PE-1143A-77Plat Hearing Examiner Committee Actions of December 20 and 21, 1978
Page 2
5. ( PE- 1143A -78, Rainbow Estates, Transwestern Realty
ZE`163-78, Agricultural to Agricultural Suburban or Single - Family Residential
Location: Adjacent to and south of Broadway Avenue approximately 1/4 mile west
of Flora Road.
Proposal: 4.8 acres into 10 lots for single family dwellings
Action: Denial - Unanimous
6. PE- 1216A -78, Molter Addition - Transwestern Realty
ZE- 189-78, Agricultural & Agricultural Suburban to Agricultural Suburban or
Single- Family Residential
Location: Approximately 450 feet west of Molter Road adjacent to and north of
Euclid Avenue
Proposal: 23.5 acres into 31 lots for single - family dwellings
Action: Denial - 2 -1
7. PE 1253 Snoopy's First Addition - Scribner
ZE- 192 -78, Agricultural to Single- Family Residential
Location: North of and adjacent to 12th Avenue approximately 300 feet west
of Progress Road
Proposal: 4.8 acres into 16 lots for single family dwellings
Action: Approval - unanimous
PLAT HEARING EXAMINER COMMITTEE ACTIONS OF DECEMBER 21, 1978
1. PN- 1201 -78, Highland Rim Estates - Erb % Ponderosa Northwest, Inc.
ZN- 168 -78, Agricultural and Agricultural Suburban to Agricultural Suburban
or Single - Family Residential & Mutliple Family Suburban
Location: South slopes of Mt. Baldy, north of and adjacent to Valley Springs
Road and approximately 1/2 mile east of Spokane City Limits and
Hillyard area
Proposal: 88 acres into 179 lots for single family and multiple family dwellings
Action: Approval - 2 -1
2. PE- 1222A- 78 -78, Bayes Addition to Veradale - Byers
ZE- 122 -78, Agricultural to Single- Family Residential
Location: West of and adjacent to Progress Road approximately 600 feet south
of 24th Avenue
Proposal: 10.09 acres into 20 lots for single- family dwellings
Action: Denial - unanimous
3. PE- 1256 -78, Montgomery Industrial Park - Gunning Builders, Inc.
ZE- 193 -78, Agricultural to Restricted Industrial and Multiple Family Suburban
Location: Southwest of Intersection of Bowdish and Jackson and northwest of
the intersection of Wilbur & Montgomery
Proposal: 16.5 acres into 28 lots (13 industrial & 15 multiple family)
Action: Approval - unanimous
AGENDA, December 20, 1978 TELEPHONE: 456 -2205
SPOKANE COUNTY PLANNING HEARING EXAMINER COMMITTEE
TIME:
PLACE:
Wednesday, December 20, 1978 - 1:30 P.M.Item #1 on Afternoon Agenda)
Broadway Centre Building, 2nd Floor
N 721 Jefferson, Spokane
PRELIMINARY SUBDIVISION AND ZONE RECLASSIFICATION
PE- 1143A -78, RAINBOW ESTATES
ZE- 163 -78, AGRICULTURAL TO AGRICULTURAL SUBURBAN OR SINGLE - FAMILY RESIDENTIAL
a.. Location: The proposal is located in the western portior
of the Greenacres area of the Spokane Valley
adjacent to and south of Broadway Avenue approximately 1/4 mile west of Flora Road.
b. Legal Description: Section 13, Township 25N, Range 44 E.W.M.
The E 1/2 of Tract 3 of Vera as per plat
thereof recorded in Book 0; Page 30 of Plats in the office of the County Auditor
in Spokane County, Washington, except the railroad right -of -way if such exists
on the above described Tract 3.
c. Sponsor: Transwestern Realty
N 1014 Pines Road
Spokane, WA. 99206
J. Ronald Dunsmore
E 9803 Sprague Avenue
Spokane, WA. 99206
4.8 acres
10
Single Family dwellings
Agricultural
Agricultural Suburban or Single Family
Vera Water & Power
Central Valley # 356
Individual Septic Tanks
A topic of discussion at this hearing may be
whether or not this proposal will have a
significant adverse environmental impact.
d. Surveyor:
e. Site Size:
f. Number of Lots:
g. Proposed Land Use:
h. Existing Zoning:
i. Proposed Zoning:
j. Water Source:
k. School District:
1. Method of Sewage Disposal:
m. Environmental Impact:
(OVER FOR MAP)
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STAFF ANALYSIS - December 20, 1978
B. Location
PE- 1143A -78, RAINBOW ESTATES
ZE- 163 -78, AGRICULTURE TO AGRICULTURE SUBURBAN OR SINGLE FAMILY
PRELIMINARY SUBDIVISIONS AND ZONE CLASSIFICATIONS
I. GENERAL INFORMATION
A. History
This proposal has been revised and was earlier presented as a 13 lot plat for
single family and /or two family use. The original proposal was presented to
the Planning Commission on January 20, 1978 which voted to deny the proposal
on the basis that the density was not appropriate in an area where the average
parcel size is over 3 acres. Subsequently, the proposal was appealed the the
Board of County Commissioners and heard by the Board on March 2, 1978. The
Board concurred with the Planning Commission's decision and found that the
area was inappropriate for duplexes at that time and that lots of at least one
acre would be more appropriate.
The proposal is located in the Spokane Valley in the general area of
Greenacres, adjacent to and south of Broadway Avenue approximately 650' west
of Flora Road.
C. Proposal
4.8 acres subdivided into 10 lots for single family use
Typical lot frontage = 121'
Typical lot size = 121' x 140' (16,940 sq. ft.)
D. Relationship to the Comprehensive Plan
The approved map of the Comprehensive Plan indicates residential usage of this
area, as well as all nearby surrounding lands, with no density designation.
E. Land Use Analysis:
1. Existing Land Uses
The proposal lies in an area which is rural residential in nature with only
limited numbers of subdivisions nearby. The Flora Acres subdivision is
located approximately 650' east of the proposal and is for single family use
with typical lot sizes of approximately 40,000 sq. ft. lots. Approximately g
mile to the west is the John Henry Subdivision which is for single family use
with lot sizes of approximately 11,250 sq. ft. The area immediately
surrounding the proposal is composed of tax segregated parcels which are in
rural residential uses including active crop raising and pasture lands, with
most of these parcels ranging between approximately one acre and five acres.
- 5B -
L
STAFF ANALYSIS - December 20, 1978 RAINBOW ESTATES - continued
2. Compatibility with Existing Land Uses
The area appears to be best suited for large lot rural uses, while the
proposed plat calls for lots slightly larger than 1/3 of an acre. While
residential and commercial development has occurred in the general area, most
of that activity has been approximately mile to the west and to the south of
the proposal. Based on these considerations and previous findings of the
Planning Commission and the Board of County Commissioners, it would appear
that the proposal is basically incompatible with the area.
II. SPECIAL INFORMATION
A. Circulation
The County Road Engineer has examined the proposed preliminary plat and
indicates that the proposed road will adequately handle the traffic provided
that the recommended conditions are met.
B. Sewage Disposal
The applicant's engineer has prepared an analysis of alternative sewage dis-
posal means; including on -site septic tank disposal, community septic tank
disposal, and community package treatment plant disposal. For economic
reasons, and to provide the most realistic alternative, the applicant's engi-
neer feels on -site septic tanks should be utilized.
The Spokane County Health District has authorized the use of individual
on -site sewage systems for each lot within the plat. The District states that
an on -site sewage management system should be created and approved by their
office prior to the signing of the final plat if more than a total of 17
dwelling units are authorized within the plat. The plat is situated over the
Spokane Valley Aquifer and the Health District in their examination of the
possible impact on groundwater quality from this proposal have the following
comments:
Impact Discussion
a. The plat sponsor has proposed 10 lots on 4.8 acres with a typical lot
size of 121 feet by 140 feet. Each lot is to be served by a public water
system and its individual on -site sewage disposal system. This raises
the question of significance of the impact on the groundwater in the area
and possible alternatives for sewage disposal.
b. In the course of the conduct of the Army Corps study, Dr. Todd considered
typical soils, natural and sewage disposal recharge to the groundwater,
and the effect of continued urban development in the Spokane River Valley
upon the quality of the groundwater. In summary, he concluded that:
1. In normal precipitation years subsurface disposal of sewage
treatment effluent does reach and recharge the groundwater.
- 5C -
STAFF ANALYSIS - December 20, 1978 RAINBOW ESTATES - continued
c. Currently, results
of the groundwater
increase using Dr.
2.19 ppm. Current
to 10 ppm.
d. Alternative sewage disposal methods that would not recharge the ground-
water have the following general characteristics:
C. Drainage
The County Utilities Engineer reports that the preliminary storm drainage plan
submitted by the applicant indicates that on -site storm drainage provisions
will adequately handle surface water runoff. However, final construction
plans should be reviewed and approved prior to the final plat filing.
D. Water Supply
1. Collector and central treatment systems discharging to surface
waters would require at least tertiary treatment and perhaps more to
obtain a permit for the discharge from the Department of Ecology.
These systems are not currently economically available for this
project.
2. Sealed systems, whether individual or community, depend on
evaporation for liquid removal. These systems require more land
area than a conventional subsurface drainfield. Some, such as
lagoons, have safety hazards associated with them and relatively
poor community acceptance. Land, installation and operational cost
are generally more expensive than those for septic tanks and
drainfields.
The Proposal
Power.
2. All the dissolved salts in sewage effluent will be carried to
the groundwater. However, bacteria and detergents
(phosphate portion) are mostly removed by the deep soil layer
above the groundwater and "minor dissolved constituents such as
phosphates, which are known to react with soil particles, or
nitrates, which are taken up by the plant roots," will be less
than the total found in septic tank effluents.
3. The calculated results at the downstream end of groundwater
flow line indicate that the maximum range of (dissolved) solids
concentration expected at preseet (1975) is up to 93 mg /1
(milligrams per liter) above the natural groundwater background
of 155 mg /1. The forecast year 2020 maximum incremental
concentration is 101 mg /1 above the natural background.
- - - The analytical results of the forecast impact of year
2020 when compared with the present impact, both measured in
terms of leachate volume and dissolved solids concentration,
indicate that the present impact on groundwater quality is
already a substantial proportion of the ultimate level.
of chemical analysis show the total nitrogen content
as in the range of 2.02 ppm. A projected incremental
Todd's expected 8.6 percent would result in a range of
Federal and State drinking water standards permit up
is located within the recorded service area of Vera Water and
- 5D -
.L.
STAFF ANALYSIS - December 20, 1978 RAINBOW ESTATES - continued
The District advises the staff that adequate system capacity; and a desire on
their part to serve, exists for the provision of water for domestic, fire and
irrigation uses.
E. Fire Protection
The proposal is situated within the recorded service area of Spokane Fire
District #1.
The Fire District staff requests that the Hearing Examiner Committee require
mains and hydrants of sufficient size for fire protection as a condition of
final plat approval. The District also requests that they be allowed to
review and approve final construction plans.
F. Schools
Proposal lies within the boundaries of Central Valley School District 056.
G. Parks
The report "Planning for Parks" (revised 1976) indicates an existing
elementary school approximately 1 mile west of the proposal on Broadway
Avenue Also, sites for a neighborhood park and another elementary school
have been proposed in the area west of Flora Road and south of interstate 90.
H. Unique Environmental Features
None have been identified.
I. Cultural Resources
None have been identified.
III. ZONING ANALYSIS
The proposal is surrounded by agriculture zoning with other zone classifications
occurring mostly to the west and south. It appears that the proposed zoning would
be basically incompatible. However, agriculture suburban would be more suited to
the rural character of the area. The Hearing Examiner Committee may wish to
condition the plat to prohibit duplexes if agriculture suburban zoning is found
acceptable.
IV. ENVIRONMENTAL REVIEW
An Environmental Checklist was submitted by the sponsor and has been reviewed
by the Planning staff. No significant adverse environmental impacts were
judged to exist.
Slight adverse environmental impacts were identified on the checklist in the
following categories: earth; air; water; flora; noise; light and glare; land
use; population; housing; transportation /circulation; public services and
utilities.
- 5E -
STAFF ANALYSIS - December 20., 1978 RAINBOW ESTATES - continued
V. CONDITIONS:
The Planning Director issued a proposed Declaration of Non - Significance, and
it was circulated to other agencies of jurisdiction.
If approval is granted, the following conditions are recommended.
NOTE: Any amendments to said conditions are stated separately and listed hereafter
1. That the plat be designated as indicated on the preliminary plat of record
and /or attached sheets as noted.
2. That a statement be placed in the dedication to the effect that no more than
one dwelling structure be placed on any one lot, nor shall any lot be further
subdivided for the purposes of creating additional lots or building sites
without filing a replat.
3. That the plat provide for right of way width for streets as indicated on the
preliminary plat of record.
4. That appropriate provision be made that the following described property be
held in trust until the continuation of the streets be dedicated or deeded: A
1' strip at the ends or edges of all streets that terminate or border the plat
boundary (Temporary cul de sacs are required when streets terminate at the
plat boundaries.)
5. That appropriate street names be indicated.
6. That appropriate utility easements be indicated on copies of the approved
preliminary plat for distribution to the Planning- Department and the utility
companies. Written approval of the easements by the utility company must be
received prior to the submittal of the final plat.
7. That the plan for water facilities adequate for fire protection be approved by
the water supplier and fire protection district. Said water plan must also
have been approved by the appropriate health authorities. The health
authorities, water supplier (purveyor), and fire protection district will
certify, prior to the filing of the final plat, on the face of said water plan
that the plan is in conformance with their requirements and will adequately
satisfy their respective needs. Said water plan and certification will be
drafted on a transparency suitable for reproduction.
The purveyor will also certify prior to the filing of the final plat on a copy
of said water plan that appropriate contractual arrangements have been made
with the plat sponsor for construction of the water system, in accordance with
the approved plan, and in accordance with a time schedule. The time schedule
will provide, in any case, for completion of the water system and inspection
by the appropriate health authorities prior to application for building
permits within the plat. The contractual arrangements will include a
provision holding Spokane County and the purveyor harmless from claims by any
lot purchaser refused a building permit due to the failure of the plat sponsor
to satisfactorily complete the approved water system.
- 5F -
STAFF ANALYSIS - December 1978 RAINBOW ESTATES .- continued
The plat dedication will contain a statement to the effect that the public
water system as approved by County and State Health authorities and the local
fire district and purveyor will be installed within this plat, and the
subdivider will provide for individual domestic water service as well as fire
protection to each lot prior to sale of each lot.
8. That a certificate of title be furnished the Planning Department prior to the
filing of the final plat.
9. That the preliminary plat be given conditional approval to January 1, 1980.
10. That a declaration of Non - Significance be issued, in accordance with
Section 11.15.340 of the Spokane County Environmental Ordinance (SCEO) prior
to approval of this recommendation by the Board of County Commissioners, or
that any approving action in accordance with SCEO 11.15.340.
NOTE: The official file contains an environmental checklist for the
proposal and a staff review of their checklist,as required by
WAC 197 -10 -320.
11.
That conditional approval of the plat is given subject to the dedication
of right of way to the public and approval of the road system in the plat
by the County Engineer.
12. That plans, profiles, and cross sections showing proposed street centerline
and curb grades be submitted to the County Engineer for approval prior to
construction and the filing of i s final plat.
13. The drainage plans and design calculations showing the grades and alignment of
drainage facilities be submitted to the County Engineer for approval prior to
construction and the filing of a final plat.
14. Construction within the proposed public streets and easements shall be
performed under the direct supervision of a licensed land surveyor, who shall
be responsible for perpetuating all evidence of the location of survey
monuments which may be distrubed during construction and who shall furnish the
County Engineer with "As Built" plans and a certificate in writing that all
improvements were installed to the lines and grades shown on the approved
construction plans and that all disturbed monuments have been replaced.
15. No construction work is. to be performed with the Public Right of Way until a
permit has been issued by the County Engineer. All work is subject to
inspection and approval by the County Engineer.
16. All construction within the Public Right of Way is to be completed prior to
filing the final plat or a bond in the amount estimated by the County Engineer
to cover the cost or construction of improvements, construction certification,
"As Built" plans, and monumenting the street centerlines, shall be filed with
the County Engineer.
17. No direct access from lots to 1 right of ways until such time as additional
right of ways are dedicated and roads are established as County Roads.
18. Road design, rough grading construction, and drainage control for 1 rights of
ways and Stub Road connections are the responsibility of the developer.
- 5G -
STAFF ANALYSIS - December 20, 1978 RAINBOW ESTATES - continued
19. That a name be indicated before the final plat is filed; such name to be
approved by the County Assessor and the Planning staff.
20. That each lot be authorized for the use of individual on -site sewage disposal
systems.
21. Prior to filing of the final plat, the sponsor shall present evidence that the
plat lies within the recorded service area of the proposed water district.
Special Conditions:
22. That the provisions of SEPA'S NOTICE OF ACTION pursuant to 43.21C.080 RCW and
the Board of County Commissioner's Resolution. No. 77 -1392 be accomplished by
the project applicant within thirty (30) days of formal action by the Board of
County Commissioners, with regard to the preliminary plat approval; as
instructed by the Planning Department staff.
23. That upon filing of the final plat, the zoning be reclassified to Agriculture
Suburban.
24. That the project sponsor may not be notified by the Hearing Examiner Committee
of the need to request an extension of time for the renewal of any preliminary
plat approval.
25. That the Hearing Examiner Committee sustain the issuance of a proposed
Declaration of Non - Significance and recommends issuance of a final Declaration
of Non - Significance.
26. That a public water system serviced by Vera Water and Power, and including
fire flows, serve each lot prior to the sale of the lot.
27. That an on -site sewage management system be created and approved by the Health
Office prior to the signing of the final plat, if more than a total of 17
dwelling units are authorized within the plat.
28. That final construction plans for on -site storm drainage facilities be
reviewed and approved prior to filing of the final plat .by the County
Utilities Engineer and the County Health District.
29. That the plat dedication contain a statement to the effect that the use of
private wells in the plat is prohibited unless approved by the owner of the
public domestic use water system serving the plat.
30. That all public roads within the plat be curbed and paved to the specifications
of the County Engineer. Existing County roads providing direct access to the
plat shall be curbed and paved to the standards of the County Engineer.
31. That direct access from lots to Broadway Avenue be prohibited.
32. That an additional 10' of road right -of -way be dedicated on Broadway Avenue.
33. That a statement be placed in the dedication prohibiting duplexes within the
plat.
- 5H -
AGENDA, December 20, 1978 TELEPHONE: 456 -2205
SPOKANE COUNTY PLANNING HEARING EXAMINER COMMITTEE
TIME: Wednesday, December 20, 1978 - 1:30 P.M.Item #1 on Afternoon Agenda)
PLACE: Broadway Centre Building, 2nd Floor
N 721 Jefferson, Spokane
PRELIMINARY SUBDIVISION AND ZONE RECLASSIFICATION
PE- 1143A -78, RAINBOW ESTATES
ZE- 163 -78, AGRICULTURAL TO AGRICULTURAL SUBURBAN OR SINGLE - FAMILY RESIDENTIAL
a. Location: The proposal is located in the western portior
of the Greenacres area of the Spokane Valley
adjacent to and south of Broadway Avenue approximately 1/4 mile west of Flora Road.
b. Legal Description: Section 13, Township 25N, Range 44 E.W.M.
The E 1/2 of Tract 3 of Vera as per plat
thereof recorded in Book 0; Page 30 of Plats in the office of the County Auditor
in Spokane County, Washington, except the railroad right -of -way if such exists
on the above described Tract 3.
c. Sponsor: Transwestern Realty
N 1014 Pines Road
Spokane, WA. 99206
J. Ronald Dunsmore
E 9803 Sprague Avenue
Spokane, WA. 99206
4.8 acres
10
Single Family dwellings
Agricultural
Agricultural Suburban or Single Family
Vera Water & Power
Central Valley # 356
Individual Septic Tanks
A topic of discussion at this hearing may be
whether or not this proposal will have a
significant adverse environmental impact.
d. Surveyor:
e. Site Size:
f. Number of Lots:
g. Proposed Land Use:
h. Existing Zoning:
i. Proposed Zoning:
j. Water Source:
k. School District:
1. Method of Sewage Disposal:
m. Environmental Impact:
(OVER FOR MAP)
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T PLANNING DEPARTMENT
From GARY KENNALY, PLANNING & TRAFFIC DIVISION ENGINEER 9doiJIC
Subject ROAD CONDITIONS * FOR' PLAT PE 1 143 A R...4-11•1 Bow R Tr4 TCS
*CONDITIONS CIRCLED APPLY TO PLAT UNDER CONSIDERATION
- - - (PUBLIC ROAD STANDARDS- - - PRIVATE ROAD STANDARDS -
6 -that conditional approval of the plat is given subject to dedication of Right of Way and
approval of the road system in the plat by the County Engineer;
}that plans, profiles, and cross sections showing proposed street centerline and curb grades
submitted to the County Engineer for approval prior to construction and the filing of a final
plat;
(D)that drainage plans and design calculations shoving the grades and alignment of drainage
facilities be submitted to the County Engineer for approval prior to construction and the
filing of a final plat;
construction within the proposed public streets and easements shall be performed under the
direct supervision of a licensed land surveyor, who shall be responsible for .perpetuating all
evidence of the location .of survey monuments which may be disturbed during construction and
who shall furnish the County Engineer with "As Built" plane and a certificate in writing that
all improvements were installed to the lines and grades shown on the approved construction
plans and that all disturbed monuments have been replaced;
no construction work is'to be performed within the Public Right of Way until a permit has bee:.
i'asued by the County Engineer. All work is subject to inspection and approval by the'County
Engineer;
(�6 e ll construction within the Public Right of Way. is to. be completed prior to filing the final
plat or a bond in the amount estimated by the County Engineer to cover the coat of construct
of improvements, construction certification, "As Built* plans, and monumenting the street
Centerlines shall be filed with the County Engineer; •
E 7 no direct access from lots to 1/2 Right of Ways until such roads are Constructed to County
Standards and established as County Ronde;_
E 8 -no direct access from lots to Stub Road connections until such roads are constructed to County
Standards and established as County Roads;
E 9 road design, construction, and drainage control for 1/2 Rights of Ways and Stub Road con-
nections are the responsibility of the Developer;
E10 -that the sponsor shall prepare and submit to the County Engineer a design proposal acceptable
to the State Highway Department of the proposed State Highway - County Road intersection..
State Highway Department approval of the proposed design must be received prior to the filing
of the final plat. Improvements to the State Highway are to be the responsibility of the
Sponsor and may either be constructed or a bond to cover the cost of such improvements
furnished to the County Engineer in the amount as determined by the County Engineer and the
State Hi ��iuh, way Department.
that alLlroads within the plat be curbed and paved to the specifications of the County
Engineer. Existing County roads providing direct access to the plat shall be paved
and*. curbed to the standards of the County Engineer.
E12- Proposed private road(s) serving lots with: ___ no extension possible; _extension to
serve.8 or leas lots; future public Right of Way tract.
E13 -that private road(s) be improved to standard adopted by the Board of County Commissioners.
E14 -no direct access from lots to 84 Aue.JcJE.
I D -Peer additional Right of Way along &2&'4&dMt/ Alisfuer.
E16 -that the owner, his grantees and assigns agree to participate in and not oppose or protest
an RID on
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