WASHINGTON 99037 ,
- - - - - - - - -
~ - - _
#24542-90409 24543-9076 ~ #24543-0416 ~
,
CEIVTRAL VALLEY SCHOdL D I STR I CT #3 MARf< R e HALL I
' S. 123 E'.OWD I SH R4AD ~ 5 e 1005 HOMESTEAD STREET SP4KAME v WASH I NGTON 99206 VE RADALE 9 WASH I NGTON 99037
~ I ~
. ~
#24543--0601 GILES PAYNI TUX
F I REMAhIS FUND 9864233
/ -
P. 4 o k'a4 X 1800
JFARMINGTON HILL89 MI 48018
1 ,
-
##24543-0602 L. W. & E. COLEMAN ' #24543-0110 j.,Ee 8► F. REES ~
WASH MUT SAV 6K 018640957944 ~ NEW Y4RK GUARDYAN 3735064498
P. n. BOX 634 P. Oe BOX 840.
~~ATTLE y WAaH I NGTON 98111 HEMPSTEAD Na Y. 11551
,
_ r - - - - - - - - - _ _
#24543-0523 R.Lo & M.E, DAM4N ~#24543-0109 F. L. HUTCHINS4N
~ FLEET MTG CORP/FCENNETH M. EVAhfS PACIFIC FED S&l. 581542
~ P,Oo BOX 1561 ' P.O. BOX 1594
MILWAVKEEi WISCONSIN 53201-1561 ~ TACOMA9 WASHINGTON 98401 `
- - - - - - _ ~ ` - - - - - - - - - - - _-r - - - e - - - - .#24543-0505 L4NNIE J. DAY
#24543-0106 T Y BRUCE ETUX I GRTe WESTERN S8sL 506-610795e 1,,AA5l-llitCTOh,! MUTUAL SAVn GFt
P. O. eax C-91080 ' P. O. Gc3X 834 0/8d4o 9'Q7.288
BELLEVUEe WASHINGTON 98009 ~ SEATTLEv WASHIIUGT4N 98111
It= _ _ - ~ y~-- - - - -
024543--0503 GREGG E I GENHU I S #24543-0107 J I M L. CARIVEY
NEW Y4RK GUARDIAN 017454 LOMA5 & IIETTLET4N 01094659239
P• n. BOX 840 510 NBRTtSN BLDG
{ HEMPS~TEAD9 NEW YQRK 11551 SEATTLE9 WASHINGTON 98104
#24543-0504 E;RENT SAND I P! ^
i
SEAF I RST NAT e BK e SEA 117262-6
P. a. BOX 3586 '
SEATTLE9 WASHINGTVN 98124 '
f
` - - - - - - - - - - t
#24543-0501 M. D. CL I FTON GRT WESTERN S&L_ 506-5610-7895
P. O. BOX C-91080 ~
~
EELLEVVE9 WASHINGTON 98009
#24543-0417 LEE ANNE TEAGUE ,
KISSELL C4. K4699074
P.4s BOX 1007
SPRIIVGFIELD' OHIu 45501
~
- - -
C
~ - - - - - . .
~
•
Ir U)NMWIN7,
'"e~ • .
.
PLANNING DEPARTMENT
,
i •ROAOWAr CENTRE OUIl01NG N. 721 IEFfER50N STREET
P110ME 436•2205
SIOKAME, wASNIHGTOn 99260
. , 717-11
SPOKAMit COUMTr COUwT MOUSt
v
TO: Mortgage Holdef/L.ender '
~
FROM: rnomas G. Mosner, A1cP Zoning Adjusior for Spokane County
artd
Ri ce's Meat Packi n4 Pl ant
DATE: June 17, 1988
SUB.lECT: Fonward of Impoilant Notice to Mongagor
(Notioe of Public Hearing)
We ere trying to notify the property amer and taxpayer of the attached descxibed
property as may be identifiable by the tax parcel or ban number.
Our only chanoe of doinp so appears to rest with your office's oooperation 10
expeditiously forward the attached notioe to the mortgagor usir►9 the teuc paroel ban
number as a cxoss reference.
This simple sCt will provide a very important service to your mortpagor. Your
moperation in this fonw rdjna QrQes4 weuid iae igreat m=edatad.
PARCEL# it.`:4S43-05--:1 JIM CLARK'
US BANCc7RP MTC-3 CC-) '..2'7301 17:'
LOAN # P. U. BGX 3347
PC)R T l._ AND, t=)R E r c_)N 97.._ OS f=,
NAME OF TAX'AYEA
. (from computer printout)
Attachments
. '
~J
/ '
~
~ ~.3 ~
J E 1. 5 9 03 4 T t A V F
f-iRDAl._E WA rr'9037
AhlD I MPS TCJTAL C. F I FcE C.WEED CEF?T u TAX U .F I FE U.WFEia UhlPD.TF1X EX Ci.-,
' 9000 40300 59300 . oo 1., 0c i 906.^S .00 o54 453 n 14 1;:1
9oot7 40300 5 9 3oi? ~ 00 .00 .00 oo .00 .00 ~ .
v y r+ !'1 T-N;.'.~ r-! r r t r- t I"', r" ! 1 I r r- q1 !t V r' y f'' f', 1'1 r,' tr r,
.i?ADALE WA 99037
'`dD Ii"1F'S TQTAI_ C„ FTFi'E C„ k1EED GFr'T.TAX U.,(= IFiE U. WEED UNF'D. TF,`X CX C
° ? Q 0 15600 117.9500 . o(-) 1 „ 00 435.57 n oo .50 ? 1 i 7 f3 1
c7 c~ 15bt~}~? 28500 .c~ c~~ .00 w~;f . c:~ '0c~ a c~c~ ~
ij l!•' rTl )n! . v~~ ^ ( 1,: 1.~,~7"rT) ~ I~!►"''~ : T~`C ['fl?)F YF~ ;r-;..,.
: - T/-~ x r" nn ~ , ,
. i . ~ .
, . . r. ; ' _ . 1 T.. ..-r - . . , . f..i '1
_ p:.. 1:.{ , : , r :
~ ~ _ - - - - ,
~
,~I` '"r• T~~.. . . . , , r_,-, . }aI'C- ,
- , . . . . . . . ~ „ .
'J ~ 1• .L l`_i•... .1. ( u V I. n~ .50 630t_s 1 370 0 300() c:j p00 d Uo d0C> a0c} . 00 .vo 1~
a I i.:. - I 1~ ' - - . . 4: ~ / r, l..., , ' . . T r- ~ I r 'r- r^ r } : • ~ r . r+ r- \ ! r .
i,
: ~ ~ .L : `i ~I -I L...:--~ ~ , ~ ~ ' ...i~ ~ .i , ~ v
i_l
~FiADAI....E WA 99037 101185
RhID I 1"!FS TCJTAL. C fl F T RE C. WEED CEFiT. TAX J. F I RE U .WEEL} IJhIF'D e TAX EX COD
~~)300 32500 488oo ,00 1.00 i q• 5.81 .00 a50 372.90 140
6300 32500 48800 .00 .c--ao .00 ~ t:7 o u00 .00 140
/ , T ' r ' , r , r- ' ~ ~ i r-. ' ' ~ , ♦ /
,-t, •I t
.l . , . ~ .
' , i
~-'454: -U iA."1 1 F'LUh1L..EY UUAhlE F` L 160251 4TH AVF
, "RADAL.E WA 99037 r)()O()()O
AND I I"iF'S TQ`f'AL C e F I FiE C.WFFD GEFiT. TAX U.FT. Fi`E U 4 WFED UNPX?. TAX EX COD
22 40380~.~0 s 0c) 1.00 580. 7--1 a 0c} w5o 290.37 140
5600
5600 224oO 36000 .0c) .00 „ U0 n 0c) .0(--) oU 14 c~~
~,RE tJ., WEEI? UNF'D, TfaX EX CODE: YR ST Uq F T FiE U .WEEU UNF'D.7AX EX COUE YFi ST
. n ~ '
. _ . , - . . r-:
• i. ; . .
. , , . . _ ;
i
. .
:Z`..5Q•2-0746 ' . (
OV;Ah1F_ WA
.AhID II"IF'fi TOTAL C. FTRE C. WEED CEFT.TAX Uu FIFiE l!. WEF_'D UNF'D,. TAX EX Cr*,
72 00 172 00 , c~0 1.00 262.. E37 .00 1.00 262.37 J. A
72 oc7 1 72 00 4 00 „ c7 c7 .00 „00 .00 .00 1~~
~RE U. WEFD L1nfF'D a TAX EX CODE YF; `,-r, , 17
1-. r- 1 f 1. , - r- r •r. . \J i - -•-s rin .~i - . .
_ _ , . . . . . . . , . _ _ , . -
~ r- - - i_; i ~ I " C.. ~ i 1 " C:. l~ t ~.J i~~ ~ .I. ! 1;. . ~.~.1_ •,"f' 1 f_~ E_.i 7~ i~ .
. .
RADALE WF~1 99037 IMF'S TOTAL G. FIRE C. WEED CERTN TAX J., FIRE: U. V)FFD l.thlF'D, TAX F_X C(-~;
6400 7 c~~ c:~ i t~ 4 Ca o c~ . U C) 1580. ~ b , c~a ~'a 1.0 {=3 i~ 8;7 6 1~~, 6400 77000 103400 „ oo .00 .00 a oo .00 .0o j:
r rN r- ~ r : •l° ~ ~ • ~r-, r _ . ! r r-• r'., , , , r. -r- r, v r-• . . r-~ r~ ~ ~ ~ r-~
. . . , . . . . . , . . , . . . : .
. . . ' t . . . . . .
( ) 1. Rr' D / e-e
~ ,E. x I.CJrQ ~~•.~G ~ 0 i.
/V, J.e oiti
iD I MF`~ TDTAL C:, IRE: C„ WED Cf7RT,. TA X U n F I RE U e WEED UNPn. TA X EX CC`
1.~.~ C) t' 0 12x'2 0 ► o oo . Oc'~ .00* ~ oo . cJ o .00 110
-,207Cy 12220 i t? .00 .00 „ 00 otj .00 ~ ~ , r - r _ ~ r , n r. V
r- . i r r ^ , c-~ ~r- ~ ~ ~ i ! i. . = f
~ 1,.1 .r.'~ T'1 . F- v r _ r. ~
'T'n
• . _
1
-`::~;4:~-c"t~' :t ;Ei 0 T L C:CJ s I~IC BGX :l :~2E:i~~.~ I
-,0f-::ANE WA 99213
(aND I MF'S TOTAL C. F t FiE C„ WEED CEI'-T.TAX U d i= I RE l1 a WEED UhiF'D a TA XEX GL-:-.
',9hoc..~ 40000 18E36C.'~ 0 , 0t) 1 a(--)o 2882d3i .0o .5o 1441.18 14()
y
8 600 40000 18 8600 0o
.00 ~.oc7 .00 ,00 140
;4: 02' 12 1'1` f~ ~ Ui h'I A I~i S"i-E: VEiV E 16 o24 5 F' RFa G L`: ~
RADALE WA 99037
AND I I"IF'S TQTAI.._ C .F:[ RE C.WEED CERT p TAX U o rIFtE: U o WEED UhlPD. TA XEX GC3D
~,5R u(? 40300 126100 .00 1.00 1927.19 u00 ~ oo .00 140
40300 126100 a0c) 1100 .00 , 00 ~ oo 0i) 140
. . _ , . . , : : . , . ,
_ . . . ,
, - ~-]-°f-••t•,'i '1i':,". ' i i-, ir-
_ ~
_.•OF-:A~lE WA 99216
Ah1I? I MF'T) TC]TAL C .f= X FtE C., WE:ED CERT u TA X C.1 d F I RE IJ . WEED UNf'Dn TAX E X r~.'
450r~ 94500 0h 1. 00 j. 91 .4:1 „or, .50 645.70 140
~~i.C ~ ~ • . 4-5 ~'a c'~ • t~ . C~ (')c'~
4-
.
_ . _ .
~ ~ .
.i_. , _ . _ _ .
, .
, . . .
„
f
/ ..!~.i:.~'. . + !1,~ i_ a_.-. . , i 1' . . I
: -=nF.:ariE wa 9 92- 16
AIVD I MPS TC17AL C,. FI fiE C. WEED CEFT. TA X U .F IRE U.WEED UhIF'D .TA X EX
450s~s 94 t_~ , c~ C~ 1. t~~ c~ 1291.41 . c~~ ~a :t , t7~"~ 1291.41 :I. 4~;.~
Zj~ t:~ 94500 .0~ y c~t~~ .00 . ~~~o .00 .00 :t 40
ff\fPD., TA XF X f'nDr yR T=_!, F T^F (_!:,IAIrr= n ?..1hiF'n T(! XFXf7QI7F YF' ST
IAS, DANTEL R VERA E 1 AC iF W.~AC LESS a8 I
7! -7 7
;OF.AR#F WA 99206 oei i8 7 .A{VD IMF'S TOTAL C. FIF.E C. WEED CFRT.TAX U. FIRE U. WEED urir-'D. TAX Ek Cu'L;
' 4 a0t'3 84500 .00 1.00 1291.41 .00 1.00 1291.41 140
'450~'.~ B 4• 5 00 .00 .00 .00 .00 .00 .00 140
~ Y v1 r- V r, r-±- ~ i r.. r r r t,I t- (1 h f.r..rt ,•r y r Y r- t'i n r yr7e r~ T
O Y V[:_ Fi U{= W*-~ (-)G ~ LEi S C
T- I7R ~
-)!\Ir:. t)81:i.:-
:;i~IL) 1 t"lF'S TCiTAL C. !<<r'_- C,. WC=EI) GERT.TAX U. FIkE Up WE'ED UNPD„ TAX EX COD
; 4500 84504 e Oc;a 1s 00 1291.41 . 0t;) 1 . 00 1291.4 1 140
_'45U~.> ~3A-5~jf3 .00 p c~~~ . t~~:~ d tJU u~:~<:~ .~.~C~ 1- ~
.r _ _ I • ' . . , . i r•• _ • . , ' 7.1 ~ I-
r i~ ~ ~ ~ . . . . . . . . . , . ' . . . . I
. . , . . . _ _ _ . . . . .
. . . .
. . , . . , . . . . . . . . . ' I . . . .
~4 22..._~a ta 1 luFiAFOS y DEAN E :i C) :i F EizriG 'UF~t
~7KAhlE WA 99206 081
.~ND Ih'IPS TOTAL C. FTRE C. WEED CERTu TAX U. rFE Un WCFD UhlF'D.TAX EX Gt'"
' 4c00 574100 658600 .00 1»00 10065.38 ~oo .5( ? 5oZ2e69 140
' 45~.~ 0 5F4100 658600 .0o 4~~C~ ~ c~~CJ . ,00 w 0o 140
- - - ~ - , -
.
,h ~ ; n
. ' ~ ~ f ; . _ . . . . I... ! ~I C C
12624 i"1A I N AVF_ SF'0I<AhlE WA 99216 0 6^3 8 i
-AND MF'~'-► TOTAL C. FIF'iE C. WEED CFFiT o TA X l..J d f= I RE U.WEED UNPD.TA X E X CC1D
...3800 253800 , 00 1.00 3E378 „ 8 ~ ~ 0c) 1.00 31378..93 140
253800 roo „ c7c_'> „ Oc`) .00 o 00 „ oc7 1,40
. . ; . -
r'
r
~ ~ i ~
. • ' /
I R I C E rALF'H i-~ ~-rH a~ c win nt r~~
_ ;;AnA~ .E WA -a:~ r
~h;T3 T h►1~~5 TO-T~~ a„ F.T, RF f~ WFED CERT .TAX U.F Z RE L
1000 ~1EED UNF'D ~ T~1X CX C~~
1^R~:~ , t? t:~ 1. c~ tw~ 19.56 _ o S t? 9.7e f.
r' Bc) 1 000 1280 a = .00 . 0(.00 .00 n 0c7 --r,nr U» F T ~'t- Jtjr'r-r• ! ,y,r.•rrn S% -v rnn 7 V ,.r.,,
~ -
. ,
.RA .::AC LC ` E"l /rV ;?._•.J C ca - :
f
. ,
- - . 'r. _ , ~
'0r::ANE WA 992E76 .ANB xmF'-q TOTAL C .F I FiE C p WEFD CERT 4 TA X lJ nFI RE U.WEFL? l.JNF'D .TAX E X
9~ttta 4100 4..h3100 a00 .55 ?0i 7w56 .00 .28 3538.77 140
;~i 1 c~~ 41. s~c~r 45:~ ~ac~ .00 .00 p~:~0 .00 .00 .c=~ ~~y 140
~ . T~'r a..l. ►.{►r'~'.i~ [N F.1?,. T('v r_..nnF- YF' 7, T ~Nt~'~,. A X f'X Cf")r Yr: !7'T
Bf';ECTU ~ ;._.44 W6AC Oi=" h(W1./4!- D Be
r• r7- r^, PJ
I
r1~ i. 1. 1= USI E 1' R(.7 D~=: i=~ -I- A I=~' t=~_ ~1 G►J E t~ V'~~
RADALC WA 99037 AhlD IMF'S TL]TAL C.FIFeE C.WEED CERT.TAX U.FTFf= U.WEFI? unIPn,. TAX EK CF
; o3ocr , 0300 r 0E1 00 4 922. i. 56 . U o ,04 921.56 1/!
'.)3c~;o 6C-~3o0 .00 .00 .00 .00 .00 140
-71
f N77 ~ T AY ~ r.'-l n F V P r I T F" r n l? F- Y r;; T
RD N RT A ~ 4 ~ ~ _ =Z. 4 L: i i L; C? F= w ~i. tti. Cr / 9 86 1
414 N 1= 0 R F3
. .
. . . _ . _ _ .
, _ ,
R1~~}A~.E ~IR 99s;~37 12C
34f3~4
AhfD I 1"iTrv'S TOTAI_ C .F I FtE C o WFFD CCRT n TA X U. F IRE U.WCED UI\IF'D e TA X FX CDT9
'7100 3p,500 135600 .c io tl t78 2(-")72.37 .00 .08 2072.37 1. 40
` r1. 00 ~50c'r 11!5600 „ crf c) „ ()o 00 .00 Q0 . 00 0 140
. .
- , . , ; ~ . . . . . . . . . - . , ~ ' _ ,
y i`l i 1:~ `:.:1` , i" < . . ~i.~. ~ - . i - : L: , ~ ~ : i~~~ ' : ~ ~ ~ t:; I
nF MW114 Qf= RIF:1.14 I\! C]F CM,~'-TF'°xF' FJ1h1 ..F..XC BEC AT NW COFi t]F SD
lr., Mr N r_ 1-~ -r c' P(--r)F7 .r-; 4 , ,.I 7Nt F Q n FT N nl
. , ..RADALC WA 99037 1.2(:)484
AND I MF'S T07AL G. F I RE f; o WEED Cl' i a TAX U.F T RE U, WEEI? l)NF`D TA X EX COD
79400 70400 209E300 u c7o 1.00 3206.37 .00 1.00 3206.37 140
9~. c'~ c_~ 0400
209900 , c'~ 00 00 0 140
. _ , . . .
. . . _ , .
_ , _ , . . _ _ . . . , . . , . -
. . . ~
0 E::AN F W A 99208 12 i 8E3tt ,
AND MF'ci "i CTAI_ ~ r: , WEED CEFiT e TA X U pFIficF LEWEED UNPD.TAX E X GC'
lj 4 O 1
n t~ R, 9~
' ~ ( ti ( ~1 ~ • 1.79 1.
.
. ~
~ ~ F~ ~~t l. y I`~ _ , . , ,
_ . _ . i~ _ . . ~ r~ •
- ...1
6~_~ i " ~ E- _ l ~
CJ
a_~ ~ ' S l~ i, i✓~--
_i=iAL7ALE WA 99037 0331 i17 ~
..AhID TMPS '1"nTAL C. FTF.E Co WEED CERT„ TAX U. FIF';E U. WEEIl UNPI?. TAX EX Gr
-(32oO 120(~) 136400 .00 1. i3o 630.78* n oo 1.00 630.78 1If"
' 5200 1 2 00 136400 .0t7 o 00 . 0o .00 . OC) .00 ..r,-zF U4 WFCD UNFD. TAX EX CQDF YR (7-- t , r rr,,.- T-%, ,f
. „ , .
BER , ALEI__1..A E _
! T 1 ..i.. . V .r~ - ' . I ~ _ .
^Y ~.74 1 1 1 F' NNL `'c.... C l_.. f-'1 Ifl E I-'1 E J. 9 i + 9 ,~'n 3-1 A V E
EIUACRES WA 99016 10247i
.ARID I MF'S Tl7TAL C., FIRE C. WEFD CEFtT. TA;t U, F T. FiC lJ .WCCD UhIF'D . TA X C'X CQB
"770(=) 47300 9500~.~ c7o 1.00 1451.88 .00 .50 725.94 14()
70o 473o(--) 95t_joO qoo .00 u 0cj ~00 ,00 , o(-) 14o
. , ~ r- r_ r- ~ ~ . + r -r n r - r~ i„- r ~t r ' ~ I-~ r T
, I ~ .~:•,•-.'r1 4 , ! `f 1, C,;. t I':` T '
~ . t' , -i . , ,
. . _ . - . . . -
'
~ j. STFWART I7AV T. D F N 9e52 SF'YV I EW i__hl
. 082
18'4AYDEId L_Af~:E~ I D S39-~J
1 AND ICEKT'TAX U o F Z FtE U e WEEL? Uf~~'D .TAX EX Cf
I"'S T~TAL C.~IF~ ~»W~F~ oo :l~t:~t? i 916 ~49 1,
L 1}2{:~~j 10200 125400 .c~rc~ 1„ t")~~ 19 f~ „ 4•9 „
L 15200 i 0i) , c'7 f i c~~ c~ .c:ic~ .00 .00 1. !~.a^t~G 1.~54~~~c~a „ ~'X r~T~F" Y~t
, F 7R= U.. WEED UhlF`D . TA X t~ X COLlE YF~ ST U. FIF;E U.WEED l..)hIFD d T~` k
0i } ~ C) rl f"1 .t.
' I
I
TEWAFT ETUX,D F
i'I`EVF_NS E:::D At=: TR TK i~XC 8 G i NE N295FT AL.L ClF TF; 6
I
_ -,~y . r
~ . • , ' . ' : ' ' ' 4'e ~ ' . ' '
. . ' :y - - , I
. . , . • ~
' . .
' ' ' . " . p~ r' =3 ' r•
.
• . " , _ - j , . i 1
. . . . ' . A , ,
~
' . . , ` . . • . . . . . t` . ' - ~
. , . • , -
,
' • -
• ,
,
. . • ,
EIVTER F'AFi(:EL..
, - -L.DMAS °NET 4-6~9239
t IhIc-T] Tla Y 1-
. ,
1 t')
. ' . ~ . :'...1.J . ~
C~
r, r- ~ ~ r r-~ r~ i i i r~ °r F~ v rl r± r7 T r~. r_- s v r- ;i r'i r•; j-• tii r-,
, . ~
,•i~ x I'"1F'..ra TOTFiL C„FI FiF C: „ WEED C;ERT.TAX L., . r.L F1E U.1,+dEF_D UNF'D y TAX EX C(.'
'J30~.~ 5.^c ic:) i j r~'.~ 30Ca .0C) 1. 00 1074.39 .00 a50 537.19 V..
3300 ; ;"i ~ 0 Cy 030o , 0C_) .00 .00 . 00 .00 .00 1 ~
, , ~ ~ r-- r.... . ' r': h 1! t'- . i , . . .r t f . • l. , ~ ' ' ' , i f' '
. . . . . . . . , . . . - . . . . . ' . . - . .
~
\
:3._ 01 C~ c--~ 2 i: .,OC i ED ;-&I_ : a G :i. ; - 4
f• L3~Z M~'S TC]TAG a i= I~iE C.WEED CFRT, TA X U. F tRE U n WEED UhlF'I? .TA X EX C►~~
1-3300 448c)c'f 631 t"fU .0C> 1 .c')U 9b4 u3b ~ 00 .50 4824 1 Q
3300 44800 i 63100 .00 400 d00 .00 a oo
1
6 ,V. - - _ _ I
C. F T FiE G:, WEED CERT.TAX lJ .r I F'r U.WEED UNF'D,= TAk E X CC`
' 1 600 54000 75600 i .00 1 . oc7 1155.39 „ 00 e 5o 577.69 140
54• 000 75600 y c~~ ca w 00 .00 .00 „00 .0o 14c_)
_D IN-Pn, TAX 7Y C` n;!) F YP q T F TRr I_I:. !lFFD {__►hiF'ITAX FX rnnP r: 9T
i:.t D ..I.. C: I•-I 1~ t.l i- ti i..! s~i ~ i~ L. , i=; i-~ U i L;
.
, _RADALE WA 49(--)37 iae~ . , I
AND h'IFS TClTAL C 4 F I RE C o WEED CF_FT. TA X U. F I F'1E U. WEED UhlF'D .TA X E X CF
.9000 47400 65400 L c ic i 1.00 949 51 n 0c) .5c.7 499.75 'q000 tt ?tl. c7 00
„00 .00 e00 .00 . 0o 140
;E=. Yfi S7 U. F?'Rt= l.l. a~~=F~3 !_}NF~7 , Tl~X EX _...O?~r Y!~ qT
. _ _ . , . _ _
i"IA r.~
I
_ . _ . . , . , . . .
P . p ,/007
I FiE C WCEZ7 GEF T .TA K ' !.J F I RF LJ „ WFFD UhdF'D.TAX EX CG
->o1 oQ 54200 74300 ..00 1 .00 1 135.5- .00 .50 567. ~6 140
0 1. 00 54200 74300 a 00 M oo .00 , 00 .00 ,00 140
l.4,: !AlPFn tINsPnr T(-)x F x rOnr- YR qT ►.►.FTRF 1AFF?7 tjhlPn„ TPX FX rnn~ YP f-) 'r
. . _ _ . .
• r. .
_ ~ J
r, r--.--
~ i~..~.i ri• i,:~ k~ F-i t.J !yl 5 i L~•, t1
'-:.RADALE WA 99t~~ i ~~4:
_(-1ND YmF's TDTAI_ C e F= X RE C Q WEEn CCRT. 7AX U p F I RE U.WEF'D UNF'D.TFiX EX CC
7300 592200 76500 .100 1.00 1169.15 .00 5e4.57 ~(300 5 9^0 0 76500 .00 . i)c7 .~'1~.7 .00 c1o n00 140
: . , . . ~ ~ . , . .
. _ . . . . . _ ~ ' : . . ~ ~ : r_, . . ~ . ~ . , • , . ~ ' ~ . _ . ' ~ . : •ti r-~ r- . .
. i i ii~.: . . . . . . . ,
5 zl- ~L~~ i~ q-14 :i ;YI A Y r r' L D~+ A Fi D~; C~ ~~i C i-1 F~ 0 t~~ IJ D F~.: I
'
99037 0 6'4'.1
:RADALE WA
iaND f"1F'S TC7TAL C .F S r'E C A WEEn CrFiT a TAX U. F I FtE L1 .WEED UhiF'D e TAX E X CCJLi
7800 53600 71400 „ 0c=} 1.00 1091.21 o 0o .5o 545 b t;i 140
7800 53600 7:1400 .00 .0~'.~ . oo .00 .00 .00 140
1 . 1 l~•, ~ \
. . 1 1 t~" I"~ 1 1 tt •
7 . . / 7_ \i ~ ~ r, r..-• ' ~ ' t`~ - f"~ • I
, _ . . . . f ' : . ~ • ' . , ' . ~
. , . . _ , . _ 1 r . . , . ~ . . . . . . - . . . , . , _ . „ _
. . . . . . . - . . . ~ . , - . ~ . .
-~~,~}~-,~3~( Y 1 i t~r~tiT '~!~:::aT~riiI ~~°~i_
p o. 13ol c-91090 , 6~c/%~~,
IMPS TQTAL C„ FIFiE C. WECD l:ERTti TAX Ua FTFiE U4 4nlEED UNF'D. TAX EX CGO
' 71500 ~ 3eoo 71300 , 0o 1.00 1089.68 . 0c) a 50 544.84 140
7500 53800 71300 w ca o .00 a oo .00 n00 .00 140
. _ , ,
~!07, ~z r-: C.-+-1. 1 - r- 7~ ~ i• I r' ~l I t i-•, r-} v T" i r~~ r-.
. ~ „
,
I
1
. _
;ADALE 4wA 99037 '~i~iD I I1FS TOTAL C. F I FtE C a WEED CEF~T. TA X U.FI Fr'C U„ WEFD UNF'D. TA X E X Cr1D
,200 5500o 72200 .00 1.00 1103.43 »0o .50 551.71 140
^~'~0 5500 ca 722 c"a o „00 , oo ,00 .00 .00 .00 140
~ v r r-l n r- y r, ~1 F-- T r--~ F I,'• .!f= r"T) 1 1 h! Tl _ T/_1 X f-' r` nTw" V 1=i c~
, , . . . , . - . , : ; . . . _ ~ .
1" i I~I g :_t L~ ~`l t..f •~ti 1 l.. i'"1 ~ 1/ t~°i I' i~:~ I t'~. t-) i... I.::1 Ct} ,
c-
r
0311 er
:J. RE C,. WFEn CERT.TAX l.i F I RE U.WF_ED JNPD tl TAX F_.X COp
' r 3. 00 67900 85000 .00 1.00 1299.05 .c.~ 0 .50 649.52 140
1 C.yG 67900 05000 .00 oCr .00 .00 .00 140
r.,f- tT.1:J F~'~? l. 1Nf'n Tr FX f`rr1~ Y~. ~'t" 1,1., F T~;-~ I,_.I , IxIFF~ l~!F'1"T T,~1X r`f1T7~" YF', ~T
L~- -
_ i~~ ~"l 1. ~'J y ~:J ~'1 L:. L-7 ~7 E-~. i: ~"t l.J i~~-j j•- ~ r'l ~E~~..., 1~""4 i•• 1 ij . i la 68 ~ • I
. . . , ~ ~ . . . ~ . . . . . ~
. ~ . _ . . .
. . . ~ . . . . . . , ' ' " ~ ' " . ~ ' . _ . ,
, ~ . . . ~ . . ~ ! ~ i . . . . ~ . ' .
4- 1 00. i 1 :3 8 1
a
'060Cr 34 c'y 0 72000 ~ 00 400 .00 > ca ~oo 140
. . ~ , • t~ ~ . 10 1.._ ~ 1 r ~ ~ i . ~ _ . ~ ~ ~ i i _ _ _ ~ r r~. r^5 r-~ ~ r-~ r-•
. _ . . . r . , . i ~ .
. . . I' . , . . ~ ~ , _ . ~ ' ~ . - . - . . . . ' . , . ,
~ i
. _ _ . . .
'i .1 ~ ~
~ i 4 i i..~ ::J 0 tJ l°~ F L:. 1 lK i L 6 1
0 31- C)",' .
,ID IMP'S TOTAL C:, F I FiE C o WEED CF_RT u TAX U» F I hF U„ WF_.ED UNFD. TA X E X COD
~1 -200 5B6OO 75800 ,00 1.00 1158.45 .00 .50 579.22 140
720{_} 58600 75800 .0c) .00 y c,y0 .00 .00 140
. . . . r., ; . . , ~ c . n , i ~ ~ r, ~ ~r~ ~ f•': r-~. •-r ~ ~ - '
r-" . • ~ ~ r.:. ( r", r••: r . ~ r r. •-L f"' ~ s - 'r-
. . , .I_.' ~ . . - . . ~ . . . . . . . 1 . . . .
!`I• C}It- t:!6 1 5:1.~ RClTC:Hi=*UriD iJ~
":'%"'ADAL.G WA 99c.'~"~ 7 091 P86
(-11VD I{"IF's TOTAt_ C. F I FiE. C o WEED GFhT . TA X U. F Z FtE= U a WEF_D UNFD. T'AX EX CQD
7300 489OO E,6204 .00 1.00 1011.73 .00 i0 505.E36 140
7300 48900 66200 „00 .00 ~ tac:x .00 oo . 0o 140
. ; . . , ; _ , . _
. . . . . . . . _ . . ~ . . . , . . . . . , , ~ ~ ' .
, , . , _ : . . . . ~ .
- U • B I~c~iuG►~~ -6.3a
. :"7
C n WEED CE~'~T.TA7( U .F IRE U.WEEP UNF`D„ TAX EX CC- .
7400 5510o 72500 .00 1.00 1108.02 uC)o 50 554.01 ,7400 55100 725c'y0 ~ ocy L t:a0 .00 .00 „ oc)
1..1►~iP, n , TA X r~', ~'~tn~ Y~ q7 ll. ~ T r'~ t I„!.~~~rn ~_!h!I~n TnX F X ,r,= _ _ . _ _
i
_ . _ . _ : . . ' . _ _ . . . , : .
RADALE WA 99037 1 2e9.
AND I h1F1S TOTAI.._ C.FIRr` Cd I+aEED CF_FtT .TAX U. F x FiF U o WEED UPIF'D. TAX EX C+:
49200 0 69200 ~ 00 0 1.00 1057.58 .00 .50 2e,79 1' 492 C.~ ~a 69200 o Q c~s , c i c~ .00 .00 .ca 0 .00 ,
r- f r 11!'!"'rS t I?\f''.^ -rnV rv r-% r'1T'11"- tJr-I t'`T 1 1 rtr,t" 1 t t._tr-rr"1 + IRlr-"h TA Y C"'Y (``t'+Ylr-•` ~~•-~^.D.,Br~ .33y7. /~orf~a~,0~, ~~'_9~~L
.;-iRE G. I,slEED Cr F'T . TAX L1 e F I FiF_ U o WFED Uh1F'n u TAX EX Cs-
^ t'~ 0 50700 67900 o 0o 1.00 1037. 79^ u 00 1.00 1 (-)3r,, r' ^ 11
n ~~)o , C) c~ .00
m 50700 6790o .00 . oo „ 0o
7;; r r i, } r-' r-' r !11. 11-:,n-!- rY r n r", r7 vr7l, C~ T t r r-. I. j,.! f" 7`1 ! 1 h,! F''~ . T n Y r" 1' r r11"? r' Y(-'
.
` . , _ .
, .y , . . ,
r, r
• ~ ~
- :;---t )t~t~i~i• . ' t :l, ;=if~.E'';Fli~i: ~ 't..i(~dL) ~ `i (`z.) i' ~ 4
Q D ~ahrn,cnc,j~n 61'r 0 1~ 1231 s7
I MPS TQTAL C„ F x FiE C N IeEIE'ED CEFiT a TAXItJ., F X FiE U a WEEL? L1hdF'D . TA X E X CQD
7500 54000 71500 .00 1.0c) 1 c_i 9e2.73 .0o a 5(--) 546a3b 140
''r 5On 54000 -111500 , oo .00 .00 .00 oo , oo 140
. ~ . ~ i ~ 1 r~. l_" r, . F, ~ ~ J r- . r r: t" • r-~. ~^r' i t r 1~. r. ~ r r.. ~ ' I'."~ ..r.. . / , t~.~ _
~ . . ! ' . . . . . . . . . . . , . ~ . . . . . . . _ _ . _ , . . . . - - , . . . . . . .
. . , . . . . i. , . , _ .i . . . . . . .
'r-; %;~:.~t ~---t ? 605 I ta k. lvi ST ATC.-: 1= :l' i~ F~ iu C;1: Fl i_ W i.' c~y c i 1I-T~ I--f V E
,:IF::ANE WA 99205 11. 24B7
.ahlD :t MF`5 TpTF1L G. F x F;E C. WEED CEFtT.TAX U. FIRE U.WEED UNF'D.TAX EX COD
i 00 56800 73900 . Uo 1.t?o 1129.41 .00 .50 564.70 140
.1 r 1 C1 t7 56800 73900 .00 „ oo .00 „ c`? 0 . oo .0o 140
- ~ • . . ~ r• •-'f'~ I t h t ,-.1 . r~ N,r r r~ r~ r r•~ r.- n r a_- . Wr•. ~ -
. . .
~ .
r-•~ ~r ~i i ' ' ~ i~-i i- ! ' r r~, n~ i ' r• ~ i r-, . , i _ , r,
.
`4543-060:3 :I r'Ar'IEY , 1<CNNETH F' S 1316 L I I"iERI Ci•'l-:
~ i=tADA!_.E IA1A 990-37 AnID I MF'r TCITAL C. F IRE: C> WEED CERT.TAX U.FIFE U,, WF'F_D UNF'D N TAX E X CuT:i
7500 4820o 657('-)0 a 0o 1.00 1004„09 .00 „ 50 50^ o04 1.40
_7500 48200 65 7c i c7 .00 ~ oo a00 n(=~4) .00 u 0(-) 140
. . , , : T-.. , ~ . -~i 'T : . 1,i ~ / . . - - ~ ' - , r ~ , ~ r ~ 7~, I e . .h. \J ~ : , . , r•.' !
J
- ~ - ~ ~ TS t~ 8£3
_y 9 k:: t~ D FtOTCHF Q, ~iD ACFC f~AC
36
^ WASH MUT S~1 F~1: 019640957944
?4543--c~bc~~^ i0 - O • 13UX- F-3~, idl~- 9 ~'/l / crf3258 7
TAL C.r I FtE C.WECD CEF~T „ TAX U n t~ I~'ir J,. WEED UhlPD.TAX EX COD
_Ah1D I 3~~ ~ T Q
17500 ~~t~ 1. ~~c~~ 115e.45 .(-)U .50 579.22 ~l-47
7580 ~ a~~} t„~ 1"'i' t~
58300 ~ r~ { ~ .0o
` f~C 7~?~„J S„~~~ u~ .00 ~
17500 t..~~~~„? l. f n
FIfiE U.WEED UNF'DK TAX EX rClDE YR 5T U.FIR E U o i r 3EE D U N F' D a T A X E X CODE YR S
RQ~'CHFCIRI? ACF~E T~'~AGTS C 3~ 2
L(~MAI~! , i._ W E
; B6
24543-0601 ` r I REMANS FUIrID I 9884233
~ p- D• BU~C /~'40, % a.
EX COD
F_ED ~`ERT., TflX ~ U.FIRE U A~1CED U~IR1F'~D.TAX 12318f
LAt~iD T ~-~n~I f"/ , 4/
i 1
t"'S TQ~`AL ~u!=I{~E C4W at^~t"~ e5c~ ,~36.43 14 _
70200 1.~:3t~~ iC~7 2a87
17500 5~ i~~=} ,.t~t?
17500 52W)() „ C~ t7 c:} .~.1 140
."1 a u 1.~ p i~ ~
r ta'
UiV~'Du T~1X EX CCInE YR 57 U,,FIFE U. WEED Ut~lF'D., TRX EX C O L~ F Y~' S
IaF I~ ~ E U. k 4 E A
RQTCMFORD AGRE TRAGTS C 88 2
`AYNE ETU X, G I LE5
_ 1 B 6
I . ~ _
. . . . ( 7 - rf / C~/' :ff~/- - , , ' - • ~ ,
- X
. . . . . . . . , . _ , _
'vvFW~Li C~~F~~..1.. i~l-~ X ;.J „ ~ ~ '~+1tW~~:L;' ~~I~►i-.~~;~ u T i-~n i:~
,740C) <-r9200 85600 . k:) 1.00 1308d 22 . 5t? 654.11
~
7400 66200 g56(_)c' .00 p00 .00 eoo y0c) „ot'} 1.1.. .
. _ ~ ~ ~ i i r... ~ , , r.. v~. r. r _ ' . _ , ~ . ~ - . ; ' ' . . ~ ~ . r. r . r. 4 . . •-t, r- . ~ r.
I
r t-~ ~3 c. ) F r i~=~~!~: Lt_~ y ~1 D lr.l Fi D i"I ~:1.:.~'1 ~ i' H~l, I i~ Q C l--:
'
. r
_ .
WA 99216 03:10-- 3:
AND Ih'!F'S TDTAL Ca FIRE G. t+dEED CERT. TAX U. FZRE_ lJ. WEED UhlF'DN TAX EX C~~
7400 46400 63800 .00 1.00 975.06 W00 .50 487.53 1'.
i 4c~t7 46400 63800 .00 .00 u Cao .00 .00 .01) li'
4 ~r 4 ca 3 1 RIC }-i BU Y N E 1::76:i. 8 41 ~ i-i
J;-ri(~17ALE ~JA 99C~3r t~~~::::.
..ANb :[MFS TOTAL_ C. FZFiE CQ WEED CEFiT„ TAX U. 1= IRE U„ WEEI) Uh4F'D. TAX EX C;~`
6300 21900 39200 .00 .37 5 i3 3„ g i. .00 p37 583d81. -p-
~ h30c.7 ^ i 90o 38^oc? .00 0~'~ e c:1o r oc' n oo . ~.~o I -
_ . _ _ . , _ _ . . . . . . _ . . . , _
. , - . , _
. ~
,
_
..'>i-, ~ {,•,i'~~i; i. ~ , _ ~i;,.... ~
~ ~ 1 i - . . - . , ; .
~F
iADALE WA 9~''i Ca3 i
luD tMF`5 TOTpL C.F 1: RE C.WEED CERT.TA X U. F IRE U.WEED UhiF'D w TAX EX COD
oo 35500 42-600 .00 o11 651.06 r c:?0 .11 651.06 140
1'.1. 00 35500 42600 p00 „ 0p .00 .00 „ oo .00 140
l.!.: P 1 .1 : Ljlr--Trn )NSPr : TnX r.-~ ~nnF Yh' ~T lJ , FTRc= i...l, l,,)Frn 1..1hIF~n.. Tf~X ~'X ~'nnF YF~ 7 T
u L .i }°•Y i J 44 tN t.J I"' yt 1.J f" tJ F' 1) BC:; i
t-!r7 ^1;,` q n,^ .
,
. .
,
r . ; - i , • . - , R1-,
. . . . . . .
.1.._..~ t ,..I~.._ ~ _ : .J.J.. . - - "i
,-.-,Q1":ArIF' WA 9 9220 6
..AND IMF'S T'OTAL r.F:C C"-E C a WEED CF_kT. TA X U.F T RC U.WEED lJNPD. TAX EX CDD
s7 c~y c~ c_r 60o00 f. f. (-.)()()0 .00 „00 q ta 0* v0i) .00 oo 140
,:-::(,)Cy oo 60000 110000 .00 .00 .0o 1.00 1.00 o0 tA
` °~F LJ, U1P rC) '.!hIF`T? Tf-: X. s= ?C "'..n1)E Yfz 93T 1-,,F TF'1~ 1~ ihiF'n _ T~lx I-X.
►
; r 1 U L D i :i T =j i 6 4 ~aS .i / OF' ~.~W J. / 4 C7 BG :l.
: - ~ . .
s ia 3.. /3 ~ wdta k ,od. &Ilfj. q9~o,6 0e2< <:3
Cd WFFD GcRT „ TAX !J ti FIRC: l..J WEED UNF'D. TAX E7i COp
....1.... ! , , S._ .
2600 12600 „ 0C'f ~ c7o s c'ac'>* q 0o , 00 .00 14
c~ c7 ? b c~ C~ . C~ c~ , OCf . 0 0 u 0 0 0o .0 0 14 0
NtFF~ I_.ll~f=''?,. TAX EX ~":CInF' YR PT LJ „Ir r F;F !.1 „N1 FFn TF-1X FX C'C1i_?C' YFi .r-fT
D I S-r' 3 ',56 c„-,
~ n. ~t['- r~111 /l.~. f-i'' f'"5f'?-7~
. ~ ~
-
~-~9t:~ 1 z~~,~e q JOi--~~~ w s 1908 Ir~~-+ s-
. OKANF_ wfl 99^0 -6 C) r 15e7
.AhiD I MF'S TQTAL C. F I F'C C e WEED CE:RT = TAX U d F T RE U r WEED URIPD.TA X EX CQD
19000 4100 463100 ~o(-) .55 7077.56 .00 tl28 3533,77 14o
-;900('.3 41 O<) 463100 00 „ 00 .00 .00 , 0c) 140
i . . - ~ '
; ~;'r ~,t.r~ I h ; Y ,~r~--• , , T ~I. . i~;'-r
. r- r-. ~ . r.-. r, . , r,
r -i
i~'r .I. -S~ISt ~ 1 hC1~ z FF; ~iDL~EFiT A C:i 6~i~}~ :~F~'FtiAGUE pVE
-RADAI._E WA 99037 120434
AhID I MPS TOTAL. C e F I FiE C. WEFD CEFT. TAX U wF7 FiE U.WEED LlNPD. TAX E X COD
c°)30U bs-j 3~'.~t:j . c:a~ ~ ~~~4 9^ 1 n~h .~~~c:~ . c~4 921.56
140
(,)3c7 0 60300 00 woo .00 . 0c i .00 400 1 A.o
" : . I i 1. r r " . 7" V : . _ r.•. ` ' L ; . I I"' " r.', r^ ~ i • • _"'I-e . i. r~ •r , r- 1 : ' } 1 1'-
, . . . . .
- , . . . , .
Cl F hi 1A! 1/4 O F NE 1/4 I\I nF r' Nl c? T F' °e F` FRY!=i ! W E Xr. k`. 1. 50F T & .F_ X C
:-,`.:i1 -~-t't:►.~ 1 ;iU..i I EFi i=tUBER"i -1 E :l f3: ~..)a:' 131~'I-';Al t1~: F1'vl=..
iADALE: bJA 99037 i20~',-E34
;a)yn I I`'1F'S TQTAI_ C .FIRE C N WFED CERT. TAX U. F:C RE 1.1. WEED UhIFD a TAX EX COD.
7100 3850c") 135600 oo .08 2072.37 . o(*) .08 22072.37 140
, , , r'-„- . t` ' s
_ _ - ■
. aF Nw 1 i4 or- N« Ir4 N oF cMSrP&P Ri wEx GBEG raT Nw coR oF SD
: 1 n, r' f~ 1.~ t,.' - r-. r-~ •,"Cl Tl r"' r.._' ivl T h. t r- ,r,1 ./1 t-?' l_! 1\ I_" f. , . i
C) h~t T h 1"` "r
• . , t "I` , • _
r~ . ..i- i _ - ,1
, , `-r" ; . ; 1 t ~1 I . !-1 i~? i. , . . i:=, . ~ . , ~ C`~:
WDFhi I_Ak::E :t D 83835 071685
.AND T MFS TOTA!_ C .F T. RE C .WEE1} CCRT e TAX U n FI RF U,, WEED UIVF'D w TOX rX COD
14500 500 1 50oc:a .c.~ 0 .02 229.24 ti00 =01 114.62 140
4500 5~.~ U 15000 .00 .00 .0o „00 «00 „ 0c:) 140
~ rRE U. WECD l.1hlPD = TAX EX CODE YF', S7 U a FIRC U w WEEp UhiF'D u TAX EX CCIDE YK cT
1, 1. , r i ~ 1 A. i , ~ f' 'i. , ~ . ~ 'I t'' ~ . r-~ `i ~ ICI. r") RA, '7,
i .
i - ~ - ~ I
.~S I'"1 i . I L! X y ; . ~ ] '2 ~4 ~ ~ 41 . 1- - ~J . r-1 C :..i F l.11 c.) c.i L
~
./1 f~ - ~ 1\'. 177 h\ I / ,..1 ~ • r , ~ ry , r'~ !`.1•
. . ~ r , . , ~ . ~ I _ . !
,
6r UJ4 9 q.~6 O 0 ,
i :l1 II!.;
C a WFED CCRT.TAX U„ f- IRF !J .WECD UNPDw TAX EX.
-s77U 0 107700 „ o(7 „ 00 e00* ~ UCy „ 00 .00 140
;7t'r0 107700 y 0t=) „ 00 .00 m00 .00 .0o 140
T r 11hi F•r TAw r-Y rnn.r.. Yr, 1777 r i r r r--,, F 11f 7f7 r) l E 1\1 P?? , T F1 XFxf r! P r Y..r.~ .r, Y
~I~lt~ C~7UE~Y ~~,j(~:f'~'( S}'Y:l=' F-z'Y i=~/~ as 1
q~ r-, r~ r r+ r~ i r-~ > n
,i..
~ ~
, . 1. . . - ' , T IN
. r _ .
: , . . . . .
(_'J'. ~
FlhlD I111F5 TOTAI..._ i'*:. 1=iF.* L:; M WLED CEFiTn TAX U. F= J'. _ LJ,. WEED U111F'D.,TAX EX Ct
49900 333400 .00 „ 1 ? 509S n 35 .00 .09 2547.67 - `.3500 49900 333400 000 .00 .00 ■ 00 n 00 .00 1" . .
. . . . . . . .r. ~ ~ ~ _ • \ . . . I"~ "ti, r• • : t-, ' r . _ , _ • . f . t i " _ . , _ ' ' _ '
j0a /~c~i }f~ ~d u r? /y L 1~l~ [>f.Q.P~d U~~`~-~
~ t
. '.=i A. I r c=. ~ i E. L
, r , J.Q
`~'`~;D Ih'IF'S TCITAL C, FZFiE G. !hlEED CCyFiT, TAX Ue FTFFE Ll. WF'Fr? JNF'D.TAX EX Ci.'
~~~<'~cj 2000 00 tJta ~ 00* .00 .00 .00 I Z
2000 .00 o 0o o oo .00 ~ 00 .00 r r r~ r "S° ° I ' r'~ • ~ ~ . ~ i r.~ . k f I..., Y.• , f-, f-, T
° F' TN O F W't A L C) F NWI/ 4 OF NE= 1/4 O!_ NEI! 4 L. Y G 5 O F RR R/ WcP.
. , . . . _ .
,
jp
4:1. - 9 i i 13 k F: D
~ ~ . y 9~b ~
071086.
~•;hi i^~ I MF'S T[7TAL.. C w F I kF_ C., WEED CEFiT e TAX U p FIRE U a WEEI) UNF'U.TAX EX GC
:.i oo 3400 .00 .00 00* N 0c"y .00 .00 If
"LOO 3400 n (--)ta .00 c7C3 n 00 .o(-) 1100 1
L;wl /4 nF NIFI rA FIP- N;
roa,
C.WEED CERT „ TAX U o F" I RE U d WEED UNF'D., TAX EX COD
' oo 3100 .100 .00 00* .00 .00 F 00 1 4 0
Oc7 3100 d oo y00 .00 e00 .00 .00 14
, :_.;F I►,. W F"Er,) I.INIPn., TA~•`, f= X rr;T) F YFZ R, T ! 1„ P :f F;E" W F'F=T.) !!N1='!~. T'n- Fx f'.nnF Y ~ c-~
..,T
; I'~, C: l7ll T~i Tti' s~OF D 38 1
~ _r. - -r r-• c
- n n.r_ h~1- _ r;~' ~ . , ~f= tti,~= ?r . -,.-c ~1.
. _ . ,
. ,
IRADALE WA 99037
`<D I MPS 7Cl7AL_. C. rTFiE C.WEED CERI. TA X L_1 „ F 1: RC U.WErD UNPD.T-) X E X G'
00 11600 21000 .00 .18 320.94 .00 p t:f 9 160.47
j
,:E-00 1.1.60(.) 21000 00 „ 00 .00 .00 a oo .00
~ !.1,. ~~1~'FP (!t~l~'T~ . T~1 X~ X ~nnF Y, ~T t..I r T ~ F l,. 1Al F l.!hl~='P TA X F X CC1T?E Y~
..;-~:i_:.i:. , i~!._`_a ~ ~ :.:~~i• L~:~.~ 4r~iw;'.::: L-.~L3
!"i r-
- - : - -
. _ J.,.. . _ . , . , . . . ._r ADALE WA 99037
AhfD Z f"IF'S TCITAL C .F I fiE r x WEED rCRT q TAX U. F I RE LJ d WEED U!\!Pn., TAX EK C~
"45 sJ 0 24500 u 0(~~ .30 374.43 .00 .25 1 a i . 2:i 11,
245CaE=~ .0+7 .0{:y . 0o oc.) y 00 .00 140
!J., 11!171`n, I a!~IPn TA
k r-- Y !"nT) F7 YI~ q T 1 I., YRF i_ t. I.~[ Fr="r} !.)NPn,. Tt)xr-'Y r.nnF Yr q-r
/ A. . DAF< BE F ' * hIW 1 / 4 QF BE 1 / ~ _ ~ _ .
. ~ . _ 7 ~ l._ r_ - Y
~l 1 r-{ r-~ . - ~it f l:. i.17
i.
;ADaLE wA 99037 11; oI3r
^!NID I MF'S TQTAL C. F T RE C.WEED CEFiT. TF-1X l! oFI RE U. WEED IJn(FD a TAX FX CC7D
I. c7c~ SIOCy , tlo .34 77.94 .0c~ " 00 .00 140
loC7 5100 .00 .00 .00 .(-)o c00 1100 140
I i_ f~ i ' I'. . r-,r, T l1 V 7' 1 r..' r"! 'T ! 1 I_'~ T r, r r, T-. -r .Z
T l~ - •
r-5i .
t y . . . , „ ' ; ^ ~ ; +
;=i i. i `r :l tS 1 1'~4 A hi Z (A t=~ L r`~ 5~:3 C i c: jIS-FEEN r'i D
-~ipDALE WA 99037 041 288
'_..Alrf D I MF'S TOTAL G„ F I RE C .WEFD CCFt7" . TA X U a F I RE U. WEED UNF'D a TA X F X COD
:3500 8900 ^2ta.0~,~ .00 .20 3-1•2. 34 oo .10 171.17 140
3500 89oo 22400 .00 .00 .00 .00 00 .00 140
~ r- r ~ -r•~ r-~ r•. r~ ' r-+-1- - - ~ , i r" ~ , r-' ti r-+ r. *ti r-
` ~ . • ' i- i r- •r r• -r~ i~~ . ~ , ~r-
~
~ L L! 1
:i 9 1 G L ~ _ U;~I . . . ~ :
r
` OKAhIE WA 99206 11248
_~~~lD I MPS T~.1TAL C. F I RF_ C., WEED GEFiT. TAX U. F x FiE !J d WEED U~+'D . TA X EX C(`."
. . : t r~ ~ 'I 7~ r_- /
r-~ i 0 .00 .10 .c? 56. b'; 1
o . 0c) .00 . 0(
J
, . , . . . i . . , ~
. y . . -
~
!4 AhID E1! y OF SE 1/4 QF SF 1/4 EXC PThi i_YG hIWLY OF A Lnl
rNi nr ~;f~! c~~: Or F71/~►. nF s.-.. ! ~ RFr~r~ T~~ M61 r.. Fr-, 4'Mz',\a F A r-r(7,
~
1
= RADAL.E WA 9Qi i:~ 7
AND I h'iFc TaTAL C. F I FiE C, WEED CEFtT N TA X U a F I{;C U.WEED UNPD.TAX E X CC'
3400c'y 69000 .00 1.00 1054.53 » c_i cy „00 .100 140
34000 6 9()(:)0 00 100 „ 00 „00 00 140
. . ~ , . f~~?~} ~ .'.,!"l.. ' `r I- "~r'~ _ - ' '.r•.• r ~i--(4~ . ~ - v
: ~ I11 i i . 1 i ``~T~' " ) ' ( 1 ~ . ~ ~,~Ir_~ ~~~`•i~ . ~ _ ~ ~ ~Y rv, ~ 1 I
,
~....r O, r-' I"' 1•^, «-ti t r. i o T-- r-T r r-
. I , ~ . _ . :
. ~ . . . . I . : ~ . . ~ . ~
1
. . . ' I
. . . . . J . . - . . . . : ~ ~ : I...~ ~ ~ ~ . f
ADALE WA 99037
_AhlD IMPS TCJTAL G, F I RE C .WFED CFRT. TAX tJ . F T RE U.WCCD LlldF'D. TAX E X GC.
. i 2500 15o 00 281 i„} .00 1.00 11' i: 9w "1 5 e 00 .50 1 "P r a::. 1
? R 1. 00 (")t7 ,00 .00 .00 00
~ 3 i `•1 ~ j r- ,
;
;.J i`ti , _
. . ...I.i-i ~i ..li ~I'.•..~% ~JI J:J
• ~
, ~ -
.
-1DF1LC WA 99~=r:~'~' ~ i '
,r1ND IMFS 7'C7TAt_ Cn FIf;G Ce WEEZ3 CE-fiT. TAX U. FIFiE U. WEED UNPD. TAX EX C`
{34 00 1 a 7etyO 16620o .00 1.00 2`54 ta R03 .00 .50 1270.01 1.
19 4• c7 0 1278 0 166200 .00 e 0o .00 .00 „ 00 ~ c~~ C)
. . . . . _ . . . . . r_ , ~ - ~t . t ~ir ~ ~ „
~
~ {
_
_ f t
~ ~ ,
~.~,w ~ 1,~,~~
► , ~ . ~.~s• _
w ~ ` - , ~ ~ • ' ~r~'~
• ~ _ y~ -t* .
a
y~, t..~,~ C~~ ~.f~ _ . . + , a~ . - r
~ ~ ~ ty
• $ ~ . ; ` . .
. . 'L , .t . .
; ~ , . . . i .
. ,
Y ~ ~ j
• s ~ . . ~ ; ~ . a . . ~ _ ~t E _ ~ t~ • ~ 1 w •
• y ' ~ J ~ " ~ S1 ~ f~,.w~' 1~,I ~
~ ~f. ! ~e lf~ , ,i. ~ ~.y~ 4~~` , ..I_ }er` " ~ .
~ ~ ~ rt ~ ~ f r ~ t ~t ~
! : ~ ""~i~~° ~ ~7
~,d ~ ~ w " . + . s ,
. i.:~~ 'r'~. '+ih~ ~ /:~1 +S~
a
~
~
An. ~ _
~
~
~
OFFICE 0f THE
~~OK~~E COUNTY
F'LANIUING DEPARTMEN°T
, ~
, IIAEMORANDUiW
Gharles M Rice and Sons
DBA Rice's Neat Facking Plant
E 16424 4th Ave June 11, 1988
Spoka ne, WA 99037 Datc
' C/0 John Konen
SUBJECT CASE VE-27-88, Variance from Fr'OntaaP R_quirPmPnt
This letter is to infonn you that the agenda packet for your heanng on
Jui,y11- 1 qRP► is ready to be picked up Please allow vo~ urself
enoy.gh t~me tQ n, re,pare envelones as the legal notice must be ma led bv
June 24. 1988 . Included in ,vouc va__cket wi11 be t e 1 st of,~r~,o~
ownerc and taxnavers to be notified (if vou have reauested us to ucenare such
ii iigl Thr, cost of such list is S18_ 3] T which includes tax. Since you must
attemnt to notifx a mo eage holdcr of a girooertv when Lhe onlv listing is for
this morigage holder, we include a memo andum to be sent with t6c notice_ It
is dcsigned to ask the lender to forward noiice to the mortgagor based upon the
loan number If there is no loan number. then use the tax parcel number
FAILURE TO SATISFACPORILY NOr1'IFY WII.L MOST LIKELY RESULT IN YOUR
HEARING BEQVG CONTINUED FOR 4 TO 8 WEEKS
Don't forget to return your affidavit of mailing and mailing tist at leasc two (2)
days before the hearing
Jcannic Hcinen
Sccrctary to thc Zoning Adjustor
cc filc # !/E ~ 7-&~'
v
VE-27-88 yARIANCE I'RaM RQ,AD FRLnNTAGs
(This rtem will be heard REOUIREMIF,M
at a m or as soon Generally located in the Spokane
thereafter as possible ) Valley, east of the intersecuon of 4th
Avenue and Conklin Road and south of
Sprague Avenue in the NE y4 of
Section 24, Township 25N, Range 44EWM
gROPOSAi, The applicant requests a vanance to allow a meat packing plant
to be located on a parcel of land having 0 feet of contmuous public road
frontage, whereas Section 4 04 110 of the Spokane County Zoning Ordinance
requires 200 feet of continuous public road frontage A Special Permit was
granted for the meat packing plant (for a twenty (20) acre parcel) in 1947
The applicant now wishes to reduce the area for the meat packing plant to
appr,oximately five (5) acres (the southeast 5 acres of the original 20 granted,
leaving the residual five (5) acre parcel without frontage) Access is proposed
by means of a forty (40) foot wide easement extending easterly from Conklin
Road to the site
XISTit1TG ZOIVI~LQ Agricultural
SITE SIZE Approximately 5 acres (Total ownership 154 acres)
APPY,ICANT Charles M Rice and Sons
DBA Rice's Meat Packing Plant
E 16424 4th Avenue
Spokane, WA 99037
AGENT John D Konen
Phone #(509) 534-6668
# ) VE-27-88 VZIAIU FRQM RQAD FRONTAGE
(This item will be heard REQUIREMF,,j1~,~,~ t, G
-
at a m or as soon &V4, 11y loco d G ~ Spokane A.a 0~
~~C G~-~►,.
~
4 ~C
thereafter as possible ) south of Sprag~ Avenue and
Roa~ in the NE Y4 of
Section 24, Township 25N, Range 44EWM
PRUPOSAL, The applicant requests a variance to allow a meat packing plant
to be located on a parcel of land having 0 feet of coatanuous public road
frontage, whereas Seciion 4 04 110 of the Spokane County Zoning Ordinance
requires 200 feet of continuous public road frontage A Special Permrt was
granted for the meat packing plant (for a twenty (20) acre parcel) in 1947
The applicant now wishes to reduce the area for the meat packing plant to
approximately five (5) acres (the southeast 5 acres of the original 20 granted,
t leaving the residual five (5) acre parcel without frontage) Access is proposed
by means of a forty (40) foot wide easement extending easterly from Conklin
Road to the site
EXISTTN(x ZONING Agricultural
SITE SIZE Approximately 5 acres (Total ownership 154 acres)
APPLICANT Charles M Rice and Sons
DBA Rice's Meat Packsng Plant
E 16424 4th Avenue
Spokane, WA 99037
AGENT John D Konen
Phone #(509) 534-,6668 IHO A~~ - - _ ` e&g~~ ~
J 7
4 e 1JV _ Ck, W Sihkr-V., 1 t.. ~ ~~l~r' ~ ` r1 ~r " ' ( C l sl ~ C. ✓ ~1''~-~ ~ I
~
~
SPOKANE COUNTY PLANNING DEPARTMENT
APPLICATiONS BEFORE THE ZnNTN(; ADIi ISTnR/[3nARn nF ADJUSTMENT
~
Certificate of Exemption No.: Applicati n No.: V~^ Z~ "9
Name of Applicant: R ln h H. R i. P Agent: Y N.T n hn D. Knnp-~
Street Address: E. 16424 -4th Avenue
Zip Phone - Home: y ~~-4- ~ ~ 14
City: Spokane State: Washin ton ~
Code: 99037 Work: ;
Agenis No. 5„34-6668 ~Conc~v5
Name of Property Owner(s): Ralnh H. Rice
Street Address: E. 16424 -4th Avenue
Zip Phone - Home:
City: Snokane State: washington Code: 99037 Work:
REQUESTED ACTION(S) (Circle appropriate action):
CVariance(s Conditional Use Permit Nonconiorming Lot/Use
aiver o Violation Temporary Use/Structure Other:
FnR STAFF USE ONLY CODE: ORDINANCE '
`
Cite Regulations Section(s): , /v QGG~D~ G~- ~o- ~ JJ~.D e 4401 ~
Propert Violation/ ~
Section: 1 `~,l Township: Range: az~ Size: Enforcement: Yn •
Existing Zoning: AfA bqq?~Cornp. Plan Designation;,SaO'1~~,u
LEGAL
'SSA• N UTA Y AS : N FIRE DIST.;,&/ ' BY: ~q 9,
EIearing Date: u4a /aLpersonnel Taking in Application:
• if fl~« ~ ~i~
, ~ ►7_ ~:d •
~
Exiscijig Use of Property: Meat Packing Plant, including sla.ughter and "retai
Describe Intended Proposal in Terms of REQUESTED ACTIONS above: .
ursuant to letter, Februa.ry 1, 1988 from Steve Horobiowski, Zonin,~r
Administra.tor to John D. Konen, agent for Ralph Rice, the apnlica.n-t
seeks to reduce the nonconformin use to 5 acres served by an easement.
Strvet Address of Property: S. 3(17 Co
Legal Description of Property (include easemeni, if applicable):
Whe South 298.On feet of the Northvaest Quarter nf the Tlortheast Qua.rter
of Section 24, Twp. 25N. R. 44EWM, Spokane County Wa.shington, EXCEPT
-'the West E05. 00 feet thereof and cnnta.ining 5.00 acres .
Access ea.sement on submi tted si te nlan.
Parcel No(s): 24541-9106 & 9207 Source of Legal: Dunsmnre Surveyinp_-
Total amouni of adjoining land controlled by this owner/sponsor: acres .
What interest do you hold in the property? Preparing +t;i"
~t for sa.le .
a.nd transfer to new owner. Pronerty ha.s been sold bv RicP_ on cQL±xact;R
~ Ylease list previous Planning Department actions involving this property:
" ~
C Permits for Meat Packing Plant, January 15, 1947; letter from Steve
Horobiowski, February 1, 1988.
_
I S WEAR, UNDER PENALTY OF PERJTJRY, THAT: (f-)-4 M THE QW'f4ER OF RECORD OR
AUTHORIZED AGENT FOR THE P01~10SED S1TE; (2) IF T Tffq'OWNER, WRITTEN ~
PERMISSION FROM SAID OWNER AUTHORIZING MY A IONSION HIS i:F_ ATTACfIED: AND (3) ALL OF T ABOVE R~L~- THOSE ON UP ORT
DOCt111-fEN"TS ARE MADE T'RUT~-~FULLY ArTD TO T OF~~`'~ _ +O~1NL. E.
. ,
Signed:3_ , /
Address: 11,7
Phone No.:~ ~l i Date:
'vUTARY SEATL: Notary: Date: ' i
P'lge 1 nf 4 (OvPrl Reviser1 1-4-88
' a
~
64J
r ~
~
iO'~~~ I
d,
. C~-
ti
. +
.
A. BURDEN OF PROnF
It is necessary for the applicant or his/her representative to establish the reasons
why the REQUESTED ACTION should be approved and to literaliy put forth the basic
case. 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 Zoning Adjustor must consider. Please fill
the form out and return-it -with yorr application. If you did not get a form, ask ihe
Planning Department personnel for advice on how to proceed.
B. SIGN-OFF BY COUNTY D.PARTMENTS AND OTH .R AG .N 1.S
~j 1. COUAITY HEALTH DISTRICT
a) ProPosed method of water suPP1Y: ~A /I--~-
b) Proposed method of sewage disposal: ~
preliminary co ultation has been held to discuss the proposal. The applicant
~ ~h been ' o d of re`~ irement anc~ t nd s.
0
(Signature) ate (Sign-off Waived) c--~t_;t.- COUNTY ENCINEERIN * DEPARTMENT
~
~
A preliminary consultation has been held to discu:,
r~ has b n informed of r ir ents and standardS..
Al 4110,14,A,4 42 ~
L/ -r;f-- i Cs-
Signa re) (Date) t5ign-otf Waived)
L/ 3. COUNTY UTILITI .S DEPARTMENT (Waive if outside WMAB)
I A prcliminary, consultation has been held to discuss the proposal. The
'Jniica t has been anfo med of requirements and standards.
~
/~Signature) ~ (Date) . (Sign-off Waived)
~
The applicant is required to discuss the proposal with
to become informed of water system
requirements and standards.
The applicant is required to discuss the proposal with
~ to become informed of sewage disposal
requirements and standards. 4. WATER PURVEYOR: v~~--- if outside CWSSA)
~
a) The proposal ' located within the boundary of our future
service area.
b) The proposal is/i.vmmt located within the boundary of our current
district.
c) We are/agmMagt able to serve this site with adequate water.
d) Satisfactory arrangements have/tXgMMot been made to serve this
~ r p,esal ~csts~ ~~_tz•,~.:~<ri~~.: ~~~,.~w.
✓(S ignature) (Date) (Sign-off Waived)
5. SEWERAGE PURVEYQRt
(If other than Spokane County)
A preliminary consultation tias been held to discuss the proposal.
The applicant has been informed of requirements and standards.
e, I __7A
(Signature) (Date) (Sign-6d Waived)
Page 2 of 4
2-2 cK tb qSttc.}"4•
S~ Ukk- _
SPOKANE COUNTY PLA►NNING DEPARTMENT
APPLICATIONS BEFORE THE LGNTI.NG ADJUSTOR/BOARD OF ADNSTNiENT
~
FII.E NO.fI-fC ~ 2?~~PLAN. DEPT. CONTACr6HEARING DATE;
NOTE TO APPLICANT: Additional informa?ion may be rec;uired by the Planning
1?cpartment after the application is 'submitted if it is found
that such information is needed to clarify the file documents
A. Additional Egg Re , uirements
In order to assist you with your financial planning regarding this application,
PLEASE BE ADVISED THAT OTHER DEPARTMENTS AND AGENCIES WITH WHICH YOU ARE
REQUIRED TO CONSULT MAY CHARGE Y4U AN ADDITIONAL FEE. The fees charged by
the Planning Department only- partially defer our administrative costs and are not
shared with other departments or agencies.
B. Preliminarv Su6mittal
Prior to filing an application, the project sponsor shall become familiar with the
current procedures and forms. Planning Department personnel are available for
advice on current procedures, past actions which may affect the proposal and the
Zoning Ordinance or Code requirements.
C. Schedulin~ an Apnlication fQl Public He_ arinQ
Completed applications received by the Planning Department will be scheduled for
public hearing on the earliest possible date. Department personnel will contact the
applicant approximately 21 days prior to the public hearing, and provide the
information needed to fulfill the notification requirements outlined in "E" below.
Occasionally, excessive and unpredictable workloads in the Department may cause
scheduling at a later date.
D. Submittal ^uirements
Department policy requires that the following information be submitted, at a
~ minimum.
~ NO • WE HAVE A FREE NOTARY SERV?CE AT OUR OFFICE.
~ _leted application form (green). ~
. ~oleted Certificate of ExemQtion form (yellow) (if required).
I~
Checklist (if required). ~
~ . Assessor's section map for subject parcel and property within 300 feei
(obtained at the County Assessor's Office). If required by the Department, obtain
cne (1) copy, including adjacent maps, if required. The maps are to be submitted
~ with the applicati'on form and other required information to the Department.
Outline the subject parcel in pencil. Adjoining Assessor's ma s hat are needed:
L/j z Z c~- Z S~ U~1 -[.A~.0 Gqp.(-~~sf" dbt" 1I7r U~j & tAav~ (W26a.,.
~ Statement of Attgndj.~g-_'Tn~vs16an for Dependent R 1 iv (if applicable).
Affidavit of Dependent Reiative Circumstances (if applicable).
7, Fees- - Most frequently encountered fees, at the time this spplication was
distributed, are itemized as follows:
Dependent Relative Conditional Use Permit $ 50.00
All other Conditional Use Permits $ 275.00
Va riance ~ $ 175.00 ~
Waiver of Violation (sliding-scale value)
Environmental Checklist $ 75.00
/
$25-00 lwill be collected at the time of avplication qQnference and aRplied /ward
" ihe total fee when the apvlication is submitted.
Page 3 of 4 1-7
z S 4 iA-"-, _~z
~z 2 ~c S ~
.
„ ~
/
~ 8. ' e Pir - Submit six (6) copies of the proposal drawn to scale and indicating
~ the following information:
a. scale of drawing i parking areas/spaces/driveways
b. north arrow j. laiidscaping
c, vicinity map k. fencing
d. site area showing property 1. topography of the site
boundaries and dimensions m. easement(s) affecting the use
(if a yard variance application, of the property
obtain "dimensioning" n. septic tank, drainfield and well
h a n d o u t) o. dimensions from proposed
e. width and names of streets structures to the ordinary high-
adjacent to the site. water mark of all water bodies
f. existing buildings within 200 feet
g, proposed buildings (including
exterior decks/balconies)
showing dimensions and distance
to property boundaries
h. height of ail structures.
4 ~,Co ~Q ~t~- a~►~ -A-~-~.
~
E. Notification ^uirements
~ The applicant is to provide notific etioQ 141-pollksky-i: CmAfo~re~ e ailed instructions are
~ provided when notifcation packet is picked up at the Department.
~co-yr
Please note there is a.25 cent/per parcel (plus tax) charge for the list of property
owners within 300 feet of your proposal. This fee will be collected when you pick gA",L., ~
up your agenda packet. ~ ~~~-~,`-W
~ Step 1: All property owners and taxpayers within three hundred (300) feet of the Ct~
~property, including all additional contiguous ownership and any easement(s) ~providing access across other properties shall be notified by the proponent.
, Utilizing a list of property owners and taxpayers obtained from the Department or a
title company and copies of the Agenda Notification prepared by the Department,
the applicant shall accomplish notification by mailing the agenda notification by
First Class Mail as directed by the Department personnel.
Step 2: J.U anolicant shall ur^ ovide thg Qriginal ComilujU mai]l,pg ILU,
Affidavit of Mailing and all returned mailings (addressee unknown, etc.) to the
' Department at least two (2) days prior to the public hearing for inclusion in the
file.
F Public Hearing
~
, The applicant or representative must be present at the public hearing. If the
owners is not at the meeting, the "representative" must have written authorization
from all affected owner(s) to act on his/her/their behalf.
Page 4 of 4
%
~ -
.
.
~
~ ~ . .
AP PL I CANT' S F OR1l
NAME: Ralph Ric e
FILE: VC-Z7
I. n VARIANCES
~v
4. Will the variance authorize a use otherwise prohibited in this zone?
Yes ? ; PJo ; Comment: See Zonin~ ,~drri . le-`~:er o7 2/1/aQ
.
i'.~e req~~.ested ~Ta.?"'18riC2 vJ111 ~.i~..0`,^! bU1l d1?'' a.?7~~
a ~
~
use to have access via an easement (following the current access
~ di2lve) . •%e n- d pub~
~ r ar ei t end e d to th e i, t e.- ~.Tho►~ ~
6, ~f spec aci rcumstances a p)i cabl e~o--the property t such as si ze, S Q~,
shape, topography, surroundings when combined with the standards of
the Zoning Ordinance, r.reate practical difficulties for use of the
property and/or deprivE: the property of rights and privileges common
to other properties in the vicinity and similiar zone classification?
Yes ; No ? ; Cuirment: The original svecial permit for a
meat packing plant was issued for a 20 acre site and the packing
plant was ulac ed on the S. E, Aortion 'of the si te . The owner wi shes
to sell only the 5 acres adjoining the plant site (and reduce the
non-conformina rifhts of the balance of the property) and an interim
access easement wlll be required until the balance of the ownership is
C. Will the granting of the variance be materially detrimental to the dj~v e I or~:_~ ,
public welfare or injurious to property or improvements in the
vi ci ni ty and zone? Yes ; No X; Comments : The variaric ~-3 %vi 11
the exi sting si tuation and reduc e the non-conforming ac tivi ty from
20 to five acres. The propert,y owner retains the balance of the
ownership and the buffering chaxacteristics provided by that owner-
ship. The owner wi shes to sell the meat packing plant si te to a nel.°.
operator because of age. If the rest ot' the property is developed,
D. Does strict application of the zoning standard create an unreasonable public road
burden in 1 i ght of purpose to be served by the standard? Yes X; acc ess wi 11
No ; Cortment: be extended.
Because of the location of the meat packing plant, an additional 1 to
2 acres would have to be sold, creating a panhandle lot. The sDecific
frontage requireAt for this nonconforming use is not fcl-irc~ Ir
zoning ordinance, although 100 feet would be typical.
E. Would relaxation of trie zoning standard make a more environmental7,;,
sensi ti ve or energy-cc.,.servi ng proj ect or encourage conti nued or neti-~
use of an historic proverty? Yes ; No X; Comment:
If the variance were not granted and additional- acrea~Ee w»r._
requirect, -Unis acfditional acreage woui-ff r ain fTo'ri- rn_ ~ 11~
status and this larger property would have some addi+i.or~.-
potential for expansion, it' required in the t'uture.
F. Will a broader, public need or interest be served by granting verse
denying the variance? Yes X ; No ; Comment:
The potential for future expansion o_ Y-~, T r, ~ ~
`
plant would be reduced because of the reduced a.rea. af the a.nnrove~'
sLt., C- ~
G. IS the case for a variance supported by other like or similar
si tuati ons i n the vi ci ni ty a nd i n simi 1 ar zones? Yes ; t!o
Comnent:
Frontage va.ri airic es 1-1G.,vr e- IDee. i b;~r
Gi•.ca._.f~ t~GUlli, C a. `''1
variety of properties where easements a.nd priva.+e roa.ds car:
ef
fPCtivelv SP2"Ve f}'1P 0v71E??"'shi -r.
( c:,nti nued on reverse si de )
H. Will granting the variance adversely affect the overall zoning design,
plan or concept for either the immediate area or the entire County?
Yes ; No X ; Comment: The granting of the variance will
affirm the existing situation, a meat packing plant served by
a public drive from 4th and Conklin. Fourth Avenue can not be
e-f-Pactively eXtQn-dad ±h-.-rottiah th ep.rop.: r t~,.; b.e c au c,.e n„-P a lar.gero c k
outcrop to the east.
I. Is the case for a variance substantially bas;.d upon a lack of
reasonable economic return or a claim that the existing structure is
too small? yes ; No X; Comment:
J. Will granting the variance be inconsistent with the general purpose
and intent of the Comprehensive Plan? Yes No X ; Comment:
Granting the variance will allow the non-conforming meat packing
plant continue operation at current levels o#' activity and reduce
tb,P -Qot _n .i 1 fpr _=ansi nn T C.,
K. Did the practical difficulty which gives rise to the variance request
exist before the property was acquired by the present owner? YQc ;
No X ; Comment: , . _ . _
L. Will the granting of the variance result in defacto zone reclassifica-
tion; that is, the establishing of nearly all the privileges common to
a different zone classification? Yes ; No X ; Comment:
The ownership is a properly permitted meat packing plant, including
slaughter. The property can not be used for other industrial pur-
pnsPs, wi trn ~t a rA7. nnP T
M. Does the reauested variance result in the circumvention of density
regulations designed to protect the Aquifer? Yes ; No X;
Corrment: Grantini~ of the variance will allow t-Fe owner to consider
other development options for the remainder of the property, including
CnnnPn+i nn +n +rA ~~erpr ~v~tPm whi ch rlinE al nng thP nnrth 1 i ng Of
hi s ownership. When thi s sewer system i s installed, i t c an c onnec t
tn thP mPa~_ nacki ng nl ant anc3 P1 i mi na tP tjlP Qxi Sti ng q„p 11 ti c► ,ank
systems serving the facility. 0046z/Arch. 0002z 2 .
t
~ ~1~• 7~~ ~ ~ ~ ~ ~ j_% ~ ~ i ~ ~
~ PLANNING DEPARTMENT
' 6AOAOwAr CEMTAE 6UILOING N 721 1EFiEi1SON STAEET
PNONE 456 2205
« SPOKANE WASNIN6TON 99260
n
s►OR•M[ cou«.• couwt woust
February 1, 1988
John D Konaa
4124 E 24th Avtnue
Spokane, WA 99223
RE Rcquest for Reduction io Land Area for a Non-Conforming Slaughter
and Mcat Packing Plant - Rice Meat Packing Company, 4th and
Conklin, Veradale, Washington
Dear John
This letter is in response to your letter wherein you request a reduction in
the land arca nccessary to conunuc operation of the Rice Meat Packing
Company
In rtviewing the facts as contained in your lctter as wall as the spccial
permit granted on January 15, 1947, 1 do hereby concur that the permit did
not specifically bind the size of the property to 20 acres and therefore, a
proposed rtduction to 5 acres a hareby authorized
Again. in reviewing the files, I do not find that the submittad 20 acrc
property was bound by the Couaty nor rcquired as a condition of approva!
You have proposed a reduction to S acres and have providad a slta plan
showing that the use can contiuue to operate with adequate setbacks to
adjoining usa
This Administrative reduction to 5 acres shall be approved upon receipt of
your client's having a landscape ptan which provides screening in the form
of high-low vegctation in those areas which may impact adjacent vicws
Upon rcceipt and approval by the Zoning Administrator of your landscaping
plan, you may proceed to the ncxt step by (l) a short-plat to divide the
property to accommodate this size reduction OR (2) approval dt a public
hearing before the Zoning Adjustor of a frontage variance and Certificate of
Exemption proceSS
1
f
lohn D Konen
Page Two
February l, 1988
The S ubdivision Administrator shall decide which of the above two courses
of action you must pursue to legally divide the land
OMMARY
This letter shall serve as an official Determination of the Zoning
Administrator that the property size may be reduced from 20 acres to 5
acres based upon the reasons within your letter and the finding that tha site
was not specifically conditioncd for 20 acres
The procedure of the division of land shall be decided by thc Subdivision
Administrator as identified above
If I can be of further assistancc, plaase do not hesitate to call ~
To finalize tht two actions relative to this letter you need to provide a copy
of the legal description for the access easement as well as legals for the S
acra parcal (Parcel A) and the remaining 15 acres (Parccl B) This Zoning
decision is stipulated upon cornpliance with RCW 58 17 and an approved
landscape plan
Since ly, ~
S EVE HOROBIOWSKI
Zoning Administrator
SPH llm
cc Doug Adams, Subdivision Administrator
Tom Moshcr, Zoning Adjustor
~ ~-v_ ♦ `i
~
~ (E)
~o -
o ' ' T Q 1,._.
1W~ ~ ~ = t U. ~
L •rssi~~ .~i ~ ,
!
C 4b
~----,`'t',~-C •
V, ~
L~----~-~ ~ ~
\
~
~ .
~
6 ~ - r 1 ~ ►1
r ~
p t ~ 1
,L
.
~ , _
an an '
e . . f~
. au aE roa
0
uarter
rt east
Quarter v a
artwest
o ane
, W.M.
ecti'on 24, ownsi vrt , an e 44 as
SPOKANE , WASHINGTON
aunt
fl ~
( N ! ?"14'~A P r1
VIC~`
~
35 FASEM[iJT: an~,Lr~ C~Qe,~+
r 558n4rPSOcPmPn n-or
r ti N s. a. t ~ afie erlalinq raads and a utilily PasRment,
l4pd ln a porlinn of the 1Jntlliwpsl C?uarler bf iMr Nnrihaa5l Qvarlrr and
athwesl Qvarl-r af the Nnrlf-ea5! Guarter of Spctlon 24, fio,+nship 25 ~ "r 1
Rannr 48 Easi, N',M„ Spokane Counly, Wasl}inqltin and hf-inq morP parl-
a ~
~
y dPSCribrd aS ioIlnwS: u
iriq al II,e Sauthwesl rori,rr of sard Nor1tiwPSI Uuarrpr nf thr Nnrtheact ~ U \
r; Il~nce N~Yalnr,4 th~ Wes1 Iinc ot said PJortf,cast Quarter, - -
rrt; lhrnrr N M°51'26"E, 260.00 frr1, the-ncP N 79 0 04'3"„E, A57.34 i~cl;
N 51",34"1 3"E_ ,2tc4,66 fepf 1o thp Wrfi! linr of Ilin Easi 190.00 (pc3 ai the 4M1'P51
IG_5'` .
i frel of the SouEh 240.00 feel nf said GJorthwrSt Guxrlipr n{ the NorOieast
r ~ l~cJ~ k- r~_ Y~ I~ _~u'~ a
r; fltirtxe 50 alnnn sald wesi lirie, 215.00 fewi lo the Svut+, Ii(ir
,
-lEL,b
N
nFtlrwesl Ouartwr ol IhP Noriheasf CYuarfrr; fhcnre 5 P60 51'26"iV, 605.19 j-) RA ltilEry
I~~ ~p ) ~/t~C G'~ •
II4P W'PCt linn af said Nnrlh~acl Q~iarler, thence N 0r,20'2«E alana said
u^ 20.00 ir•--t Cn UiP Poirrl nf hrc3iiHiin4W 1~
'T FCJft E KfSTInJr, rpUNiY RUA4 RCSERV41 IONS.
t,
w` AV 7 3 1
' n
~
l -
"A„ - i, f!Z-t•tNVl.i~C..t~
~
u11+ ..0B.00 leri nf tM,e Atorthwpl.l OuarlFr of the IJorihea51 Ouarfrr nf
~
1 26, Tonnshi~, ,i I,lnrlh. i2anr7^ 44 fasl, W.M„ SDrtkan► Cour+lY. (7 4,4 C 1<
{ •1 r~
~ .
A, r
1 tftr Wc-st 605.00 tPPt SherPnl and ronlain'rnq 5.O`1 acres. J
• . `l 11
~ A
4~a
, ! • , dJ ;{,'l~ ~i ti ,
l
Fte. r4 r- -30 R ICE
. ~
,
cre~
~.a'1STl~(d 4 ~,pf 5.0
13cA C AT ?
r~a ~
,
~ i- bc,o S r . . ~ aa !
• o~' • ~
1Ar 6 P/4C K 1 NG
~ ~t W
f ,
.
4/~ICJ{
L! ~ 0
5
r-, . _ ~
i
r
~
~ ~
4 1 1
j' I 4
\ s ~ ' ~ f ti , f~ ~ ~ _
- ~ - r-~> , _T J
~-a- . , ( ~ ~ ~
~ ~ v ~ ~ ~ ~ ` • ,~,,~C't~ ~ " n,- - ~ ~ ~ .t
~ ~ - ~ ,N ~ ~ ~ ii
~ f~ , ~ ~ ~ . ~ ~
, ~ 1,d' j ~ ~ : ~
~ ~ 5~ o .~.c.
rr ~
. ~ ~ r`~ i; G~'
l ~ ~ ~ , - ~
~ ,d
. tC,
. i17'` _ ' ~ ~ ' L~ ,
` 1' , ~ ~ .
~ I
. ~ . ~ ~ , , . - 1~C.r(-. l
+ M.
~ f1 [ \ ~n ~J { ~ ` {J{
~
~
~ ~
/ • V
~ 4
~ ~ ~
II ~
I
~ an one ' . . . au a~ roa ; _ _
~ uarte~ a
f east u rter o or s t a~ ~ rt we n 0 o a e ~
. . a t . . art n s Z ow~s ~ a e Cti~vn , e ► ,
~
~ p ~ ► ~ i ~
~ ount ~ . ,
, n} . . n~
~ ~~c~ss ~asEMeN~.
~ An in4ress and ~4~ass easement ouer Ihe rxlstlnq rnads and a ullllty easemenl, all located In a porif~n of the Nr~rihwesl Qu~rlPr nf !hn Nnrlhe~st Uuarler er~d
, the Sauihwest Uuartrr of !he Nnrlheast 4uarRPr o( Sncti~rn 24, Tpwnshi~ 25
~ N~rth, Rar~qp ~~5~, ~1',M„ SDOkanp County, Nfashinqifln and br inq mnre part-
~ um icularfy des~rlbPd as ~ollaws:
~eainnin~ at the 5oulhwest c~rner c,{ sa1d Nor4hwesl GuarlFr ni ihr~ Nc~rflie~4t
~ua~ter• ihenre N p~20'22"E, a1on4 Ihr Wes~ Ifne oF s~id Northeast t~uarler ~ ~O.~iO feet; thenG~ N 98~'51'26'"E 2fi0.OQ fPet• thentP fV 79~'C~U'37" 157 34 irP • ~ ~ . 1,
i o r~ I~enr 51 G'1. D4 f ^ F P in t e N 3 3 E, 2.b6 cec Ie I j West I c of ihe East 18~,(}~ feel nf Ihe Wrsl
~ 165' ~ 785 .00 f~et oi !he South 24U.00 fprl nf sald Nnrlhwesl Cfuar2er of thP Norlhrasl
~ C?uarter; thenc~ S 0~'2~1,~2"'W, a~onq sa{d west Ilne, 215,D0 ieel to 1he Snuth, li,~P ~
~ ~n ~r of said N~~Ihwest C~uar~er af ChP Nerthpast Uuarter; thence 5 96~51'7f~"W, 6(15,19 ~ ~4 0
lael l0 1he West IFne of said N~r9he~sl ~lU~rter; Ihence N~ 2Q'2~°E almnq said ~ West Ilrre 20.f)Cl fPrl !o lhe p~lnl af hrr~in~r~ino,
EX('EPT FCIf~ EXISTING CO~Jtd7Y RQAD RESFF?UATIfJNS.
731' U ~
raRCEI ~~A" 1hP Suulds 298.~J[1 ~eet ni !he N~rllowrst pu~rlpr nf !hP Nnrtheasl QuariQr ~sf
\ Se~fion 2G, Township 25 Nnr~h, Ranap 44 East, W.M., S~okane County, ~
' f Y4a5hinq~nn.
i ~ E1f('EPT thP Wes1 605.~p feRl It~ereoC end canlaininq S,DG~ acres, ~ n r~ , _
~ ~ ~
C d E'. = ~ ~ ~ ~ ~ ~ ~i r
f~' ~ ~c~ 4 Z ~
~ ~ . 0 cres . a ~
~ ~ ' ~ _ MFAr . ~ . .
~ ~ ~ ~ n~ . ~r
e ~ ~ ' Q t, D. c~ Q ~i
~ ~ , Pr+C x I r~G , ~ ~ ~ ~ ~ / I y
! ~ ~ _ _ p ~ 4
r ~ ~~..~Sb I , fi~ ' ~ ~ .
a~ ' _ GA p ,
k ~ ~ - - ~r r~ . R° . 2o z~' ~ V~
- 3 ~ r~ 5 ~1 F ~ p,C~~
~ ~ 0 ~ _ ~,~J~~
~ Q R r~wrd.r,~~ 7 3/~ 1,~ GOS' - - - - „
I~ lT Q ~ l~ '7l N ~
~
u rter i i
e st a art a t uarter ~ aut w~s ~
G AI,IL~E
~ IKpRppRATfp 1034 N. Third Street, Suite 2• Coeur d'Alene, ID 83814 •(208) 664-925C
v
May 23, 1988
Spokane County Zoning Adjuster
N. 721 Jefferson Street
Spokane, WA 99201
ATTIV: Tom Mosher
To Whom It May Concern:
As owner of a 1.8 acre parcel which is a portion of the
property for which Ralph Rice has made application for a
variance, I hereby authorize the parcel owned by Galilee
Incorporated to be included in the variance application and the
company is in full agreement with the variance application.
It is my understanding that this matter will be included on
the next public hearing agenda, and I would appreciate being
notified of the date and time of said hearing.
If you need further information, please feel free to contact
me at 926-6203.
Sincer ly
~
C ,
Kurt R. Nee3y
President
.
~ ~ ~ r~ r T r- ^ , . . . ~ . ~ L~
E:' ~ 1~~ r a~i ~ t.., c. f-~ F~ L:- H f-i L.i ~.1 i~, ~~i
~`7=~RADALF WA 9903( 061479
_ Ah1D S I"`~ TOT~I.. C. F T FiE C. WEED CEf~T b TAX U. F' T fiE U p WCED Ul~1F'D R TAX EX COD
60 1500 4660 . 00 i .83 i 14 22 . 0o .92 35o b0 140
..1 1-6~.~ 1500 4660 „ ca o „ 00 .00 .00 c) .00 140
TJ%tiy r" y f'' r11"? r 4i r, ~ n'1" 1_~ I - T t"'- ~ I? I,A,i- n f= Y r' n~(^ YIr~ ~ T
~ . a ,
_ .:I:S LNC .L.4-..-2'5-44 F`-Flu OF NW:l./'4 OF U Be
/4 S OF" CM STF' & F' FiY Fi/W P7-XC BEG AT INT OF E Lh! (]F hlW1 /4
_ \ ~ r-- , n o r+ ~ r~ r- ~ i _ ~ . . . . , r :7 ~ r-; r. r; r-- r..- r- ;v~ ~ ~ . ~ r- r_. r. f~
..i .
.,r-_uR D ALENE zD 83914 0204e-f
~AND T.1IF'S TQTAL C. F I FiE C w WEED CERT» TAX U,, F Z FE U. WEED ►Jf4PD a TAX EX Cf=
' 9800 123300 143100 .00 .05 ^ 1 H r„ 0G .00 .05 2197.00 98 00 1?33t.)C)
14 3loO .00 .0i a .0c"} . oo .00 a 0t)
r" r) r'.1h "r /1 y \i i'1 ~ 4/ ~^r ^'T } 1 ~ T C-,'r-W~^'` 7I '7' n ~ . / j - y rlmn r- v r~
I . . . . . _ . . . . . . , . , .
1. !ti L
..i ;.rt r•' -r i•7 ~ r- ~ ~ ~ I '1 / !1 "'T T_ 'i ~ !I
. , i.. . •I . ~
~ . . . , . . , ,
I-; A D A i_. F Wir-) c7 9 r-.,
, . .
~ ...i~....' . . t. : , . . . . . . . . . . . _ . . .
. _
, i .
4 s'ti es"a O 44' 40 c) c'a
-i~;FIAALE WA 99037 052076
I MF'S TQTAI_ f.; .F I RE C a WEE D CEKT. l"A X U. F T hE U. WEED UfVF'D , TA X r X COD
-:~'40 124 0 00 ^ q 0o 18 .9 r .00 1.00 9.47 140
a
~q.t~ i ^a.0 „ 0t-~ „ 00 a 00 t~yc"~ .00 1.40
. _ . ~ . . S._ , . y.. . . . . . . . . , ~ ~ . ; . _ ~ - I .
. . . . . . . i . _ . . . .
. ' . ~ = . ~ . - . : . . . : , . . . , . . , . . . . .
- ~ c:,; ~ , . . r. ~ , r - - • 1' . ~ _f : ( -
. . .
-RADAL.f WA 99031" , 052(:)f fa
"NIa I MF'S TOTAL C. FIr'E C. WEFD CERT.TAX U„ F I FiF... U„ WEEL) UNF'D. TAX FX COD
{ 0 3270 o00 3. 3 0 49.98 1.65 24.99 1,40
327o ~ o(') 00 .t:) .00 .00 140
- - •
SlAiuS -v w-CUU't-x SITUS aDDRES~ SHURT !EGA:
24541-9102 TAXABLE 140 S 222 FLORA RD 24-25-44 N75' OF 5422' OF ~
FLEET MTG CORP ---OWES TAXES---> YR WEED FIRE REGULAR TS EX BLDG OWNER NAME $ ADDRESS
1303'77 8 DEED ~ CERT 87 .OS .00 608.40 YR BUILT 7$ SPARR, M W$ C A
01558 UNPD .OS .00 608.40 1 YR REMOD
LAST SEG a UNITS 1
771770 AREA 860
LAND USE NOT CODED LOT
SPECIAL ASSESSMENTS W1DTH VALUES
CODE TYPE YR CERTIFIED UNPAID CS DEL DEPTH LAND 1MPROVED TOTAL
190 I 87 98.48 98,48 AREA 5100 36100 41200
353 R ACRES------ > .53 DESIGNATED (Y/N) N
LAST SALE DATE/PRICE/NUMBER LEGAL 24-25-44 N75' OF 5422' OF E1/2 OF E1/2 OF NE1/4 OF NE1/4 E
41983 40254 271558 XC RDS
PERSONAL PROPERTY (Y/N) N
x******t*ttttt*tttttt**txtt*xttttttx~t*ttxtttt*t***txxtt**~*ttttrt~tt*x*xtxtttttt*x~xx*txxxxx~t~ttttt~txtxtxx*ttxx*****#t*tttrt*#*t
PARCEL STATUS *-CODE-* SITUS ADDRESS SHORT LEGAL
24541-9105 TAXABLE 140 24-25-44 PTN OF E1/2 OF
ZIEGLER LkYeER CO ---OWES TAXES---> YR WEED FIRE REGULAR TS EX BLDG OWNER NAME & ADDRESS
N 4220 MARKET ST DEED a CERT 87 .59 .00 18114.68 YR BUILT 78 ZIEGLER LUMBER
SPOKANE WA 99207 03001 UNPD .59 .00 18114.68 1 Yk REMOD
LAST SEG # UN1TS 1
781474 AREA 45000
LAND USE NOT CODED LOT
SPECIAL ASSESSMENTS WIDTH VALUES
CODE TYPE YR CERTIFIED UNPAID CS DEL DEP1H LAND IMQROVED TOTAL
190 I 87 154.40 154.40 AREA 523300 703400 1226700
ACRES------ > 5.92 DESIGNATED (Y/N) N
LAST SALE DATE/PRICE/NUMBER LEGAL 2ti-25-44 PTN OF E1/2 OF NE1/4 OF NE1/4 LYG N OF CM ST RR
R/W EXC E134.2' & EXC ST
PERSONAL PROPERTY (Y/N) N
*x*****x********x**#**x#***~**x***x*****x******#*##****##**x**###***x***~**#xx******#~*****~##*x~*#~**x*#*#*#***x**********~*x*****
PARCEL STATUS *-CODE-* SITUS ADDRESS SHORT LEGAt. *
24541-9106 TAXABLE 140 S 307 CONKLIN RD 24-25-44 E180FT Of W765FT
RICE RALPH H ---OWES TAXES---> YR WEED FIRE REGULAR TS EX BLDG OWNER NANIE & ADDRESS *
E 16424 4TH AVE DEED a CERT 87 .OS .00 2113.16 YR BUILT 52 RICIS INC
VERADALE WA 99037 1 66017 C UNPD .05 .00 2113.16 1 YR REMOD
LAST SEG ~ UN1TS 1
781650 AREA 3920
LAND USE NOT CODED LOT
SPECIAL ASSESSMENTS WIDTH 220 VALUES *
CODE TYPE YR CERTIFIED UNPAID CS DEL DEPTH 180 LAND IMPROVED TOTAL
AREA 19800 123500 143100
ACRES------ > .91 DESIGNATED (Y/N) N
LAST SALE DATE/PRICE/NUMBER LE6AL 24-25-44 E180FT OF W765FT OF S220FT OF S1/2 OF NW1/4 Of NE
1/4
PERSONAL PROPERTY (Y/N) N
**************x*******#x*****#******************t*t+:************************x**xx*~****~*#x*****#*~+*****#******x**~*~***#x******+
PARCEL STATUS *-CODE-* SITUS ADDRESS x------------ SHORT LEGAL
24541-9107 TAXABLE 140 24-25-44 PTN OF NW1/4 OF
RICE RALPH H ---OWES TAXES---> YR WEED fIRE REGULAR TS EX BLDG 014NER NAME & ADDRESS
4TH $ CONKLIN RD DEED a CERT 87 1.83 .00 68.81 YR BUILT R1CIS INC
VERADALE WA 99037 1 66017 C UNPD 1.83 .00 68.81 1 YR REMOD
LAST SEG a UN1TS
781650 AREA
LAND USE NOT CODED LOT
' SPECIAL ASSESSMENTS WIDTH VALUES *
CODE TYPE YR CERTIFIED UNPAID CS DEL DEPTH LAND IMPROVED TOTAL
AREA 3160 1500 4660
ACRES------ > 18.27 DESIGNATED (Y/N) Y
LAST SALE DATE/PRICE/NUMBER LEGAL 24-25-44 PTN OF NW1/4 OF NE1/4 S OF CM STP & P RY R/W EXC
BEG AT INT OF E LN OF NW1/4 OF NE1/4 & S LN OF RY R/W TH S A
PERSONAL PROPERTY (Y/N) N LG S4 E LN 25FT M/L TO NF fOR OFSE1/4 OF NW1/4 Of NE1/4 TH CONTG
1
D
, - ------T- - -
PARCELNO TAXPAYEti ADORESS ADDRESS lANO IMPS TOial VAIUE Sj
GvSrNER DEED N0. DESCRIPTION CODE Ex FiRE WEEO Tax uwHaiD vR t a'.:G,^.'
24541-9105 ZIEGLER LUMBER CO N 4220 MARKET ST SPOKANE WA 99207 523300 703400 1226700 ZIEGLER LUMBER 7700153001 24-25-44 PTN OF E112 OF 1190 140 59 1874766 1874825 88 1'
NE1/4 OF NE1/4 LYG N OF CM ST RR R/W EXC E134.2' & EXC ST '
YB 78 YR ST RM 14 BR BM BA 45000 LA 5.92 US 01 ZN ~
FA IACR 5.92 VALU 523300 UACR VALU TACR 5.92
SEG 781474 06/29/78 FR 24541-9075 24541-9088
R1CE RALPH H E 16424 4TH AVE VERADALE WA 99037 020487 17804
24541-9106 GALILEE INC N 1034 3RD ST a2 COEUR D ALENE ID 83814 19800 123300 143100 S 307 CLIN RD
R1C1S INC 166017C 24-25-44 E180FT OF W765FT 140 5 218700 218705 88 1
OF S220fT OF 51/2 Of NW1/4 OF NE1/4 140 87 11321 A 5545 010
YB 52 YR ST RM BR BM BA 3920 LA 39600 US 01 ZN
FA IACR VALU UACR .91 VALU 19800 TACR .91
SEG 781650 07/10/78 FR 24541-9026
R1CE RALPH H E 16424 4TH AVE VERADALE WA 99037 061479 17403
24541-9107 R1CE RALPH H 4TH & CONKLIN RD VERADALE WA 99037 3160 1500 4660
R1CIS INC 166017C 24-25-44 PTN OF NW1/4 OF 140 183 7122 7305 88 1
NE1/4 S OF CM STP & P RY R/W EXC BEG AT INT OF E LN OF NW1/4
OF NE1/4 & S LN Of RY R/W TN S ALG SD E LN 25FT M/L TO NE COR OF
SE1/4 Of NW1/4 OF NE1/4 TH CONTG S ALG SD E LN 285FT TN W165FT
TH N TO S LN OF RY R/W TH E165FT TO POB $ EXC E180FT Of W765FT
OF S220FT OF S1/2 OF N411/4 Of NE1/4
YB YR ST RM BR BM BA LA 18.27 US ZN
FA IACR 18.27 UALU 3160 UACR VALU TACR 18,27
DESGN-2 IVAL 10050 WAL FVAL TVAL 10050 I
DESGN-2 IVAL 63900 WAL FVAL TVAL 63900
SEG 781650 07/10/78 FR 24541-9026
SEC PAC i4TG CORP 235264 9 082080 06101
BANCSHARES MTG 728782 - - 081081 81405 I
24541-9108 fLEET MTG CORP 130472 4 5000 45600 50600 S 306 F ORA RD
MIAAF►S, D F& C 1 8700008631 24-25-44 TR 1 OF SP 78-006 R3531190 140 3 77332 77335 88 1
BEING A PTN OF E1/2 OF E1/2 OF NE1/4 Of NE1/4 7806220254 II
YB 78 YR ST 10 RM 04 BR 02 BM 99 Ba 912 La .26 us 01 ZN
FA IACR .26 VALU 5000 UACR VALU TACR .26
SEG 785004 08/17/78 FR 24541-9099 ,
SEC PAC MTG CORP 235264 9 062780 17101
BANCSHARES MTG 728772 081081 81405 '4541-9109 FLEET MTG CORP 130163 1 5000 44000 44000 S 310 F ORA RD
CWIEK, NQRMAN S 8000194248 24-25-44 TR 2 OF SP 78-006 R3531190 140 3 74887 74890 88 1
BEING A PTN OF E1/2 OF E1/2 Of NE1/4 OF NE1/4 7806220254 ~
YB 78 YR ST 10 RM OS BR 02 BM 97 BA 936 LA .26 US 01 ZN '
FA IACR .26 VALU 5000 UACR VALU TACR .26 '
SEG 185004 08/17/78 FR 24541-9099
SEC PAC MTG CORP 235264 9 082080 06101 IBA►vCSHARES MTG 729104 081081 81405 I
24541-9110 FLEET MTG CORP 130473 2 5000 41240 46200 S 314 F ORA RD I,
MAGEE,W F& V L 8700009215 24-25-44 TR 3 OF SP 78-006 R3531190 140 3 70607 70610 88 1 '
BEING A PTN OF E1/2 OF E1/2 OF NE1/4 OF NE1/4 7806220254
YB 78 YR 5T 10 RM 04 BR 02 BM 99 BA 912 LA .26 US 01 ZN ~
FA IACR .26 VALU 5000 UACR VALU TACR .26
:
SEG 785004 08!17/78 fR 24541-9099 ~
SPOKANE COUPITY PLAPirIING C02,CdISSIO'1
County Court House
Spoktne 11, Washington
B. 1141-Ext. 255
R. L. Rutter, Chairman Edgar T. Hawley, Exec. Secretary
PEMUT FFF 35.00 SP :CIAL PFIH.1IT
NA1fFCharles M. Rice and sona DATE January 15, 194?
! ~r1
D+uILING ADDRFSS 9eradale, 161CL-0 E. Ve,lleyway Tr,LEpHpTlE 'VV4321 A
. ARCHIT'rCTfS NA?dE ADDRFSS
~ STRUCT[TRP, LOCATIO1t All of that part of the Nti 9 of NE 1 of Seation 24-25-44, South o£
` (Legal doscription fro:n cloed, taz reaeipt, or contract )
4 right-of-way of Cbiaago-Milwaulcee, St. Paul Railwe.y.
(20 acres)
,
,
•4 VlII'JVK \11yV,
ApplicRtion for :
~rT"..'I STRUCTURE 1:d REM07ELI1'JG, AL1'ERATIO*1S, QR :'.DP, L TIC3I I_l LOC:~TZ ON CH.'.rdGE I-1
PIIRPOSE IdATERIAL Cw. k steel .
Res e cv, s ore, garage, etc.~ -JFrame, concrete, brick, etc.)
I.
DIIAENSI ONS ~ i r STORIES ~Q
~Vltsth and iangth) (One, ono and a iialf, ecc,;
APPROXIMATF rOST ~ NUM3FR OF ROOMS
Include cr~,n lebor)
B~.SEb'~riT ~t~, If FOTn~1~:;TION con.
(Full, aart, none) (Concrete, rock, Ptc.)
;
~ SEE'dAGE ; tAk LI GIiTINIG E e .
.,essrool, ~crt,ic t~~ll~_aPt{`f'i ) ctrieit~r, ~e.s, etc. )
:
~ • s^~CCP, ~I Rv ili?LDi?-iGS
(GarRge, barn, chicken housr, etc. - give cost dc dimensions) -
~ APa'1LTH UNIT -?lecessary to ho►ve approval of Countv Healtr Officer for buildings
: where public is to be accomodeted, suah Qs atores, aervice stationc,
, and halls.
Y.'RECXIIIG YkP.DS, JUNK Y/!RDS, SFCO?1D &".I'J AL1T0 YI.RD AI'D tf :2NfiE PILF:S - No permit to
ba issuad if within 300 feet of a higlivtay or mn.in traveled road.
.BILLBO~:RDS I'12~D SIGr1S - I~Iot to be cllawed in restrictnd or undosirable place. Loca-
tion subject to verif.icc►tion.
~ PU.NS ::ND SPFCIFIC.:TIONS - To be fur^.ished il.' the Commiesion def:ms it necasaary.
: ;!OVING -Porniit neccssary to move old buil6inR; to a now location. If mavad on R
Stato HighYray, porr.if :sion wi'Ll tuvd to be tiad fron that doFertment.
ZOIlF - Structura to con:'orm to rerulativns as to USF in Zon,e District in which it
~ is locsteci. I
i. HnUSF NL'113ER - To be f un:ished by the Plsnning Corr.nissfon7unon request. 4 '
. yll
~ign he re i -:xFRO~ ~ xr OI 1t('f~01 ~ A1 HO
.('nPy `or,v ;f`(l•v{
~
~
SPONANE COUNTY PLA1`JNING CQrAIdISSION
County Court House
Spokc:ne 11, Washington B. 1141-Ext. 255
R. L. Rutter, Chairman Edgar T. Hawley, Ezec. Secretary
, PE173d~IT FEF -15•00 SPr,CIAL PFr1.4IT
~ NA'qgCharlcs M. Rice and sone DpTE Janunry 15, 1947 -t/
Il"('
ME►ILING ADDRF;SS oeradale, 16110 E. Valleyway Z•p;I,F;pHp?1E W4321 C/J fl
,
ARCHITECTtS NAME ADnRF•SS
~ STRUCTiTRF LOCATION All of that part of the N9 of NE -1,1_ of Seation 24-25-44, South of .
' (Lagal description fro:n doed, tax reoeipt, or contraot)
~ right-of-way o£ Cbicago-Milwaukee, St. Yaul Railway.
(20 acres)
~
t
CHFCK (1lIF '
AppllcRtion for: ~
' rT7.-7 STRUCTURE Cz-4 REMO7ELIPIG, ALTERRATiO*iS, OK : DniTiCNI_I LOCATZdIJ CHItiNGE Cl
. PtTRPOSE IdAT~~i~IAL Cqu, ~C et_ee'
~Resi e cv, s ~~sc ore, gargge, etc. ) 7Freme, concrete, brick, etc. )
l....~.:
DIMENSI ONS QP t Of STORIES tw
q
q
Mdth e~nd lengthl (One, ono and a hal£, two, Ptc. )
APPROXIMATF COST A 2IlrvLDFR OF RnOM:i
Include C!".Il labor )
, Br':SEIuENT }alf FOUN'Jt~TION cq ,
(Full, part, none) (~onerete, rock, etc.)
SE4YAGE LI GH'TII1G E ~
' esspool, soptic tank, seprer) K ectrioity, gas, etc. ) ~
. ,
- ,
! ACCFSSORY BUILDINGS
(GarRge, barn, chicken llouse., etc. - give coat & dimensions)
HIi~"~,1LTH UNIT - tlecessary to have approval of Countv Healtr f►ffieer for bvildinga
: xhere public is to be accomodeted, suah as stores, service stations, ~
, and halls.
' Y`.'RECKIIZG YhRDS, JUNK Y/'.RDS, SECOPID H:".I'D AtTTO Yf.RD AIT, t1..:;JtTT;E PILFS - No permit to
bo issucd if within 300 PP.P,t oi' a higl-wtay or main traveled road.
. BILLBOkRDS lL27D SIGt1S - Ttot to be ellovred in restrictod or undosirable place. Loca-
tlon subjeot to verif.icc►tion.
• I PL'-.NS ::ND SPESCIFIC:,TIONS - To be furr;ished il.' thc Commiesfon deer+as it necossary.
:!OVIrIG - PorZnit nccessary to movg old builOing to a nm lonation. If moved on R
Stato Iiighrray, parr.ti ;sion wil l hi.tvt, tn bo tiad fron thst dapartment.
ZOIJF - Structure tv con:'orrn to re~;ulat ions as to USE in Zone District in which it I
is locateci.
HOUSF NL'z1ER - To be furi:ished bv the Plsnning Cor.~,r~isston7unon request.
. ~ .
. . .y ll . , .
~ Gn ho re,
y
'-7YfFR0~ ( X[qpi • . ~ xf10! ~ MI 1t0
iCAPr I('Qi•II ('IM•r'.1'~1
~
r
~
ZONING ADJUSTOR
SPOKANE COUNTY, WASHINGTON
IN THE MATTER OF A VARIANCE FROM THE MINIMUM )
STANDARDS OF PUBLIC ROAD FRONTAGE. ) FINDINGS, CONCLUSIONS
RALPH H. RICE, dba RICE'S MEAT PACKING PLANT ) AND DECISION
[VE-27-88]; )
COMPANION FILES: CE-115•88 & )
Special Permit 1-15-47 )
SUMMARY OF APPLICATION:
The applicant requests a variance to allow a meat packing plant to be located on a parcel of
land having 0 feet of oontlnuous public road frontage. Section 4 04110 of the Spokane
County Zonmg Ordinance requires 200 feet of continuous public road frontage. Authority to
consider and grant such a request exists pursuant to Sectlons 4 03 020 and 4 25 030 b of
the Spokane County Zonmg Ordinanoe
PROJECT LOCATION:
The project is generally located in the Spokane Valley, east of the intersection of 4th Avenue
and Conklin Road and south of Sprague Avenue in the NE Y4 of Section 24. Township 25N.
Range 44EWM The Assessoes parcel numbers are 24541-9106 and a portion of 24541-
9107 The property is addressed as E. 16424 4th Avenue
DECISION SUMMARY OF THE ZONING ADJUSTOR:
Based upon the evidence presented and circumstances associated with the project proposai,
the Zoning Adjustor APPROVES the application, conditioned as set forth below. Special
attention is drawn for the Zoning Administrator to approve the landscaping plan or recently
installed landscaping.
OPPONENTS OF RECORD:
None
PUBLfC HEARING:
After examining all available information on file with the application and visiting the
subject property and surrounding area, the Zoning Adjustor oonducted a pubiic hearing on
July 11 , 1988, rendered a verbai decision on July 11, 1988 and rendered a written
decision on July 20, 1988
FINDINGS OF FACT
1. The project location is as set forth above under PROJECT LOCATION.
2. On January 15, 1947, the applicant sought and obtained a special permit to
operate a meat packing plant, which is still known as Rice's Meat Packing, on an
approximately twenty (20) acre parcef bounded by 4th Avenue extended, Conklin Road, the
MiIwaukee Road right-of-way and the Spokane County Gravel Pit. Wtth that petmit, the
appiicsnts oonsiructed a subsiantiai plant 1n approxsm3tely Ehe center of the lower half of
the twenty (20) acre parcei. The ptant has operated oontinuously since its oonstruction
Recently, the present owners wished to divest themselves of the meat padcing plant and
proposed to do so by sellmg small acreage surrounding the plant and granting an easement
westward to the intersection of 4th Avenue and Conklin Road The ooncept eventuatly became
a flve (5) acre parcel in the southeast portion of the twenty (20) acres, connected by a
minimum forty (40) foot wide easement on the alignment of 4th Avenue extended Section
4 04.110 of the Spokane County Zoning Ordinance presentiy requires two-hundred (200)
feet of continuous public road frontage for a parcel greater then 4-Yz acres and devoted to
this particular use. The meat packing facility is located at the extreme westerly end of the
five (5) acre parcel, thus leaving the land to the east vacant, although a portion of it is
occupied by a basalt rock "haystack," thus somewhat preventing additional development
•
~
CASE NO VE 27-86, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 2
3 The adopted Spokane County Future Land Use Plan destgnates the erea of the
proposal as Suburban.
4 The site is zoned Agriculturai, which allows the proposed use upon approval of
this application.
5 The existing land uses in the area of the proposal include vacant paroels of land of
substantiat size, with Iimited margmal quality residential to the west and oommercial
business and light industrial uses to the north.
6. The appiicant has been represented throughout this case by John Konen,
Development Consultant
7. The proposal is exempt from the provisions of Chapter 43 21 C RCW pursuant to
WAC 197-11-800 (6) (b)
8 The applicant has submjtted a proposed easement of forty (40) feet in width
servmg as access to the paroei The easement will be reoorded with the Spokane County
Auditors Office and a copy of this recorded easement shail be submitted to the Planning
Department file prior to the release of other perrnits.
9. The applicant has been made aware of the recommendattons of variOUs
County/State agencies revlewing this project and has indicated he can oomply with those
recommendations.
10 The parcel under consideration has been found to oomply with state and local
subdivision regulations [see File CE-115-88 (A & B)].
11. No one appeared to oppose the proposai nor were any written comments adverse
to the proposal received.
12. The proper legal requirements for advertising of the hearing before the Zoning
Adjustor of Spokane County have been met.
13. The file indicates the applicant may not have filed the proper segregation
application In the County Assessor's Office in order to legaily create a tax parcel and
identification number for the subject property. The appiicant is advised to do that in the
immediate future, as any approvals received in the Planning Department do not establish a
separate taxing parcel and tax number. Failure to complete and flle a segregation
application wiil cause confusion io the applicant, if not unanticipated expenses and delay.
14 Any conclusion hereinafter stated which may be deemed a flnding herein is
hereby adopted as such
From the Findings, the Zornng Adjustor comes to these:
CONCLUSIONS
1. The appticant's proposed private road located on an easement is sufficient
substitute for the requirement of two-hundred (200) feet of continuous frontage on a pubirc
road
2. A Certificate of Exemption can be issued. The Planning Depanment conditions of
approval must be acxomplished/met before the Certificate of Exemption can be issued.
3. The variance will not authorize a use otherwise prohibited in the zone.
4 With the conditlons of approval set forth below, the variance will: a) not
constitute a grant of special privileges inconsistent with limitations on other properties in
the vicinity and similar zone; b) ensure that the intent and purpose of the Zoning Ordinance
Is achieved with regard to location, site design, appearance, and landscaping, etc, and c)
protect the environment, pubiic interest and generai welfare. The approval of the
landscaping plan and installed landscaping by the Zornng Administrator will accompiish thjs
5 There are special circumstances applfcable to the property which when oombined
with the standards of the Zoning Qrdinance, create practical difficulties for the use of the
property and/or deprive the property of rights and prNileges oommon to other propertfes
in the vicinity and similar zone ctassifications The original approval for the twenty (20)
J
a.
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 3
acre parcel was excessroe, insofar as there was no 20 acre minimum required In 1947. The
applicant owns substantial amounts of land to the north and to the south, thus no neighboring
propeny owner is aggrieved by the division of land. The present ptant exists and has been
operating for over forty (40) years
6 Strict application of the zoning standards does create an unreasonable burden In
light of the purpose to be served by the standards.
7. Stdct appiication of the zoning standards does create an unreasonable burden in
light of the purpose to be served by the standards
8 Relaxation of the zoning standards wouid make a more environmentaliy sensitive
or energy conserving project or enoourage contlnued or new use of a historic property
9 Granting the variance will not adversely affect the overall zoning design, plan or
concept for either the immediate area or the entire County
10. The case for a variance was not based substantially upon a lack of reasonabie
economic return nor a claim that the existing structure is too small.
11 Granting the variance will not be inconsistent wlth the general purpose and
intent of the Comprehensive Plan
12. The granting of the variance will not result In de facto zone reclassification
13 The requested variance is not substantially for the purpose of circumventing
density regulations designed to protect the Spokane Valley-Rathdrum Prairie Aquifer.
14 Various performance standards and critena are additionally needed to make the
use compatible with other permitted activities m the same vicinity and zone and to ensure
against imposing excessive demands upon public utilities and these shall be addressed as
oonditions of approval
15. The proposal will neither be detrimental to the Comprehensive Plan nor the
surrounding propertjes
16 The proposal wi11 uphold the spir,t and intent of the Zoning Ordinance and
mitigate adverse effects upon the neighboring properties due to reasonable restrictions,
conditions or safeguards applied through the conditions of approval.
17 The Zoning Adjustor may require such conditions of approval as necessary and
appropriate to make the project most compatible with the public interest and general
welfare
18 Any flndmg herelnbefore stated which may be deemed a oonclusion herein is
adopted as such
DECISION
From the foregomg Findmgs and Conclusions, the Zoning Adjustor APPROVES the
proposal, mcluding acting on behaif of the Subdivision Administrator to approve the
associated Certificate of Exemption(s) The following Conditions of Approval are stipulated
CONDITIONS OF APPROVAL
1. GENER/4L
1. The foilowmg 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 contamed In this
decision, except as may be relieved by the Zoning Adjustor, shall constitute a violation of the
Zoning Ordjnance and be subject to such enforcement actions as are appropriate
3 The Zornng Adjustor may administratively make minor adjustments to site plans
or the conditions of approval as may be judged to be within the oontext of the original
decision
~
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE 4
4 If the Zoning Adjustor believes there are extenuating clrcumsiances associated with
this permit, he/she may cause there to be a publrc hearing and reoonsideration of the permjt,
the expense shall be that of the oounty's if such reconsideration takes piace
II. PLANNING DEPARTMENT
1 The Certificate of Exemption shall not be signed until Condition of Approvals II 4
& 5 and V 5 are completed
2 Th1s parcel shall not be further subdivided unless oonsistent with RCW 58.17,
ihe various county subdnrisions regulations and the Spokane County Comprehensive Plan for
the area.
3 The Zoning Admmistrator for Spokane County shall approve the landscaping plan
and ensure its implementation. (NOTE• Mr. Horobiowski, the Spokane County Zoning
Administrator, has approved the landscaping plan and inspected the installed landscaping.)
it is intended that the treed and shrub landscaping be maintatned
4. The applicent shall file with the Planning Depertment a copy of the segregation
application necessary to reoognize the subject property as an indnrtdual tax parcel, except
that this condition shall not apply if the parcel is presently established with a parcel
number. This condition shall be initiated by November 1, 1988.
5 The applicant, heirs and assigns shall submit to the Spokane County Planning
Department documentagon recorded in the Spokane County Auditors Office indicating all
necessary easements to provide aocess to the Spokane County right-of-way as identified for
each parcel and subject easements shail be site specific and not of a general nature indicating
only passage across vanous parcets of land. The easements appear to have been adequately
drafted and are included on a document which possibiy has been prepared by a surveyor,
however, there are no surveyor credentiais and there is no indication that the document has
been filed in the Auditors Office. This shall also be ac;complished by November 1, 1988
III. DEPARTMENT OF BUILDING & SAFETY
1 Since no building permit expansion is anticipated, there are no applicable
conditions of approval. Although, the applicant is advised to contact the Department of
Building and Safety regarding any aspects of expansion or modification of the existing
physical facility
IY. UTILITIES DEPARTMENT
1. The owner(s) or suc.cessor(s) in interest agree to authorize the County to pface
their name(s) on a peiition for the formation of a ULID by petition method pursuant to RCW
36.94, which petition includes the owner's property and further not to object by the signing
of a protest petition against the formation of a ULID by resolution method pursuant to RCW
Chapter 36 94 which includes the owner's property PROVIDED. this oondition shall not
prohibit the owner's or Suocessor(s) from objection to any assessment(s) on the property
as a result of improvements called for in conjunction with the formation of a ULID by either
petition or resolution method under RCW Chapter 36.94.
2 Pursuant to the Board of County Commissioners Resolution No 80-0418, the use
of on-site sewer dlsposal systems is hereby authorized This authortzation Is oondttloned on
compliance with ail rules and regulations of the Spokane County Health Dlstrict and is
further vonditioned and subject to specific application appraval and issuance of permits by
the Health Officer.
3 Any water service for thls project shall be provided in aocordance with the
Coordinated Water System Pian for Spokane County, as amended
4 Any sewerage service for this project shall be provided in acoordance with the
Comprehensive Wastewater Management Plan for Spokane County, as amended
~
-
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONING ADJUSTOR PAGE S
V. HEALTH DISTRICT
1. Sewage disposal shall be as authorized by the Director of Utilities, Spokane
County.
2 Water service shall be ooordlnated through the Director of Utiiities, Spokane
County.
3 Water service shall be by an existing public water suppty when approved by the
Regional Engineer (Spokane), State Department of Social and Health Services.
4 Disposal of sewage effluent is currently prohibited beneath paved surfaces
5 Subject to specific application approval and issuance of permits by the Health
Officer, the use of an individual on-site sewage system may be authorized. Acoording to the
Spokane County Heatth District records, the existing on-site sewage disposal system serving
Rice's Meats will be cut off by the newty created property boundary. This system will be
required to be replaced wlthin the boundaries of the newly created lot, or appropriate
easements will have to be granted and filed in the County Auditors Office. November 1~
1988 is the date set for the filmg of any such easements
VI. ENGINEERING DEPARTMENT
1 The County Engineering Department has determined that the private roadway
easement serving the parcel(s) should not be designated as a"Tract X" Future Public Right-
of-Way Tract Prior to the release of a bullding permit the applicant must sign and ►ecord
"Spokane County Notice To The Public Number Three " This document specifies the
foliowing.
a The prryate road shall be oonstructed in aocordance with Spokane County
Standards for Pnvate Roads
b Should Spokane County be requested to create a Road tmprovement District (RID)
for the purpose of improving the prnrate roed easement to a pubtic road standard,
the applicant agrees to deliver to Spokane County the right-of-way necessary for
a public road
c The applicant agrees to join in and not oppose the creation of a road Improvement
District (RID) or County Road Project created for the purpose of improving the
private roadway to a public road standard
d The applicant and future property owners are advised that Spokane County is not
responsible for private roadway oonsiruction, maintenance, snow removal or any
other servlces on the prfvate road.
2 The applicant is advised that the private road shall be named and, if named, signed
m accordance with the provisions of Spokane County Road Standards. This oondition may be
waived in the event that the Department of Buiiding and Safety determines addressing of 4th
Avenue is acceptable However, at such time the Department of Building and Safety feels the
need for the road to become a private, named road, thls applicant shall participate and
cooperate in this process. This conditwn may be waived by the County Engineering
Department without authority of the Zoning Adjustor.
3 The applicant is advised that an approach permit must be obtained from the
County Engineering Department prior to the construction of any new driveway approaches
This conditlon may be waived by the County Engineer's Offlce, in oooperation with the
Department of Budding and Safety.
4 The appllcant is advised to contact Fire District #1 in order to ensure that the
Distnct's standards for access are met.
NOTICE PENDING COMPLETlON OF ALL CONDITIONS OF APPROVAL WHICH NEED TO BE
COMPLETED PRIOR TO PERMIT ISSUANCE, PERMITS CAN BE REL.FASED PRIOR TO THE LAPSE
OF THE TEN (10) DAY APPEAL PERIOD HOWEVER, THE COUNTY HAS NO LIABIUTY FOR
EXPENSES AND INCONVENIENCE INCURRED BY THE APPUCANT IF THE PRQlECT APPROVAL
IS OVERTURNED OR ALTERED UPON APPEAL
, •
~ •
CASE NO VE-27-88, RICE'S MEAT PACKING SPOKANE COUNTY ZONlNG ADJUSTOR PAGE, 6
DATED thts 20th day of July, 1,988 - ^
„
Thomas G. sher; AICPf
Zoni ' Adjusior
Spokane County, Washington
FI LED:
1 ) Applicant
2) Parties of Record
3) Spokane County Engineedng Department
4) Spokane County Health District,
5,) Spokane County Utilities Department
6) Spokane County Department of Building & Safety
7) Planning Department Cross-reference File and/or Electronic File
NOTE• ONLYr THE APPUCANT OR AN OPPONENT OF RECORD, MAY FlLE AN APPEAL WITHIN
TEN (10) CALENDAR DAYS OF THE ABOVE DATE OF SIGNING. APPEAL MUST BE
ACCOMPANIED BY A$100 00 FEE APPEALS MAY BE FILED AT THE SPOKANE COUNTY
PLANNING DEPARTMENT, BROADWAYCENTRE BUILDING, NORTH 721 JEFFERSON STREET$
SPOKANE, WA 99260. (Sections 4 25 090 and 4.25100 of the Spokane County Zoning
Ordinance)
TGM/jh
tiy
i~
~ y ~
M}^r~ r1~1 t
y'l;i~„'.
PLANNING DEPARTMENT
Y
BROAOWAV CENTRB BUIl01NG N 721 JEFFERSON STREET
PHONE 456-2203 Pmwft
SPOKANE. WASHINGTON 99260
SpOKANC COUNTY COURT MOYSC RECEIVED
AGENDA: July 11, 1988 JUN 17 1988
TIME: A,s set forth below Cp~ ~pEB~$
PLACE: Spokane County Planning Department
Broadway Centre Building
North 721 Jefferson Street
Spoksne, WA 99260
4) VE•Z7.SR
(Th'ts item will be hesrd REnLriREMENTS
st 10:30 s.m. or as soon Generally located in the Spokane
thereafter as possible.) Valley, esst of tbe intcrsection of 4th
Avenne and Conklin Road and south of
Sprague Avenue in the NE Y4 of
Section 24, Township ZSN, Range 44EWM.
PROPQSAL.; The sp►plicant requests a variance to allow a meat packing plant
to be located on a parcel of lsad having 0 feet of c,ontinuons pablic road
frqptage, wbereas Section 4.04.110 of tbe Spokane County Zoning Ordinance
reqnires 200 feet of contianous pnblic road frontaga. A Speeial Permit was
granted for the meat packing ptant (for a twenty (ZO) acre parcel) in 1947.
The applicant now wishes to reduce the area for the meat paclcing plent to
approximately five (5) acres (the southeast S acres of the origiwal 20 granted,
leaving the residusl five (S) acre parcel without frontage). Access is pruposed
by meaas of a forty (40) foot wide easement eatending essterly frnm Conklin
Road to the slte.
EXiSTi11T[' ZOMNG; Agricultural
SITi'' SI Approximately 5 acres (Total ownership 154 acres)
APPL-ICANT~ Charles M. Rice aad Sans
DBA Rice's Meat Pack.ing Plant
E. 16424 4th Avenue
APPi.ICATIONS WII.L BE HEARD AT THE ABOVE TIIM. EXCEPT THAT ITEMS
CARRIED OVER FROM PREVIOUS HEARINGS MAY BE HEARD FIRST, POSSIBLY
CAUSING DF.LAYS. LEGAL DESCgtIPTIONS AND PRO]ECT DETAILS POR'IHSE
PROJECTS ARE AVAILABLE IN THE PLA►NNING DEPARTIIUNT FIIM. APPEALS OF
ANY OF THE DECLSIONS ON THE BF.LOW LIS'IED CASES MAY ONLY BE FUF.D► BY THE
APPLICANT OR AN OPP+ONENT OF RF:GORD ACGOMPA,NIED BY A $100.00 FEE
(Sections 4.25.090 and 4.25.100 of tbe Spokane County Zoning Ordinence.)
~ ♦
~ ' •i
•
tot~on
e ,
f,~'►'O'~t1 ~ ' ~'y ~
~ n~ f~ ~ p. t► t ~ , ~ ~
5Gt ~
SG 1
~ Z
l~jr ' _ - d ~ {i
~ ~ ,t •
, ~ .
- V V ~.ti~~'~" - ~ L
a „
~ P
E R R ~
a
.1~~+~'' ~ • ~ ~ ~ S f P f
. ~ i ♦ ~ j~.~'~ cr
G • ~
•
1f
~ ~ -
. 11►
EA 5 J}
4 409 1
.
r
;
o` j ~,r • t
e . ` ~ ; 6TM ~ht~~'~a11eY • ~
. e
1
M~~ ~ •
~ ' y • ~ a, C
t - ~ • • ~ ~
• t = ~t. ~ .
.
`H AV~ . ~ i •
.
O T M
~ w
P ~ ttf' 1~
• yy,. i t • ~
O' 'Q
~
I W
e►v E
71 .
~ d ~
I,e~.4 SixSEENTN j.11000
•'~~J` ~ ~
v E
.
. ~
o '
< .
1
~
~
~
• s
. *
SPOKANE COUNTY PLANNING DEPARTMENT
APPI.sICATtOrtS BEFORE-THE ZONINC ADMT=OAR OF ADJUSTIyIENT
~
Cenificate of Exemption No : Applicat n No.: V~"'27" g
Name of Applicant: Ra_lnh H. RicP Agent: Y N .Tnrn n, K~n
Street Address: E. i6424~ - 4th Avenue _ ,
Zip Phone - Home: 9 44- J~ i 4Tlw
City. Snokane State: Washington Code: 9 J07 Wo~: *11
Agents No. 53A-6668 XaNA4
Name of Property Owner(s): Ralnh H. Rice ,
Street Address: E. 16424 -4th Avenue
Zap Phone - Home: ' 31
City. Snokane State• washington Code: 99037 Work:
REQi.T~ESTED AGTION(S) (Circle appropriate action).
3) Canditionai Use Permit Nonconforming Lot/Use
Variance(s
aiver o Violation Temporary Use/Structure Other:
F4R S'i`AFF USE ONLY CODE: ORDINANCTs
-
Cite Regulations Section(s): -Id^j AU 'la Ai"
Townsh Propert Violation/
• ip. • 7~ Range: ~ S tze: Enforcement: Y N
Section.
NAWW- i //7
'f
hftZ_~-Comp Plan Designatjon• o ~
Existing Zoning• . ►a
,
LEC3AL
PSSA N UTA Y AS . N F[RE DIST.;~f Y. Hearing Date ' 4JY.-C~Personnel Taking in Application:
~
t ~
Existing Use of Property: Meat Packing Plant, including slaughter and retai
Descnbe Intended Proposal in Ternas of REQUESTED ACTIONS above:
X ursuant to lettert Februarv 1, 1988 from Steve Horobiowskir Zoning
Administrator to John D. Konen, agent for Ralph Rice, the apulicant
seexs to reduce the nonconformin , uee to 5 acres served by a.n easement.
Str.-.et Address of Property: S. 'W C
Legal Descnption of Property (include easement, if applicable):
'Phe South 298.on feet of the Northweat Quarter of the Northeast Quarter
of Section 24, Twp. 25N. R. 44EWM, Spokane County Washington, EXCEPT
the West 605.00 feet thereof and containing 5.00 acres.
Acc e ss eaaement on submi tted si te plan.
Parcel No(s): 24541-9106 & 9107 Source of Legal. Dunsmore Surveving
Total amount of adjoining land controlIed by this owner/spoi so : 1 4, acre%.,
What interest do you hold in the property? Preparing p for sale .
and transfer to new owner. Pronertv has been sold bv Rice on contractw
~ Please list previous Planniag Depanment actions involving this property:
Permits for Meat Packing Plant, January 15, 19471 letter from Steve
Horobiowski , February 1j 1988.
P I SWEAR, UNDER PENALTY OF PER~ ; ~AT: ( M THE NER OF RECORD O
AUTHORIZED AGEN'I' FOR THE PROPOSED SITE, (2) IF T OWNER. WRITTEN
PERMISSI4N FROM SAID OW AUTHORIZING MY A IONS ON HIS
ATTACFIED. AND (3) ALL OF T ABOVE THO ON UP ORT
DOCUMENTS ARE MADB TR Y TO O . !
Signe _ Address: Phone No.: 7`"' Date:~--?~
NUTA'tY SEAL: Notary• ` -
Date:
Page 1 of 4 (nver) Revised 1•4-89
~
. ~
_
A. BLIRDEN OF PROOF
It is necessary for the applicant or his/her representative to establish the ressons
why the REQUESTED ACTION should be approved aad to literally put forth the basic
case 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 addresser the criteria which the Zoning Adjustor must consider. Please F11
the form out and retum-it-with your application. If you did aot get a form, ask the
Planning Department personnel for advice on how to proceed.
B. SI GN-OFF BY COUNTY DEPARTMENTS AND OTHER AGENCIES
~
1. C'OUNTY HEALTH DISTRiCT
~
a) Proposed method of water supply:
b) Proposed method of sewage disposal:
preliminary coi ultation has been held to discuss the proposal. The applicant
h been o d o f re i r e m e n t a n ft n s. N
~/w O(~,
~
(Signature) ate (Sign-off Waived)
COLINTY ENGINEERING DEPARTMENT
~
A preliminary consultation has been held to dtscuss the proposal. The applicant
bas b n infotmed of r ir ents and standards.
y
4
Signa re) (Date) (Slgn•off Waived)
~ 3. COUNTY UTILITIES DEPARTMENT_ (Waive if outside WMAB)
A pretiminary consultation has been held to dlscuss the proposal. The
applica t has bee 'nfo ed of requirements and standards.
\
, ' - -u,.
~ Signature) J (Date) (Sign-off Waived)
[ The applicant is required to discusa the proposal with UEP-A
to became informed of watec spstem
requirements and standards.
~ The applicant is required to discuss the proposal with
to become informed of sewage disposal
requirements aad standards. '
4. WATER PURVEYOR: gL:1-29 ~&01 ~ic.Ft~'it..~i~C.Waive ~f outside CWS~A)
a) The proposal ' located within the boundary of our future
service area
b) The proposal ys[innoi located within the boundary of our current
district.
c) We areLaMEMM abie to serve this site with adequate water.
d) Satisfactory arrangements have/ht been made to serve this
~ , r p~esa~ ~tcszr~ ~RR:L.v~reN b Nu ? ~
SC'; l~ a
(Signature) (Date) (Sign-off Waived)
5. SEWERAGE PURVEYORT
(If other than Spokane County)
A preliminary consuitation lias been held to discuss the proposal.
The applicant has been informed of requirements and standards.
4-15 Sf
(Signature) (Date) (Sign- Waived)
Page 2 of 4
vuuw ct ~
.
. , ~
• ~ ~ I > > ci ss-& ~
~
SPOK:ANE-C~UNTY PLANNING DEPARTN~NT
APPLICATIONS BEFORE TI~ L C~ ADNSTOR/BOARD OF ADNSTMENT
~
FILE NO ~C ! Z?-WPLAN. DEPT. CONTACr6&ut" HEARING DATE;
NOTE TO APPLICANT• Additional information may be required by the Planning
Department after the application is submitted if it is found
that such informat»n is needed to clarify the file documents
A. Additional Egg Reauirements
In order to assist you with your financial planning regarding this application,
PLEASE BE ADVISED THAT OTHER DEPARTMENTS AND AGENCIES WI'rH WHICH YOU ARE
REQUIRED TO CONSULT MAY CHARGE YOU AN ADDTTIONAL FEE. The fees charged by
the Planning Department only partially defer our administrative costs aad are not
shared with other departments or agencies.
B. Preliminarv Subnitttai
Pnor to filiag an application, the project sponsor shall become familiar with the
current procedures and forms. Planning Department personnel are available for
advice on current procedures, past actions which may affect the proposal and the
Zoning Ordinance or Code requircments.
C. SchedulinQ an AnQlication CU Publi Hearing
Co m n l~et e_d applications received by the Planning Department will be scheduled for
public hearing on the earliest possible date. Department personael will contact the
applicant approximately 21 days prior to the public hearing, and provide the
information needed to fulfill ihe notification requirements outlined ia "E" below.
Occasionally, excessive and unpredictable workloads in the Department may cause
scheduling at a later date.
D. Submittal Reauirements
Department policy requires that the following information be submitted, at a
. minimum
N WE HAVE A FREE NOTARY SERVICE AT OUR OFFICE.
~a•
Z
, omnleted annlication form (green).
omnlered Certificate of Exemntion form (yellow) (if required). i~
~ ' (if required).
~ Assessor's section maP for subJect Parcel aad property withia 300 feet
~
(obtained at the County Assessor's Office). If required by the Department, obtain
cne (1) copy, including adjacent maps, if required. The maps ac+e to be submitted
~ with the application form and other required information to the Departmeat.
Outline the subject parcel in pencil. Adjoining Assessor's ma s &hat ar needed.
L C~ /1 -4 2(,4 - Z 5- Utl - C.►.M~4 ' dlatat-d lrU Co
Statement of Attend t~ys~cian for De2endent Relative (i applicable)
Affidavit of Degenden Relative Circumstances (if applicable).
7 Fe e s • Most frequently encountered fees, at the time this application was
distnbuted, are itemized as follows:
Dependent Relative Conditional Use Permit $ 5000
All other Conditional Use Permits $ 27500
Vt~riaace175.00
Waiver of Violation (sliding•scale value)
Environmental Checklist $ 75.00
f w
$Z.00 (will be collected at the time of aID12lication '~t e total f4g when the anolication is submitted.
Pae3of4 I~s
g ~ z.~fQ' 4-15~ Cs:C~S
g
7~`•'d
Z
~e~
~
8 - Submit six (6) copies of the proposal drawn to scale and indicating
the following information
a scale of drawing i parking areas/spaces/driveways
b north arrow j. landscaping
c. vicinity inap k fencing
d site area showing property 1 topography of the site
boundaries and dimensions m easement(s) affecting the use
(if a yard vanance application, of the property
obtain "dimensioning" n sepuc tank. drainfield and well
h an d o u t) o. dimensions from proposed
e width and names of streets structures to the ordinary high-
adjacent to the site water mark of all water bodies
f, existing buildings within 200 feet
g proposed buildings (including
exterior decks/balcontes)
showing dimensions and distance
to property boundaries
h height of all structures
q _r,►~c~c~t-~ Cl~oU~~ ~ ~ O kac~-
, ` c~; ~-0.o.:~ /m ~ • NI~T : c~ =AA~l _ ~ '!a~¢.
N E. otification Reautrements P
1_g,~) ~~CdJ:rAO q~6 L-kg- cJ
The applicant is to provide notific t~ ioPas- oll s. Wo k e ai instruti ns se~ rt&1.
provided when notification packet is picked up at the Department. jAptAM CJW
. ~
~ Please note there is a.25 cent/per parcel (plus tax) charge for the list of property ~:00,
owners within 300 feet of your proposal. This fee will be collected when you pick 6Law do
up your agenda packet. t~ [.o
E~ ~c-v-t-
Steil I. All property owners and taxpayers within three hundred (300) feet of the Lt~
property, including all additional contiguous ownership and any easement(s)
providing access across ather properties shail be notified by the proponent.
Utilizing a list of property owners and taxpayers obtained from the Department or a
title company and copies of the Agenda Notification prepared by the Department,
the applicant shall accomplish notirication by mailing the agenda notification by
First Class Mail as directed by the Depsrtment personnel.
~ Sto 2 The aenlicant shall orovide the Qrt~i~ cemputer m~g list.
Affidavit of Mailing and all returned mailings (addressee unknown. etc.) to the
Department at least two (2) days prior to the public hearing for inclusion m the
file
F. Publi He ing
The applicant or representative must be present at the public hesring. If the
owners is not at the meeting, the "representative" must have written authorization
from all affected owner(s) to act on his/her/their behalf.
' Page 4 of 4
~ ~
~
APPLICANT'S FORM
NAME: Ralph Ric e
FILE: 1/G_- 2? 844~
I. YARIANCES
Wi11 the variance authorize a use otherwise prohibited in this zong?
oi h% Yes No ; Comment: See Zoning Adm. letter of 2/1/88.
. '
- a~ The requested vaxiance will allow a non-conforming building and
use to have acc ese via an eaeement (following the current acc ess
d ' ' ' d pu~ i c
~ r c are t nded to the ' te Ne l~+~o~ Eb~( ~Va~si s%~
60 ~ speci a~ c~rcumstances a~i cabl e~'o~' proQert i such as si ze,
.
shape, topography, surroun ngs when comPned t~t~he standards of
the Zoning Ordinance, r.reate practical difficulties for use of the
property and/or deprivE the property of rights and privileges conmon
to other properti es i n the vi ci ni ty and simi 1 i ar zone cl assi fi cati on?
Yes ; No ? ; Cvirment: The original evecial permit for a
meat packing plant was issued for a 20 acre site and the packing
plant w4s plac ed on the S. E. portion of the si te . The owner wi she s
to sell only the 5 acres adjoining the plant site (and reduce the
non-conforming rights of the balance of the property) and an interim
access easement will be required until the balance of fhe ownership is
C. Wi 11 the granti ng of the variance be materially detrimental to the developed.
publ i c wel fare or i njuri ous to property or improvements i n the
vi ci n1 ty and zone? Yes ; No X; Comments: The varianc e will affirm
the exiBting eituation and reduce the non-conforming ac from
20 to five acres. The property owner retains the balance of the
ownership and the buffering chaxacterisfics provided-by thafowner-
ahip. The owner wi she e to sell the meat packing plant si te to a new
operator because of age. If the rest ot 'the property is cteveloped, i
0. Does stri ct appl i cati on of the zoni ng standard create an unreasonabl e public rp-00,
burden in 1 ight of purpose to be served by the standard? Yes X; access wi
No ; Comment: be extendk
Because of the location of the meat packing plant, an additional 1 to
2 acres wouldhave to be sola, crea~`ing a pannancile 15R. ~t'F-ie sDecific
frontage requireAt for this nonconformi use is not found in the
zoning ordinance, although 100 Net woue typicai.
E. Wou1d relaxation of the zoning standard make a more envirornnentally
sensitive or energy-cc,.serving project or encourage continued or new
use of an historic proverty? Yes ; No X; Cortment:
If the variance were not granted and additional acreage were
requirea, t"his adTitionai acreage wou a non-conlormt
status and this larger property would have some additional
potential tor expansion, iT required'in -ffie ~ure.
F. Will a broader, public need or interest be served by granting verse
denyi ng the vari ance? Yes X ; No ; Comment:
The potential for future expansion of the non-conforming meat packing
plant would be reduced because of the reduced axea of the approved
s .
~
G. Is the case for a variance supported by other like or similar
si tuati ons i n the vi ci ni ty and i n simi 1 ar zones? Yes ; No
Cortment:
Frontage variances have been granted by Spoka,ne County for a wide _
variety of properties where easements and private roads can
effectivelv servp th&_Qwner§ihi-D.
(c3ntinued on reverse side)
. ~
.
H. Will granting the variance adversely affect the overall zoning design,
plan or concept for either the immediate area or the entire County?
Yes ; No X ; Comment: The granting of the vaxiance will
affirm the existing situation, a meat packing plant served by
a public drive from 4th and Conklin. Fourth Avenue can not be
e ' ock
outcrop to t~e east
1. Is the case or a variance substantially bas..d upon a lack of
reasonable economic return or a claim that the existing structure is
too small? yes ; No X; Comment:
J. Wi 11 granti ng the vari ance be i nconsi stent wi th the general purpose
and intent of the Comprehensive P1an? Yes N ; No X ; Comment:
Granting the varianc e will allow the non-conforming meat packing
plant continue operation at current levels of activity and reduce
th~~-_pot _n .i 1 or _rpantqi nn _
K. Did the practical difficulty which gives rise to the variance request
exist before the property was acquired by the present owner? Yec ;
No X ; Comment: _
L. Wi11 the granting of the variance result in defacto zone reclassifica-
tion; that is, the establishing of nearly all the privileges comnon to
a different zone classification? Yes ; No X ; Comment:
The ownership is a properly permitted meat packing plant, including
slaughter. The property can not be used for other industrial pur-
pa,sAs wi thntit a rpeynnc► r
M. Does the reauested vari ance resul t i n the ci rcumventi on of densi ty
regulations designed to protect the Aquifer? Yes ;No X;
Corr-ment: Granting of the variance will allow ie owner io consider
other development options for the, remainder of the property: includin
Cnnnpr_ ti nn tn thA e~Terpr CVCAm whi nh r»nFt al nn thp -nnrth 1J ng O f
hi s ownership. When thi s sewer system i s installed, i t c an c onnec t
tn tha maat_ pqnking = 1 ant and pl i mi natp thp aYi rqti ng Ra fi r+ ank
systems serving the facility.
0046z/Arch. 0002z 2
. •
. •
~'ipl'
~ PIANNING OEPARTMENT
, BaOAdWAr CEMTRC 8UI1O1NG N 721 lEriEpSOM STAEET
PMONE 456•2205
M F SPOKAME. WASMINGTQM 99260
t1psarC COYfti•COYS1wOY7[
Fcbruary l, 1988
John D. Konan
4124 E. 24th Avenuc
Spokane, WA 99223
RE Rcquest for Rcduction in Land Area for a Non-Conforming Slaughtcr
and Mcat Packing Plant - Ricc Mcat Packing Company, 4th and
Conklin. Veradale, Washington
Dcar John •
This letter is in rtsponse to your letter wherein you request a reduction in
the land area neccssary to continue operation of the Rice Maat Packing
Company
In reviewing the facts as contained in your letter as wall as the special
pcrmit grantcd on January 15, 1947, I do hereby concur that the permit did
not specifically bind the size of the propcrty to 20 acros and therefora, a
proposed reduction to S acres is hereby authorized.
Again, in ravicwing the filas, I do not find that the submittad 20 acre
propcrty was bound by the County nor required as a condition of approval.
You have proposad a reductioa to S acres and have provided a sice plan
showing that the usc can contioue to operate with adequate setbacks to
adjoining use.
This Administrative reduction to S acres shall be approved upon receipt of
your clicnt's having a landscape plan which provides screening in the form
of high-!ow vegetation in thosc areas which may impact adjaccnt views
Upon rcceipt and approval by the Zoning Administrator of your landscaping
plan, you may proceed to the next step by (l) a short-plat to divide the
property to accommodate this s,zc reduction OR (2) approval at a public
hearins before the Zoning Adjustor of d frontage v,iriance and Certificate of
Cxemption proceti
1
1 ~
. •
. •
John D Konen
Page Two
Febru 3ry 1, 1988
The S ubdivision Administrator shall decidc which of the abova two coursts
of action you must pursue to ltgally divide the land.
5UMMARY
This letter shall scrve as an official Determination of the Zoning
Administrator that the property sizc may be rcduced from 20 acres to S
acres bascd upon the rcasons within your lttter and the finding that the sitc
was noc specifically condrtioncd for 20 acres.
The procedure of the division of land shall be decided by the Subdsvision
Administrator as identified above.
If I can be of further assistance, please do not hesitate to call.
N-M
To finalize the two actions relative to this letter you need to provide a eopy
of the legal description for the sccass easement as well as legals for the 5
acre parcel (Parcel A) and the remaining 15 acres (Parccl B). This Zoning
dccision is stipulated upon corapliance with RCW 58.17 and an approved
landscape plan.
S, ncc ly. ~
-
S EVE HORQBIOWSKI
Zoning Administrator
S PH:llm
cc. Doug Adams. Subdivision Adrrainistrator
Tom Mosher. Zoning Adjustor
~ • ~
CL. ~
_
~
, ~ ~
z, ~ - -
1
W
' v
.
A• \Q
i
• `~bJL~~ ~ Y
u 11 ~ ~ ♦
1 ~
~ ^ Q~ L ~ ~
i - ts• ~ ~ j J •
~ ..~+~V~...... ~+T-....
54
9 •
~
, ~ .
' c I ~
A
t 1
t r s
. 1~
~
i
v
. ~ ~
~ t~...~..~Qm••~~.....i . ~ II t
Y
S yS
nM t an~ ~
1
~
i
~ I
• ~ ~
A
~ < -
UNfON PACIF/C
0
Z
+1 V~ i Q i
1.4
i r 2
Z ~aRD AVENUE ~
y 1 S b ~ V Z
Z
" 0 4f ! a " ~
~ `'°ZONE C ~ j
4TH AVENUE
4TN AVENUE 7 4b
. ~ ~
~
3
,.f n
, ~ i , . - ~ • a
2028 4,
r f}
~ ' '1' rJ I,
LIMIT OC ' ~ ~ 4 ~ j1
- I
x k .
OETAILED ~e - 5~ u ' t
sTUDY RM71 t~ a~
2028''
na~ ~ x, 8 avENUe
j~ IF .
11 ZONE A3
RM70.
~
D~ 1
~
,?=if W
, W ~
tt IA
c
~
y C ~l~'~ 2030
r
~ x 6 c~~ ~S .f t y ~ . r y 1 J 1 1 r ~
' ~ ~ t 5~• ~t,t~ s . c,}i~ f~ ~ r 1~ 4 ~ r i f ~
N < <
~ ~~A y ~ ~ , , ~ i ts+ ° f Y`A - r~, ~7 b ~t ~ ~ ,~c~ ~
6TH AVENUB t / • ~
~ a
Yy,r t~ ~a. q~
~ fi.
2
~ ~ S 1~ _ ~ - ~ " y ti r m ~ v
•~~Ji~~S ny
R~i~9ti
G7,',~J'""
~ 5 b ~ } 7 rL"~ ~Y ~T ~ r
i~,P'
1 a 1 Q ~t ~ ~N 1 7 r ~ n~ ~ L a ~ ~t " 4 1 r rV c
~y
4 w y
,~y ~ Yr~ 'W 1 ♦ ;1}~' ~7 F, y~, 1 b f ♦ l.: Y' gf~ ,5 ~ ~ ~l 1i 4`a, ~ ( H .~~1~+ k ~
^Zo1Y ~1G C /~c/
M{~
.
24t; rrl e •
.NF,L
F Y ~~'i f "~~ft ~ '~G`~ ~i+•~ ~j /A a~ y~ t
~A1 ~ 1 r
aa-q
~y", e, ,rf ~ .r « ; r P ~t 3- °s ` ~'S~. - ~M° ti ti.• .
• " ~ d 9 r4 a R2 j 4 Y R J~. J't~'N ~ i
4
4 a I ~~J d Y~ Xj
~ ~ (r' f I~'►u # ,r~„~, y
r~' '
~ A
~
Yariance No.
Sjt, q , TLaj~~
Name~
The following docurnents are needed before the Engineer's Department can
begin processing your variance application as approved.
A/e t ~ >p/- 1 egal descri pti on of your property y •
/ > or copy of deed or
e-/ fY- legal descriptlon of your access easement 3 I nstrunent
Yv~ Gv~( 15-C O r. ~ 1A 1n..3 W~.~ ls l\. Q~ . si
J
.
0/_ a current Assessor's map which depitts the location of your property '
i
bY/- a current assessor's micro-rurl Khich wil] provide ownership informa- '
tion '
~
a
~
- a listing of the names of indtvlduals who will be signing the docu-
ments which wi 11 be prepared by the Engi neer's Department. These ~
individual names should appear as the Ferson(s) legally sign their -
name. ,
3
0 - Engineer's section map ~
.
The necessary documents will be prepared by the Engineer's Department ~
upon provisfon of the information noted above. You xill be notlfied when the
documents are ready for signatUre. The documents may be sent to you, however, ~
1t should be noted that ali signatures must be notarized. The Engineer's
Department does have notaries avaf]able if you choose to sign the docunents at
our office. ~
-i
.
Please allow up to ten (10) days for processing of documents.
Contact person or representative: ~
. =
~
.
Name ZTn ~ ,~.j e ,
Phone
Address i=, '
Notice to Public No. ' '
~
.
Other ~
.
~
. ~
.
.
:
_ o
1
J ~
y ~
SPOKANE C4UNTY PLANNING DEPARTMENT
APPLtCATIONS BEFORE THE ZON[NC ADnJSTOR/BOART) OF ADn TME
Certificate of Exemption No.: Apptication No :VC- 27 '23 rlc~
Name of Applicant: Ra1 n h H. R i_ e P Agent• Y N .Tn hn nr,o,ne
Street Address: E. 16424 -4th Avenue
Zip Phone • Home• 9;e4- j 114
Clty: Spokane State: WashingtQn Code: 99037 Work.
Agents No
Name of Property 4wner(s) Ralnh H. Ri c e
Street Address: E. 16424 - 4th Avenue
Zip Phone - Home
City: Snokane State: Washington Code: 99037 Worc
REQUESTED ACTION(S) (Circle appropriate action):
OW,
Variance{s Conditional Use Permit Nonconforming Lot/Use
aiver o Vsolation Temporary Use/Structure Other:
FOR S'i'AFF USE ONLY CODE: ORDINANCE ~
Cite Regulations Seciion(s):
Property Violation/ Section; Township: Range. Size: Enforcement. Y N
Existing Zoning: Comp Plan Designation:
LEGAL
PSSA: Y N UTA: Y N ASA: Y N FIRE DIST.r CHECKED BY:
Hearing Date: Personnel Taking in Application:
Existing Use of Property: Meat Packing Plant, including slaughter and retail
Describe Intended Praposal in Tcrms of REQUESTED ACTIONS above
Pursuant to letter, Februar,y 1, 1988 from Steve Horobiowski, Zoning
Administrator to John D. Konen, agent for Ralph Rice, the apnlicant
aeeks ~to reduce -the noncr~nformin use to 5 acres served by an easement.
Street Address of Property.-&. 10 Cin Road ,
Legal Description of Property (include easement, if applicable):
'The South 298.00 feet of the Northwest Quarter of the Northeast Quarter
of Section 249 Twp. 25N. R. 44EWM, Spokane County Washington, EXCEPT
'the West E05.00 feet thereof and containing 5.00 acres.
Acc e ss eaeement on eubmi tted si te plan.
Parcel No(s): 24541-9106 & 9107 Source of Legal Dunsmore Survevine
Total amount of adjoining land controlled by this owner/spo~ sorv4344
- aeres.
~ ~
for sale
Wbat interest do you bold in the property? Preparing
s
and transfer t4 new owner. Pronertv has been sold bv Rice on c:=±xact,
Please list previous Planning Department actions involving this property
Permi ts for Meat Packing Plant, Januar,y 15, 1947; letter from Steve
Horobiowski , February 1, 1988. I SWEAR, LTNDER PENALTY OF PER , AT. ( M THE VNER OF RECORD O
AUTHORIZED AGENT FOR THE P OSED SITE, (2) IF T T OWNER, WRITTEN
PERMISSION FROM SAID OW AUTHORIZING MY A IONS ON HIS
ATTACFIED: AND (3) ALL OF ABOVE THO QN UP ORT
DOCLqvWNTS ARE MADE TR Y TO ST Q !
Signe .
Address:
Phone No.: Date. ~
L '
NUTARY SEAZ: Notary: ~ ` -
Date:
Page 1 of 4 (nver) RevtSed 3-4-88
. .
. ~
A. B 1RD OF PROOF
It is necessary for tbe applicant or his/her representative to establish tbe reasons
why the REQUESTED ACTION should be approved and to literally put forth the basic
case: Accordingly, you should have been given a form for your requested action
(vanance, condrtional use, etc ) designed tu help you present your case in a way
which addresseg,-the criteria which the Zoning Adjustor must consider. Please fill
the fornn out and retum-it-with-your application. If you did not get a form, ask ihe
Planning Department personnel for advice on how to proceed.
B. SiGN-OFF BY COUNTY D_PARTMFNT. AND OTH .R Ar,F.NrtF.S
~
1. COUNTY HEALTH DiSTRi['T
a) Proposed method of water supply•
b) Proposed method of sewage disposal• ~
c'
preliminary co ltation has been held to discuss the proposal. The applicant
hft, been o d of re irement ~n t n s^
(Signature) ate (Sign-off Waived)
COUNTY ENCINEFRrNr DEPARTMENT
l~ r 0A preliminary consultation has been held to discuss the proposal The applicant
n~ has b n informed of r7 ir ents and standards.
LI _d_0P_- 0'
'4 Signa k) (Date) (Sign-off Waived)
~ 3. COUNTY UTILITI .S D.PARTMENT (Waive if outside WMAB)
A preliminary consuItatioa has been held to discuss the pmposal. The
applicant has been informed of requirements and standards.
(Signature) (Date) (Sign-off Waived)
The applicant is required to discuss the proposal with
to become informed of water systetn
requirements and standards.
The applicaat is required to discuss the proposal with
to become informed of sewage disposal
requirements and standards.
G/' 4. WATER PLIRVEYnR~ ~j92A" if outside CWSSA)
a) The proposal isfimmt located within the boundary of our future
service area
b) The proposal is/immmt Iocated within the boundary of our current
district.
c) We are/ t abte to serve this slte with adequate water
d) Satisfactory arrangeraents have/ t been made to serve ihis
~ r p al.
r~► r ~~h ~
(Signaiure) (Date) (Sign-off Waived)
5. SEWERACE PURVEYOR:
(If other than Spokane County)
A preliminary consultation has been held to discuss the proposat
The applicant has been informed of requirements and standards
el t 4..1-15 -&F~r
(Signature) (Date) (Sign- Waived)
Page 2 of 4
NAKItL --x R- JIAIUS -w w-CUUE-* r-------------- S1TUS ADORESS $HORT LEGAL
24541-9102 TAXABLE 140 S 222 FLORA RD 24-25-44 N75' OF 5422' OF
FLEET MTG CORP ---OWES TAXES---> YR WEED FIRE REGULAR TS EX BLDG t--- OWNER NAME $ ADDRESS
1303'77 8 DEED a tERT 87 .OS .00 608.40 YR 8U1LT 78 SPARR, M w& C A 58 LASTSSEG q UNPD .OS .00 608.40 1 YR REMOD
711770 REAS 860
LAND USE NOT CODED ,r__ Lpj __t
SPECIAL ASSESSMENTS WIDTH VALUES *
CODE TYPE YR CERTIFIED UNPAID tS DEL DEPTH L{WD IMPROVED TOTAL
190 I 87 98.48 98.48 AREA 5100 36100 41200
353 R atRES------ > .53 DESiGNaTED (YIN) N
LAST SALE DATE/PR1CE/NUMBER LEGAL 24-25-44 N75' OF 5422' OF E1/2 OF E1/2 OF NE1/4 OF NE1/4 E
41983 40254 271558 Xt ROS
PERSONAL PROPERTY (V/N) N
~*t,r,r*,r~tt,rt+nrt+t,r~***,rtttt#wt+rtttt,t*~*,rtttttttttx**+r«r*tt*t*,r,rtttt~r*r,rtr*,rt,r*+rtx,r,r,rttt+r+t.+r,r,re**ttx,rrt+r**,r:t~,r****t,r,rt,r,rt#,rr,r,r,rr*t:t
PARCEL STATUS *-CODE-* S1TU5 ADDRESS SHOR1 LEGAL *
24541-9105 TAXABLE 140 24-25-44 PTN OF E1/2 OF
ZIEGLER Uh'~ER CO ---OWES TAXES---> YR WEED FIRE REGULAR TS EX BLDG * OWNER NANIE 9 ADDRESS ---R
N 4220 MARKET ST DEED # CERT 87 .59 .40 18114.68 YR BUIIT 78 ZIEGLER LUMBER
SPOKANE WA 99207 03001 UNPD .59 .40 18114.68 1 ~lTS~D 1
LAST SEG
781474 AREA 45000
LAND USE NOT LODED LOT
SPECIAL ASSESSMENTS WIDTH *
VAUfES
CODE TYPE YR CERTIFIED UNPAID CS DEL DEPTH LAND INIPROVED TOTAL
190 I 87 154.40 154.40 AREA 523300 703400 1226700
ACRES------> 5.92 DESIGNATED (Y/N) N
LAST SALE DATE/PRICE/NUMSER LEGAL 24-25-44 PtN OF E1/2 OF NE1/4 OF NE1/4 LYG N OF CM ST RR
PERSONAL PROPERTY (Y/N) N R/W EXL E134.2' & EXC ST
* r*t*+r+r*~**t*t*t,r~~~t#tt***x+r+r+r+r**t*t~,tt*tt,t*,rt*,rt,r~~~**tt+r+r,rtt,t:,t+ttx+r~st*e+r:x+tx*+rttt*~rtttr,r+x,r**t+t**#,t~t*trt,txt#tt*t,t~tr*u,r*t#x*t,rr,r
PARCEL STATUS *-CODE-* ~N---NNN--- S1TUS ADDRESS * SHORT LEGAL *
24541-9106 TAXABLE 144 S 307 CONKLIN RD 24-25•44 E180FT OF W765FT
RICE RALPH H ---OWES TAXES---> YR WEED F1RE REGULAR TS EX BLDG OWNER NAME & ADORESS k
E 16424 4TH AVE DEED a CERt 87 .OS .00 2113.16 YR BUILT 52 RICIS INC
VERADALE WA 99037 1 66017 C UNPD .05 .00 2113.16 1 YR REMOD
~ 1A781650 # A~REAS 3920
LAND USE NOT CODED LOT
SPELIAL ASSESSMENTS WIDTH 220 * - - VALUES t
CODE TYPE YR CERTIFIED UNPAID CS DEL DEPTH 180 LAND IMPROVED ?OTAL
AREA 19800 123344 143100
ACRES------> .91 DESIGNATED (Y/N) N
LAST SALE DATE/PRICE/NUMBER ;~~AL 24-25-44 E180FT Of W765FT OF S220FT OF S1/2 OF NW1/4 OF NE
PERSONAL PROPERTY (Y/N) N
***#t~r,r+rtx+t*,rt+rt,r,r,rt,r+r,r,r~+r*r,r+r~t,r,tt,t+t,rtx~,tts#tt«tsxtt~,tx~«~*ttttxx*e*ttt+rtrt,rtttx,rttt,ttt*,rrtt:tttttrtttrtr*#tttt*tt~txtrttttt,t+rtrttt*#t
PARCEL STATUS *-CODE-* SITUS ADDRESS --------------+r SHORT LEGAL *
24541-9107 TAXABLE 140 24-25-44 PTN OF NW1/4 OF
RICE RALPH H ---OWES TAXES•--> YR WEED F1RE REGULAR TS EX BLDG OWNER NAME 8 ADDRESS t
4TN 9 CONKLIN RD DEED a CERT 87 1.83 .40 68.81 YR BUIIT RItIS INC
VERADALE WA 99037 1 66017 C UNPD 1.83 .40 68.81 1 YR REMOD
LASY SEG # UNITS
LAND USE NOT CODED 781650 #REALOT
SPEtIAL ASSESSMENTS WIDTH VALUES x
° CODE TYPE YR CERTIflED UNPAID CS DEL DEPTH LAND 1MPROVED TOtAL
AREA 3160 1500 4660
ACRES------ > 18.27 DESIGNATED (Y/N) Y
~ LAST SALE DATE/PRI CE /NUMBER LEGAL 24-25-44 PTN OF NW1/4 OF NE1/4 S OF LM STP & P RY R/W EXC
6EG AT iNT OF E LN OF Nw114 OF NE1/4 & S Lrl OF RY Rlw tH S A
PERS~~'4if_r PROPERTY (Y/N) N_ _Lfi SD E lN 25FT i~/i. TO-NE, COR .OFSE1/4 _OF NW1-l4 4F NE1/4 TH COWTG
D 1~
PARCElNO TAXPAYER AOORESS AOORESS lANO IMPS 101v1 VAIUE g
~WNER OEED NO OESCRIPTION CODE E% FIRE WEED 1A% UNPAIO YA 1 A►tGuN! r i tt
24541-9105 ZIEGLER IUMBER LO N 4220 MARKET ST SPOKANE WA 99207 523300 703400 1226700 ~
11EGLER UIMBER 7700153001 24-25-44 PTN OF E1/2 OF 1190 140 59 1874766 1874825 88 1
NE1/4 OF NE1/4 LYG N OF CM S1 RR R/W EXt E134.2' & EXC St
YB 78 YR ST RM 14 BR BM 6A 45000 LA 5.92 US Ol ZN
FA IACR 5.92 VALU 523300 UACR VALU TACR 5.92
SCG 781474 06/29/78 FR 24541-9075 24541-9088
RICE RAIPH H E 16424 4TH AVE VERADALE WA 99037 020487 17804
24541-9106 GALILEE INL N 1034 3RD ST q2 COEUR D ALENE 1D 83814 19800 123300 143100 S 307 C LIN RD
RIC1S INC 166017C 24-25-44 E180F1' OF W765FT 140 5 218700 218705 88 1
OF S220FT OF S1/2 OF NW1/4 OF NE1/4 140 87 ri,321 A 5545 010
YB 52 YR ST RM BR BM BA 3920 LA 39600 US Ol ZN
FA IACR VALU UACR .91 VALU 19$00 TAtR .91
SEG 781650 07/10/78 FR 24541-9026
RICE RALPH H E 16424 4TH AVE ~ VERADALE WA 99037 061479 17403
24541-9107 R1CE RALPH H 47H $ CONKLIN RD VERADALE WA 99037 3160 1500 4660
R1C1S INC 166017C 24•25-44 PTN OF NW1/4 OF 140 183 7122 7305 88 1
NE1/4 S OF CM STP 9 P RY R/W EXC BEG AT INT OF E LN OF NW1/4
OF NE1/4 & S LN OF RY R/W TH S ALG SD E LN 25FT M/L TO NE COR OF
SE1/4 OF NW1/4 OF NE1l4 TH CONTG S ALG SD E LN 285fT TH W165FT
TH N TO S LN OF RY R/W TH E165FT TO POB 8 EXC E180FT OF W765FT
OF S220FT OF S1/2 OF NW1/4 OF NE1/4
YB YR ST RM BR S+I BA LA 18.27 US IN
FA IACR 18.27 VALU 3160 UACR VALU TAtR 18.27
DESGN-2 IVAL 10050 UVAL FVAL TVAL 10050
DESGN-2 IVAL 63900 WAL FVAL TVAL 63900
SEG 781650 07/10/78 FR 24541-9026
SEC PAC i4T6 CORP 235264 9 082080 06101
BANCSHARES MtG 728782 ~ 081081 81405 ~
24541-9148 FLEET MTG CORP 130472 4 5400 45600 50600 S 306 F.ORA RD
MAAHS, D F& C J 8700008631 24-25-44 TR 1 OF SP 78-006 R3531190 140 3 77332 77335 88 1
BEING A PTN OF E1/2 OF E1/2 Of NE1/4 OF NE1/4 7806220254
YB 78 YR ST 10 RM 04 BR 02 8M 99 6A 912 LA .26 US 01 tN
FA IACR .26 VALU 5000 UACR VALU TACR .26
SEG 785004 08/17/78 FR 24541-9099
SEC PAC MTG CORP 235264 9 062780 17101
BANCSHARES MTG 728772 081081 81405
24541-9109 FLEET MTG CORP 130163 7 5000 44000 49000 S 310 F.ORA RD
CWIEK, NORMAN S 8000194248 24-25-44 TR 2 OF SP 78-006 R353119n 144 3 74887 74890 88 1
BEING A PTN OF E1/2 Of E1/2 OF NE1/4 OF NE1/4 7806220254
YB 78 VR ST 10 RM OS BR 02 BM 97 8A 936 lA .26 US 01 ZN
FA IACR .26 VALU 5000 UACR VALU TACR .26
SEG 785004 08/17/78 FR 24541-9099
, SEC PAC MTG CORP 235264 9 082080 06101
BANCSHARES MTG 729104 081081 81405
24541-9110 FLEET MTG CORP 130473 2 5000 41200 46200 S 314 F_ORA RO
MAGEE,w F& v L 8700009215 24-25-44 TR 3 OF SP 78-006 R3531190 140 3 70607 70610 88 1
~ 6EING A PTN OF E1/2 Of E1/2 OF NE1/4 OF NE1/4 7806220254
YB 78 YR ST 10 RM 04 BR 02 BM 99 BA 912 LA .26 US 01 ZN
FA IACR .26 VALI! 5000 1; CR VALU TACR .26
sFr, 7ASnnL nR/17~7JZ cQ !)LSL1_onoo
~ ria~ ~S~SP fi
.
r-
~r
f:-
N
~ r .
~ • ' $ ti~ P~t~p ~ ,i~J
. ,
dP ' f~
- ~'I~ ~ ► ~ ~l~~ ~ ' ; ~
nj
Y ~ • •~i ~
t ~
Yr 4 ~ ~ \
p A
41
NA
; r /
p P~•
► ~ ~
~,o ~b~ h t t
~ ta~ . .a►~'" ~ u~~ ~ ~
~
1 ~ ~
, Lc ~,~N~a p
~ ~o NA , N
G~E
4gr
.
c1S
~
~
z~ nt9At
~ s
~
~
~
E, -
4
{ +
Engineers Fee
NuMea~
2
28 Ap 1 $S 98-
1~ 125 PAY ODEROF SPOKANE CO~jNTY ENGTNEERS $
, : 20, 00
I
~ '
OL RS ~
~ FARMEQS ~MF ~HAMS BANK ~'8 INC. ~
OiPOA11q9RY, wASIqNOfaN 99711
I'.
FOR ,
111006535,11Y11:L25~05?~~1; 468 480 90
i
t
i
~
~
0
c
,
,
t
~
Poe 0674
RECEIPT D~8 9 , ~G, '
Received From ~ ~
tA `e-
Address~.r MLY ~l,p
,Dollars $
For E~~ V-4 0
AccouW I HOWPAID M SROKANECOUPTYE~GINEER
nccour ~ g E. G N+3S~
AMT PAID I ~ ~ i
81►p~ICE f ~ oitcmeR
r
~M
BKSOS 1iWFU
~
,
,
~
,
~
OFFICE OF THE COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
June 30, 1988
TO: SF'OKANE COUNTY ZONING ADJUSTOR
FROM: SPOKANE COUNTY ENGINEER
SUBJ: VE-27-88 (Rxce)
The Caunty Engzneering Department has reviewed the above referenced
application. The following comments are offered for inclusion in the
Findings and Order as "Condstiorrs of Approval" should the request be
approved.
.
1. THE COUNTY ENG i hIEEFt I IVG DEF'ARTMEhlT HAS DETEFtM I htED THAT THE PRI VATE
FtOADWAY EAaEh1ENT SEFtV I NG THE PARCEL (S ) SHOULD NOT 8E DES I GNATED AS A
" TRACT X" FUTUFtE PUBL I C RI GHT OF WAY 7RACT. RR I OR T0 THE RELEASE OF
A SU I LD I iVG PEFit''I I T THE AF"PL I CAIVT Ml.JST S I GIV AiVD RECOFcD "SROkANE COUNTY
NOT i CE TO 7HE PUEcL I C NUMBEfi THFtEE. TH I S DOCUMENT SF'EC I F I ES THE
FOI,._LOW T NG:
A) THAT THE F'R I VATE ROAD BE CONSTFcUCTED I IV ACCOfcDAiVCE W I TH
Sf OKAhiE COUNTY STANDARDS Ft7R PFc I VATE ROADS.
B) THAT SHOULD SPOKAIVE COUNTY BE REQUESTED TO CREATE A ROAD
i MPROiJEMENT D I STFt I CT FOR THE PURP05E OF I MPFtOV I NG THE PR T VATE
RC1AD EASEMEhIT TO A PUBL I C ROAD STAtVDARD; THE AP'PL I CAhtT AGkEES
TO DEL I VEFt TO SP'OKANE COUNTY THE R I GHT OF WAY IVECESSaRY FOR A
PUEsL I C ROAD.
C> TNE ARF'L I CAiVT AGREES TO J O I N I N AIVD IVOT OP'F'OSE THE CF7EAT I Ohl
QF A Rf]AD I MPROVEMENT D I STFt I CT ( R I D) OR COUNTY FcOAD PROJECT
GFtEATED FOR THE FUFcFOSE OF I MPROV I h!G THE PR I VATE RQADWAY TQ A
F'UBLIC ROAD STANDARD.
D) SEFtVES NOT I CE TO FUTURE PROFER i Y OWNERS THAT SPOKAIVE COUNTY
I S fVOT FtESPONS i HLE FOFc Pt; j VATE ROADWAY COfVSTRUCT I ON,
MA T NTENANCE, SNOW hIE-MOVAL OFt ANY OTHER SERV I CES Ohl THE PR I VATE
FtOAD.
2. TNE AF'RL i rA1VT SHOULD BE ADV I SED THAT THE PR I VATE FiOAD MUST HE NAMED
AND S I GhtED I hf ACCORDAhICE W I TH THE P'ROV I S I OhIS OF SPOICANE COUNTY ROAD
STANDARDS.
3. THE APPL I CANT SHOULD BE ADV I SED THAT AiV APFROACH PEFtM I T MUST HE
OSTAI NED FROM THE COUNTY EIVG I NEEFc PR I tlR TO THE CONSTRUC7 I ON OF AfVY IVEW
DRIVEWAY APPkOACHES. THIS MUST BE DONE FRIOR TO THE RELEASE OF ABUILDING
FE~'tM I T
6. THE AFPLICANT SHOULD BcE ADVZSED TO CONTACT THE LOCAL FIRE DISTkICT TO
ASSURE THAT F I RE D I STFc I CT ACCESS STAIVDARDS AND THE PROV I S I ONS OF THE F I RE
CC1DE ARE BEIIVG MET.
. ~ an one . . T 1 r y
r f+l~ ~ ~Qfi
uarter o rt east uarter o 0 wes~ art
o ane
' ' at ort n e s . . Ra 2 ectivn vwns ~ 1 t ~
~ /
oun ,
~ ` crN~r ~1~~' n~ ~f 1 ~ ,
~ ~ , ~r A~C~SS EASEMCfJI, ~ CAC~ r• ~ "N!a$ ~ Aii inpre5s en~) porrs5 pacpment ~,rar the rxlslinv roads ar+d a u~jli~y Pasenrenl,
~'p,e,a~cr~ ,111 lac8~rd 1n a porllt~n nf thr Nnr~hwe51 ~uar~pr o~ Rh~ N~rlhfidtil Uuert~r ~nd ~
, ~l I~~P S4U~IaWP51 RUBftr~ ~f IhP Nnf1FPa51 Cluerler of ~,rc~ti~yn 24~ Thwn511i~ ,7.5 ~ ~ ~ 51
NnrNi, i7~nnP 4G Ea5l. Ni,M., 5pnkanP Counly. Washinplon ar~ 6oinq morP part- ~ ~ ~ I'
icul~rly dpscri~ed as inllnws: ~ ~ _ ~ ~J ~ ~ ~
Bra~i,ninr~ at IFre Soul~wesl rnrn~r of safd IVorthwPst Uuarter of th~ t+l~,rihFast !~1 ~ ~1 l~V~ ~ _ ~ ~ _ i Uua~IQr; 1~~Pnce N 0~2~?~?~"~, a~t?nt~ lh~ WesE line 0~ Sai9 PJorlheasl Ouarlrr,
a ~ . 20.b!1(~rl: thrnce N~A 51 ~76~~~ ~ 26~.6(1 f~rt; Ihrnce N 7'?°i1+t'3""E ~ 15i.34 iFet; ~'~4S~~f ~
tlirn~r N 51~34'1 j"[ 2L4.~iG ipet In IhR W~sl lir~n af f~ir EaSI 1!#Q.(1~ ferl ~f thc Wesl
" IGS~ ~ 795 .Q(} lrrl of lhp ~nuth ?40.(1U iePl nf satd ~~Inril~wrs! C1uarlPr cf Ihr Nar4lseasl
~ Uuarl~r; lfrPrxe S 0~?(~'.~.~"K", alnn~ 5ald we5t Itne, ~15.(Id feel to thr $~uli~ liiie ~ ~
~~i r~ ~Cl D N ~rf s~id ~Jnrlhwesl Qu~~'1Pr vf IhP Norlheasl Qu~rler; Ihenee 5 P8 51 26 W, bQi.19 L✓~~ t~ fwC! Ir~ ll~o WP I line c~f i Nnr h~ c r s sa d t a. t Qua ler; thence N f~ 20 £ a~~nn said ,S ~?'„~~'~/~j ~ y
Wrsl tlrFr ~~.Q{1 (r•Pt l0 4~~P poin,l t~f b~c~in~eina.
. F~;C~fC7 FOR EX1S11h~.r,~nll~JTv RCJAp R~~~RVdi f~fJS.
7 3 I ~ /r ~ PAR~'f_L ~~A„ / ~
Thn ~ h sQ nf i f r! P ~ 1 r y,~/l~10 . oul m 6.C1~ (eel . I+e Jc~ I iw st Uuart~r af Ihp f~fr!rtl~Past QuariPr nf ~~1~
~ ~ t n Src ~~nn Z4, Tnnnship ~5 Nr~rth, R~nc~ 44 ~.ast, N,M„ ~pnk~~~a Counly, ~c,~T~~
H' 4e~inr ~ r~ ~ a, nm . ~U~.~
, ~ ~XC~P~ ~hr Wes~ 6f}5~~1 iprt the~roi and contiai~~inq 5.~4 ecres. - . ~l /1
~i ~ ~}a 7p' , - • ~ r~~Q
~ Q Q l f G~d Q C ~ ~ ~ TA 1~ ~ _ 7.~ ~ ~
~E'1~u~~~ T~ / ~ ~ c ~ ~ ~ ~ r.. , '
, . { ~ ~s, UO rs ce ~ ~ : ~ ~ ; ~k~S7'~ ~
~ ~ ~~aT ;
, , ~ ~ • ~bt~tS 1' N ~ ~ - ~
j~ . ~ ~r ~0 t~ ~ . ~A ~ ~
~x~s rrN~ G PAC K I NG p ~9~ ~ ~ t~ ~ , , ~ S~ u~
1 tA['S d t~, E~ St~~ , z L ~f , ~n
~ ~ ~ - ~I 15LAfJD
' G~RAS~, C° e ~h1 ~a ~ r ~3 ~ ~
~ ~ ~ r G + f~ ~ ~C,A'~1~ z~ v}
' ~ ~ c . ~ ~~GS
T ~%j p ~ a~ ~ / D
d ,7 - - h`~ C ~31'd ~ EY2. {~R Rlt/ ~U G ~ P r,~ dw.f ;t R r 731~
r1 ~ . c:f15' _ . . ~ , t~l l
~ uarter ~ ~4~~ ~ eas# ~ ort ~ u e r~a r~__ ~ 4 west art ut ~ o ~ ) l~:,'~ ~ .