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PE-977-75AGENDA, JULY 11, 1975 SPOKANE COUNTY PLANNING COMMISSION Time: Place: TELEPHONE NO.: 456 -2274 Friday, July 11, 1975, 9:30 A.M. Commissioners' Assembly Room, County Court House PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING 4. PE- 977 -75, Siesta Mobile Park 2nd Addition ZE- 37 -75 Agricultural to Residential Mobile Home Zone a. Location: b. Sponsor: C. Engineer: d. Site Size: e. Number of Lots: f. Land use proposed by sponsor g. Existing Zoning: L. Advertised Zone Upgrading: i. Water Source: j. School District: ! _ _ v 1 1 92 93 so, i Section 20, Township 25 N., Range 44, E.W.M. The E 112 of the SW 1/4 of Section 20 lying west of the U.P.R.R.R /W. West Valley Builders South 812 Dishman Road Spokane, Washington 99206 Clarence E. Simpson Engineers, Inc. North 909 Argonne Road Spokane, Washington 99206 17 acres 50 Mobile homes on privately -owned lots. Agricultural, established January 6, 1959 Residential Mobile Home Zone Washington Water Power Company Central Valley School District rmQ � J o Y O F 1 [ 8 � s 3 w H _ _ AVE. LL BT: 0 I o Z rr a JC�.LE :I clOOp J ._b:£n' v�i °�- ¢Ty:... _ .- 2'• _ �,:._ ,.w .4v, i � • � mot.:. =i.: � �:��'^ .•�_ . r _ , n t „ agree to AJ I N ' lie _ Red, as developers of Sie'sta`:Mobi] jacent property owners owners '(aboge.- mentioned)uill'_ro' 2. 'Sh d- slat'privacy'fence ;,- ,: ':Ave: ? is er .e oil,32nd' ct sing =file& on Rec67d ting ,roeid`_ves,: o era and run . £romahe • ;raili'oad £ence' c . . -, west,,',as - if.'the`:road; extended Ito: 4.)Tne` fence;,'and - the se�meni tti Tine 'of this bu2fer "zo: rs:. The {; noith .,drainsg "e' c racks ' at• approxii ie eastto? "the.ro( cliff:'; land 'in "ths Lrk, 2nd I out the nor oar cel <whick:'siould;'revert.to the;Bascettasy`,should''the dedicated right; of -way'; be,,v icated j', will <be- deeded ao. Larry K�, and' - , i? v };+ tkie':Na the initiation :- oY;::;::'`;`r' LoLyta ' 'Hatch',:•: a „no cost' to. tch's,i' at .;, •.t �T.;. ; a:i•. ..r. ,;;;':- is .,. _.:` �~r�:r, °:',• .. . rd- cOIIetruCtlDn.`w'yir lv_51. ¢ rr. i:. ,-.y. t', _ - .: Y1":. : Ids f• !;' +;.. ,p•,; "'t: < : �,.', �4 „ "df d .:.� seume 'tax liebility'•for 5.) •. The - ?iatchs; in turn,' riill;,a buffer zone: and provide _whatever; Dishma? $ills :access the County: ; y,;';: ': ":• :, rec_ests. =h? c ?' ,.` ,:, ;; _ „d, •:.c.aM be cull T and ,Void'iP °this tiis'` aboye,'Agreeinent will': .- Joe or :Mike Bascetts, the, developers: d;'':: ,of land is notautdivided by 'T a, - , y ... a+ a tta Dominic'Presta:,;,z�:'..'' ce -,asce t _ Peter K. Presta Julius Pre .. ..A ,'.. :. i +, _ _ .1 : yin %'' i' ' 3 Larry % Ha ch • , f t:,� l: •,�[., - ai L•,, i,.ti AV. - _"�: ' Y Addition;. i agree to AJ I N ' 2. 'Sh d- slat'privacy'fence ;,- ,: ':Ave: ? is er .e oil,32nd' ct sing =file& on Rec67d ting ,roeid`_ves,: o era and run . £romahe • ;raili'oad £ence' c . . -, west,,',as - if.'the`:road; extended Ito: 4.)Tne` fence;,'and - the se�meni tti Tine 'of this bu2fer "zo: rs:. The {; noith .,drainsg "e' c racks ' at• approxii ie eastto? "the.ro( cliff:'; land 'in "ths Lrk, 2nd I out the nor oar cel <whick:'siould;'revert.to the;Bascettasy`,should''the dedicated right; of -way'; be,,v icated j', will <be- deeded ao. Larry K�, and' - , i? v };+ tkie':Na the initiation :- oY;::;::'`;`r' LoLyta ' 'Hatch',:•: a „no cost' to. tch's,i' at .;, •.t �T.;. ; a:i•. ..r. ,;;;':- is .,. _.:` �~r�:r, °:',• .. . rd- cOIIetruCtlDn.`w'yir lv_51. ¢ rr. i:. ,-.y. t', _ - .: Y1":. : Ids f• !;' +;.. ,p•,; "'t: < : �,.', �4 „ "df d .:.� seume 'tax liebility'•for 5.) •. The - ?iatchs; in turn,' riill;,a buffer zone: and provide _whatever; Dishma? $ills :access the County: ; y,;';: ': ":• :, rec_ests. =h? c ?' ,.` ,:, ;; _ „d, •:.c.aM be cull T and ,Void'iP °this tiis'` aboye,'Agreeinent will': .- Joe or :Mike Bascetts, the, developers: d;'':: ,of land is notautdivided by 'T a, - , y ... a+ a tta Dominic'Presta:,;,z�:'..'' ce -,asce t _ Peter K. Presta Julius Pre .. ..A ,'.. :. i +, _ _ .1 : yin %'' i' ' 3 Larry % Ha ch • , f t:,� l: •,�[., - ai L•,, i,.ti AV. - _"�: �4 I N ' �4 v!i cv[I'2tq '_- l�A ✓:` ,.+ly .lr{`:. 1, Red, as developers of Sie'sta`:Mobi] jacent property owners owners '(aboge.- mentioned)uill'_ro' 1, '♦ " •� - ,� • }'„i�' ' ' -_ j To: Planning Commission A. Date: September 18, 1975 From: Gary W. Y.ennaly, Planning & Traffic Division Engineer Subject: Siesta Mobile Park 2nd Add. X977 - Road Department Review of Conditions Our initial review of the preliminary plat proposal of Siesta Mobile Park primarily indicated a general lack of traffic circulation capability in the area. The existing plat is served only by one county road. A portion of this county road, between the Dishman Road and the existing plat, is located within a 30' right of way and was con- strutted to a minimum basic design standard. Access to the north is either via Dishman Road to Sprague Avenue or across the unprotected crossing of the Union Pacific main- line, at approximately Eighth Avenue to the Dishman44ica Road. The southern boundary of the proposed plat is located on the 16th Avenue alignment. There is an existing unprotected crossing of the Union Pacific Railroad also located at this 16th Avenue alignment. Sixteenth Avenue to the east of Dishman -Mica has been designated as a major arterial for a number of years and serves the central part of the Spokane Valley, providing arterial access to the area's schools, shopping and recreational facilities. Therefore in addition to the standard recommended conditions covering the proposed roads contained within the preliminary plat proposal, our department's recommendation included the improvement of 16th Avenue extended and the signalization of the 16th Avenue crossing of the Union Pacific mainline. This would provide needed additional circulation in the area and would also provide the proposed development direct access to DishmarMica Road and 16th Avenue east of Dishman -Mica Road. Signalization of the improved crossing will be a requirement of the Utilities and Transportation Commission's approval of the crossing petition and will be in the interest of the general public safety. Since the total cost of the improvement of 16th Avenue and the signalization of the Union Pacific crossing would be substantial and those improvements would also benefit other properties in the area in addition to the proposed development, our recommendation proposed that the plat sponsor agree to share in the cost of such improvements with the other property owners benefitted by the improvements. Prior to the filing of the final plat the extent of the sponsors obligation would be determined in negotiations with the sponsor. It was also our opinion that during the interim period between the filing of the final plat and actual improvement of 16th Avenue and the railroad crossing that traffic generated by the development could be served on a temporary basis via the one existing access road serving the present plat. This somewhat undesirable condition would remain only during the interim period until the construction of 16th Avenue, etc., was completed and accepted. However, as a safety consideration during the interim period all traffic from either the existi 1 e or the proposed plat would i W Lm be specifically restricted from using the exist proved road and railroad crossing.and would be forced to use the existing narrow access road.7b DaMwad .PeAQ, Due to the seasonal drainage problem in the plat area our general recommendation also included a specific request for a drainage plan which would adequately provide solutions for the drainage problems. Construction of the drainage facilities contained' in the the approved drainage plan would be necessary prior to the approval of the final plat. Other recommended conditions are standard type statements which should not need additional explanation. , SPOKANE COUNTY PLANNING COMMISSION MEMORANDUM TO: Spokane County Office Date: L� 41 S�7 - Attention: P A FROM: RE: Pl and Reco mendation for7 - / y� � 3 � �Q , R � � to be presented before tha'Spokane County Tanning Commission on Z ,l� 9 D Please advise us of your recommendations on this matter prior to the Planning Commission Hearing, { � y ( jtiy ti^ � S. 1628 Farr Rd. Spokane, Washington July 29, 1975 Mr. Ray Christensen Commissioners' Office W 116 Broadway Spokane, Washington 99201 Dear Mr. Christensen: ice, G= C - i ;! Ls JUL 31 1975 COUNTY WINV41SS10mr. 99206 On August 28th, you will hear an appeal brought by the west valley builders of the Planning Commission decision regarding the Siesta Mobile Home Court X12. The proposed development lies north of 16th Avenue.and of the Dishman Mica Road. My home and property are adjacent to this on the south boundary. Eighteen months ago an almost identical.decision'for a very similar development was appealed to the county commissioners who unanimously upheld the'Planning Commission's recommendations and in fact commended them on requiring the developer to upgrade the railroad crossing on 16th Avenue to safe standards. The present developer is apparently appealing this provision since he does not want to commit his own funds to this project. I and all of the homeowners in this area again urge you to uphold the Planning Commission's decision. I do not think that the taxpayers should be responsible for the cost of this improvement which will be almost entirely utilized by the residents of the proposed development, and I think it is entirely reasonable that the developer assume the majority of this cost. It will be passed on to those purchasing the lots but in view of our many railroad crossing deaths in Spokane County, it will certainly ultimately be to their benefit. If those of us who own the land south of 16th Avenue should ever decide to develop this, we would expect to assume our proportion of the cost as well. We would also hope that in your decision you will specify the condition of a six foot sight screen fence and treed buffer zone on the south line of the development adjacent to our property. The developer, Mike Bascetta has verbally agreed to this in our previous conversations with him and we had understood that it was to be a recommendation of the Planning Commission (and in fact was so reported in the Valley Herald following the hearing) but it was not included in'the written conditions.. Page 2 Without this, the developer may not be obligated to fulfill his promise, and we do not consider this unreasonable in view of the fact that the Planning Commission has specified that the development must be closed to access to 16th Avenue, and that an access area to the Dishman hills natural area be provided which reasonably would entail a buffer zone and fence. Subsequent to the Planning Commission hearing, another alternative has been proposed by the developer which is worthyof consideration. Mr. Stravens, of the Planning Commission staff does not feel that the 16th Avenue crossing could ever be made adequate or safe as a heavy traffic public crossing, because of the elevation of the tracks and the short distance between the tracks and Dishman Mica highway. We are one of three families now using this as a private crossing, and I entirely agree with him and in this regard disagree with the recommendation of the county engineers. If you should decide that 16th Avenue would not be made into a public crossing in the future, then we would have no objection to a developer's request that he be freed from the financial responsibility for this, providing that the screening fence and buffer zone are included in the conditions. At such time as we should decide to develop our land, we would plan to establish a safer crossing at 18th Avenue or some point further south where the track is at the same grade as the highway and there is a much greater distance between the tracks and highway. I apologize for the lengthy letter, but I will be out of town during the appeal hearing and this is the only opportunity that I will have to express my views. Sincerely, cf � 4h W, Larry K. Hatch, M.D. LKH:cih MINUTES JULY 11, 1975 PR ELIMINARY SUBDIVIS ITT AND ZONE CLASSIPIC:ATION UPGRADING PE- 977 -75 - SIESTA MOBILE PARK 21JD ADDITION: WEST VALLEY BUILDERS ZE- 37 -75 - AGRICULTURAL TO RESIDENTIAL MOBILE HOME ZONE Planning Commission Recommendation: Approve, subject to the following conditions (Vote was unanimous.) A. CONDITIONS: 1. That the plat be designed as indicated on the preliminary plat of record to provide for lots that meet minimum standards of 70 feet of frontage and 8000 square feet of area. Modifications may be necessary as shown on the preliminary plat of record to adjust size and frontages and further adjustments may be necessary prior to the drawing of the final plat to comply with these minimum standards. NOTE: Construction of the street that parallels the railroad right of way will be done to maximize existing tree cover to provide a visual screen from the lots to the railroad at the Dishman- Mica Road Also, that the sponsor work with the Planning Staff to determine the location of a foot path easement from the plat to the Dishman Hills Regional Park west of the plat. 2. That a statement be placed in the dedication to the effect that no more than one dwelling structure be plac;:d 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 P 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 indi .atod. 6. That appropriate utility casements be ndicated on copies of the approved preliminary plat for distribution to the 'Tanning Department and the utility companies. Written approval of the ei- rements by the utility company must be received prior to the submitta. k f the final plat. 7. That a plan for water facilities adequa ":e ::)r fire protection be approved by the water supplier and the fire prntocti )n district. The water supplier PE- 977 -75 - SIESTA MOBILE PARK 2ND ADDITION: (Cont'd) and fire protection district will certify on a copy of said plan that the plan is in conformance with their requirements and will adequately satisfy their respective needs. The water supplier and fire protection district will also certify that appropriate contractual arrangements have been made with the plat sponsor for construction of the water system prior to the filing of the final plat and that the construction of the water system will be completed prior to the issuance of building permits or not later than a specified number of days after the filing of the final plat. B. That a certificate of title be furnished the Planning Commission prior to the filing of the final plat. 9. That the preliminary plat be given conditional approval to August 1, 1975. 10 Th r r r t, a r1 to aranda d rs ablished by SQQkane County or a bond to cover the cost of such improvements be furnished the County Engineer in the amount as determined by the County Engineer. The bond may also cover the cost of "as built" plans, engineering costs, and placing of final center line monuments. 11. That profiles of streets, cross sections, proposed grades, and drainage plan of the plat be submitted and approved by the County Engineer and by the Planning Director before the final plat is drawn. Because of seasonal drainage problems in the plat area, particularly the south end, the drainage plan shall include all necessary design calculations showing the grades and alignment of drainage facilities. Prior to acceptance of the improvements or release of bonds, a certi- ficate by a registered civil engineer or licensed land surveyor will be required indicating that all improvement: have been installed to the lines and grades shown on the approved construction plans. -13- (C ont' d) PE- 977 -75 - SIESTA MOBILE PARK 2ND ADDITION (Cont'd) paving and signalization of the Union Pacific Railroad crossing. The extent of the sponsor's obligation shall be determined prior to the filing of the final plat in negotiations with the County Engineer, Planning Director, and the sponsor. Negotiations shall consider the amount of area proposed to be developed by the sponsor relative to the total developable area which will be served by the crossing in the future. The negotiated obligation shall be bonded or guaranteed in a manner acceptable to the County Engineer prior to the filing of the final plat. Direct access to 16th Avenue extended from the ajoining lots shall be prohibited. Lirect access from Dishman Road extended to 16th Avenue extended shall be prohibited until 16th Avenue is improved to Spokane County standards and the 16th Avenue railroad crossing is improved and protected to the satisfaction of the Spokane County Engineer. 12. Conditional approval of the plat is given subject to dedication of the right of way to the public and approval of the road system in the plat by the County Engineer. 13. That a name be indicated before the final plat is filed; such name to be approved by the County Assessor and'the Planning Staff. 14. That a program for development =f a public water system, adequate for domestic water use and providing for service connections to each lot, be approved by County and State Health authorities prior to filing a final plat. The plat dedication will contain a statement to the effect that the sub- divider will provide for the installation of a public water system as approved by County and State Health authorities prior to sale of lots., NOTE: The Spokane County Health District has determined that the topography and soil characteristics are suitable for on -site sewage disposal systems on each lot. B. ENVIRONMENTAL ASSESSMENT: At the time of the hearing of this proposed subdivision, consideration will have been given to (1) the public use and Interest proposed to be served by establishment of the subdivision and dedication (RCVv 58.17.110) and (2) those elements necessary to determine the existence or non - existence of a major action with significant effects on the environment. The Planning Commission, at this time, recommends t.) the Board of County Commissioners that this application as presented will have no significant effects on the environment provided that all th conditions attached to, the prelimin- ary plat of record are met. (C ont' d) -14- PE- 977 -75 - SIESTA P/iOBILE PARK 2ND AD LITION (Cont'd) C. 20NING RECOMMENDATION: Planning Commission Recommendation: Approve Siesta P✓iobile Park 2nd Addition as indicated on the preliminary plat of record to the Residential Mobile Home Zone classification upon filing of the final plat. BACKGROUND: The advertised property was approved for either a trailer court or a trailer plat in 1973; however, that proposal lapsed. The current request incorporates similar conditions into the plat; i.e.. - requirements to dedicate and improve 16th Avenue and Dishman Road (extended), to have lots compatible with the ad- joining RMH development, to provide mains and fire hydrants, adequate water and sewage facilities, and an appropriate pedestrian access easement to the Dishman Hills Natural area; although the proposed lots have somewhat less frontage than contemplated in the previous approval, the area of each lot is greater. ANALYSIS: The adwrtised proporty is situated between the railroad tracks (O.W.R. & N.) and a mobile home plat (Sies'u i lo?ile Park). The Staff is of the opinion that the triangular parcel wcstd not readily develop for standard construction resLdences or apartments because it is severely disad- vantaged by the railroad and the existing mobile; home uses. 2. The plat proposal would have indirect access to the Dishman -Mica Road, an arterial via 16th Avenue, lies on the edge of a residential neighbor- hood as defined in the Comprehensive Plan, and is within 1/2 mile of shopping and other community faciliti�_3. The site can be served by a public water system sufficient for f. °" protection. The plat adjoins Siesta Mobile Park to the wost. 3. The Staff is of the opinion that the plat conforms to the spirit and intent of the previous approval. D. GENERAL DA TA: 1. Location: Section 20, Towmzhip 25 N., Range 44, E.W.P✓I. The E 1/2 of the SW 1/4 of Section 20 lying west of the U.P.R.R.R/W. 2. Sponsor: West lfe,lley Builders Scut.`i 8 2 Dishman Road Spokane, `AA 99206 3. Engineer: ° Clarence. E. Simpson Engineers, Inc. North 9C9 Argonne Road SpokanD, ";'.A '5206 (C ont' d) -14A- PE- 977 -75 - SIESTA NfOBILE PARK ?N ADDITION (Cont'd) 4. Site Size: 5. Number of Lots: 6. Land use proposed by sponsor: 7. Existing Zoning: B. Advertised Zone Upgrading: 9. Water Source: 10. School District: ac; C z s0 1v;obtle homes on privately -owned lots. Agricultural,' established January 6, 1959 Residential Mobile Home Zone Washingtca Water Power Company Central Valley School District (C ont' d) BE ep.' STAFF RECOMMENDATION P RELIMINARY SUBDIVISION AND ZONE Gj UlCATIQY UPGRADING PE- 977 -75 — SIESTA NIOP PARK. 2ND ADDITION: WEST VALLEY BUILDERS Staff Recommendation: Approve, subject to the following conditions: A. CONDITIONS: 1. That the plat be designed to provide for lots that meet minimum standards of 70 feet of frontage and 8000 square feet of area. Modifications may be necessary as shown on the preliminary plat of record to adjust size and frontages and further adjust ments may be necessary prior to the drawing of the final plat to comply with these minimum standards. Also, that the sponsor work with the Planning Staff to deter— mine the location of a foot path easement from the plat to the Dishman Hills Regional Park west of the plat. 2. That a statement be placed in the dedication to the effect that no more than one dwelt :ng structure be placed on any one lot, nor shall any lot be further subdivided for the pur poses 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 V strip at the ends or edges of all streets that terminate or border the plat boundary. (Tempor— ary cul de sacs are required when streets terminate at the plat boundaries.), 5. That appropriate street names be indicated, u. 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 a plan for water facilities adequate for fire protection be approved by the water supplier and the fire protection —12— (cont'd) PE- 977 -75 - SIESTA MOBILE PARK 2YD ADDITI (Cont'd) district. The water supplier and fire protection district will certify on a copy of said plan that the plan is in conformance with their requirements and will adgquately satisfy their respective needs. The water supplier and fire protection district will also certify that appropriate contractual arrangements have been made with the plat sponsor for construction of the water system prior to the filing of the final plat and that all construction will be completed prior to the issuance of building permits or not later than a specified number of days after the filing of the final plat. 8. That a certificate of title be furnished the Planning 'Commission prior to the filing of the final plat. 9. That the preliminary plat be given conditonal approval to August 1, 1976. 10. That streets be improved to standards established by Spokane County or a bond to cover the cost of such improvements be furnished the County Engircer in the amount as determined by the County Engineer. The bond may also cover the cost of "as built" plans, engineering costs, and placing of final canter line monuments. 5Cl'IE'E41 ///6 a Y- /'Ew" /{oa�� 9f 11. That profiles of streets, cross sections, proposed grades, and drainage plan of the plat be submitted and approved by the County Engineer and by the Planning Director before the final plat is drawn. Because of seasonal drainage problems in the pl at area, particularly the south end, the drainage plan shall include all necessary design calculations showing the grades and alignment of drainage facilities. Prior to acceptance of the improvements or release of bonds, a certificate by a registered civil engineer or licensed land surveyor will be required indicating that all improvements have been installed to the lines and grades shown on the approved construction plans.. The sponsor shall agree to share in the cost of the improve ment of 16th Avenue from the Dishman -Mica Road to the proposed Dishman Road extended. Such improvement shall include grading drainage control, curbing, sidewalk(6ont'd) -13- PE- 977 -75 - SIESTA MOBILE PARK 2ND A DDITION (Cont'd) paving and signalizatiorn of the union Pacific Railroad crossing. The extent of the sponsor's obligation shall be determined prior to the filing of the final plat in negotiations with the County Engineer, Planning Director, and the sponsor. Negotiations shall consider the amount of area proposed to be developed by the sponsor relative to the total developable area which will be served by the crossing in the future. The negotiated obligation shall be bonded or guaranteed in a manner acceptable to the County Engineer prior to the filing of the final plat. Direct access to 16th Avenue extended from the ajoining lots shall be prohibited. Lirect access from Dishman Road extended to 16th Avenue extended shall be prohibited until 16th Avenue is improved to Spokane County standards and the 16th Avenue railroad crossing is improved and protected to the satisfaction of the Spokane County Engineer. 12. Conditional approval of the plat is given subject to dedication of the right of way to the public and approval of the road system in the plat by the County Engineer. 13. That a name be indicated before the final plat is filed; such name to be approved by the County Assessor and the Planning Staff. 14. That a program for development of a public water system, adequate for domestic water use and providing for service connections to each lot, be approved by County and State Health authorities prior to filing a final plat. The plat dedication will contain a statement to the effect that the sub- divider will provide for the Instillation of a public water system as approved by County and State Ha , authorities prior to sale of lots. NOTE: The Spokane County Heall`h ::.strict has determined that the topography and soil characteristics are suitable for on -site sewage disposal systems on each lot. B. ENVIRONMENTAL ASSESSMENT: At the time of the hearing of this proposed subdivision, consideration will have been given to (1) the public use and interest proposed to be served by establishment of the subdivision and dedication (RCW 58.17.110) and (2) those elements necessary to determine the existence or non - existence of a major action with significant effects on the environment. The Planning Commission, at this time, recommends to the Board of County Commissioners that this application as presented will have no significant effects on the environment provided that all thvb'above conditions attached to the prelimin- ary plat of record are met. (Cont'd) -14- PE- 977 -75 - SIESTA MOBILE PARK 21ND AD DITION (Cont'd) C. 20NING RECOMMENDATION: Planning Commission Recommendation: Approve Siesta Mobile Park 2nd Addition as indicated on the preliminary plat of record to the Residential Mobile Home Zone classification upon filing of the final plat. BACKGROUND: The advertised property was approved for either a trailer court or a trailer plat in 1973; however, that proposal lapsed. The current request incorporates similar conditions into the plat; i.e„ - requirements to dedicate and improve 16th Avenue and Dishman Road (extended), to have lots compatible with the ad- joining RMH development, to provide mains and fire hydrants, adequate water and sewage facilities, and an appropriate pedestrian access easement to the Dishman Hills Natural area; although the proposed lots have somewhat less frontage than contemplated in the previous approval, the area of each lot is greater. ANALYSIS: 1. The ad.zrtised property is situated between the railroad tracks (O.W.R. & N.) and a mobile home plat (Siesta 1lobile Park). The Staff is of the opinion that the triangular parcel would not readily develop for standard construction residences or apartments because it is severely disad- vantaged by the railroad and the existing mobile home uses. 2. The plat proposal would have indirect access to the Dishman-Mica Road, an arterial via 16th Avenue, lies on the edge of a residential neighbor- hood as defined in the Comprehensive Plan, and is within 1/2 mile of shopping and other community facilit.: --s. The site can be served by a public water system sufficient for f':,? Drnt3ction. The plat adjoins Siesta Mobile Park to the west. 3. The Staff is of the opinion that the plat conforms to the spirit and Intent of the previous approval. D. GENERAL DA TA: 1. Location: Section 20, Towtaship 25 N., Range 44, E.W.M. The E 1/2 of the SW 1/4 of Section 20 lying west of the U.P.R.R.R/W. 2 . Sponsor: V. est Valley Builders South P12 Dishman Road Spokan INA 99206 3. Engineer: Clarence E. Simpson Engineers, Inc. North 909 Argonne Road Spokane, V. ;A. 99206 (C ont' d) -14A- PE- 977 -75 - SIESTA MOBILE PARK 2 ND ADDITION (Cont'd) 4. Site Size: 5. Number of Lots: 6. Land use proposed by sponsor: 7. Existing Zoning: 8. Advertised Zone Upgrading: 9. Water Source: 10. School District: 17 acres 50 Mobile homes on privately -owned lots. Agricultural,' established January 6, 1959 Residential Mobile Home Zone Washington Water Power Company Central Valley School District (C ont' d) DATE: July 9, 1975 SPOKANE COUNTY 'ENGINEER ROAD DEPARTMENT SUBDIVISION SECTION _. TO:" -- Charles L. Huggins, Director of Planning FROM: Robert S. Turner County Engineer SUBJECT: Standard Plat Conditions �';e recommend approval of the plat of Siesta Mohile Park 2nd Addition PE- 977 -75 subject to the following conditions: that conditional approval of the plat is given subject to dedication of Right of Y:ay to the public and approval of the road system in the plat by the County Engineer; that plans, profiles and cross sections showing proposed street center- line and curb grades be submitted to the County Engineer for approval prior to construction and the filing of a final plat; that drainage plans and design calculations showing the grades and align - ment of drainage facilities be submitted to the County Engineer for approval prior to construction and the filing of a final plat; dedication and improvement to Spokane County standards of 16th Avenue from the Dishman -Mica Road to Dishman Road (extended). Such improve- ment shall include grading drainage control curbing, paving, and signalization of the Union Pacific railroad crossing. Appropriate slope easements shall be granted in conjunction with the construction of 16th Avenue; direct access from the plat area to 16th Avenue 'shall be prohibited. 16th Avenue shall be closed to through traffic to and from the subject plat and the proposed Dishman Road extended until the 16th Avenue railroad crossing is improved and protected to the satisfaction of the Spokane County Engineer's office; 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" plans and a certificate in writing that all improvements were installed to the lines and grades as 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 V until a permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer; page,2 .. all construction within the Public Right of 1'!ay is to be completed prior to filing the final plat or a bond in the amount estimated byithe County Engineer to cover the cost of construction of improvements, construction certification "As Built" plans, and monumenting the street centerlines shall be filed with the County Engineer. Very truly yours, Robert S. Turner; P.E. Spokane County Engineer By , Gerald D. Masgai, Plat Supervisor " rg AGENDA, JULY 11 1975 TELEPHONE NO.: 456 -2274 SPOKANE COUNTY PLANNING COMMISSION Time: Friday, July 11 1975 9:30 A.M. Place: Commissioners' Assembly Room, County Court House PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING 4. PE- 977 -75, Siesta Mobile Park 2nd Addition ZE- 37 -75 Agricultural t o Residential Mobile Home Zone a. Location: Section 20, Township 25 N., Range 44, E.W.M. The E 1/2 of the SW 1/4 of Section 20 lying west of the U.P.R.R.R /W. b. Sponsor: West Valley Builders South 812 Dishman Road Spokane, Washington 99206 C. Engineer: Clarence E. Simpson Engineers, Inc. North 909 Argonne Road Spokane, Washington 99206 d. Site Size: 17 acres e. Number of Lots: 50 f. Land use proposed by sponsor: Mobile homes on privately -owned lots. g. Existing Zoning: Agricultural, established January 6, 1959 L. Advertised Zone Upgrading: Residential Mobile Home Zone i. Water Source: Washington Water Power Company j. School District: Central Valley School District Z ..m Q j J o Ln I tr tr o F V Z 8 U a Uj 1 EIGM' M 3 AVE LL eT 1 01 92 93 95 9 97 V 20 to 101 102 0 10 Soppy IOth , t 0 p •.:[:: a: Z r :ll�iiv�rSif.Y+ Ll 01 0 't ° F < Hi9n SEFuiol':7 ry O t A J� .I =I�vy� O � Q �Y L• L. /99/ Z is 4 AGENDA, NOVEMBER 9, 1973 SPOKANE COUNTY PLANNING COMMISSION Time: Place: L 5. TELEPHONE NO.: 456 -2274 Friday, November 9, 1973, 9:00 A.M. Conference Room A, Court House Annex (Use Mallon Avenue entrance) . a: Location: Section 20,Township 25 N.,Range 44,E.W.M. That portion of the E 1/2 of the SW 1/4 of Section 20 lying southwesterly of the O.W.R. & N. Company right of way. b. Applicant: Robert B. Austin East 12609 — 21st Avenue Spokane, Washington c. Site Size: Approximately 20 Acres d. Existing Zoning: Agricultural, established January 6, 1959 e. Proposed Zoning: Residential Mobile Home f. Proposed Use of Property: Trailer Court g. Application of Zoning Provision: Chapter 4.12, Section 4.21.030 — 8 — z 'I Noetg Sc"! I %t000t' MINUTES NOVEMBER 9, 1973 ZONE CHANGE ZE- 144 -73 - AGRICULTURAL TO RESIDENTIAL MOBILE HOME: AUSTIN Planning Commission Recommendation: Approve to Residential Mobile Home Zone subiect to the following conditions A. CONDITIONS: 1. Dedication and improvement to Spokane County Standards of a 60' right of way in an alignment acceptable to the Spokane County Engineer's office through the southwest portion of the project. The described road will connect the Dishman Road with 16th Avenue. Improvements shall include grading drainage control, curb, and pavement. 2. Improvement to Spokane County standards of 16th Avenue from the Dishman -Mica Road to Dishman Road (extended). Such improvement shall be accomplished through a paving participation project which shall include grading, drainage control, curbing, paving, and signalization of the , 4.R. & N. railraod crossing. Appropriate slope easements shall be granted in conjunction with the elevation of 16th Avenue. 3. Direct access from the mobile home area to 16th Avenue shall be prohibited. Sixteenth Avenue shall be closed to through traffic from the subject property and the Dishman Road until the 16th Avenue railroad crossing si signed or signalized to the satisfaction of the Spokane County Engineer's office. 4. Approval of either a preliminary plat by the Planning Commission or a mobile home court by the Zoning Adjustor. (Such application shall be made within six (6) months. Lots or stalls shall have a minimum of 7,000 square feet of area and 75 feet of width. (This requirement would produce a density comparable with the mobile home plat to the northwest - Siesta Mobile Home Park.) 5. Installation of mains and fire hydrants in accordance with the re- quirements of the Spokane Valley Fire Marshal. 6. The water supply system and sewage disposal facilities shall be approved by the Spokane County Health District. (Cont'd) -11- L. ZE -1 z. -73 - AGRICUL'TURAL TO RESIDENTIAL MOBILE HOME (Cont'd) 7. Dedication to the :>pokane County Parks and Recreation Department of an easement for pedestrian access and egress from Dishman Road extended to the Dishman Hills Natural area. B. REASONS: i . The advertised property is situated between the railroad tracks (O. W.R. & N) and a mobile home plat (Siesta Mobile Park). The Commission is of the opinion that the triangular parcel would not readily develop for standard construction residences or apart- ments because it is disadvantaged by the railroad and the existing mobile home development. 2. The mobile home request lies on the edge of a residential neighbor- hood and would have improved access in accordance with the above conditions. The Commission views the request as an extension of the existing mobile home development and has established a density restriction on the project compatible with Siesta Mobile Park to the north west. 3. Because of the narrow width of the developable property, only a small portion of the properties to the south would be affected by the mobile home development. The Commission is of the opinion that the court or plat can be designed in a manner which will not have an appreciable impact on neighboring residential properties. Recognizing that the shape of the property may not lend itself to a good plat design with standard width public roads, The Commission intentionally leaves to further public hearing the choice of a plat or mobile home court design. C. GENERAL DATA: 1. Location: 2. Applicant: 3. Site Size: Existing Zoning: 5. Proposed Zoning: 6. Proposeduse of property: 7. Application of Zoning Provision: Section 20, Township 25 N. , Range 44, E.W.M. That portion of the E 1/2 of the SVV 1 / of Section 20 lying Sally of the 0. Vv. R. &N. company right of way. Robert B. Austin East 12609 - 21st Avenue Spokane, Washington Approximately 20 Acres Agricultural, established January 6, 1959 Residential Mobile Home Trailer Court Chapter ..12, Section x:.21.030 -12- 1, ENVIRONMENTAL AS.._SSMENT OF SIESTA MOBILE PAn., 2ND ADDITION Factors That Have Been Considered: Consideration has been given to: (1) the public use and interest proposed to be served . by the establishment of the subdivision and dedication (RCW 58.17. 110) and, (2) those elements necessary to determine the existence or non - existence of a major. action with significant effects on the environment. This has been accomplished through examination of the following: A. Comprehensive Plan The compatibility of the proposed plat with the goals and objectives of the County Comprehensive Plan and the policies and program's established for the area through analysis of previous plats and studies in the area. ANALYSIS: The Comprehensive Plan calls for residential development in this area. The plat has been designed to be consistent with the Mobile home development directly adjacent to this plat to the West. Thorough analysis indicates the plat is an appropriate use for this piece of land. B. Physical Relationships (Location) ANALYSIS: The plat is located between Dishman Road and the Union Pacific Railroad. The property forms a triangle with the previous mobile home plat on one side. The shape of the property limits the design possibilities of many types of residential plat uses but does lend itself to smaller lot sizes, which are normally utilized for mobile homes. C. Physical Setting (Environment) ANALYSIS: 1. Topography - The topography is relatively flat with slopes under 3% except the extreme west border of the property at the south end where it forms a severe wall which extends to the Dishman Hills Roads can be built with no serious disruption to the natural terrain, with the exception of approxi- mately 300 feet of 16th Avenue extended, which would require some fill (approximately 8') material to achieve a grade crossing with the railroad. Direct access from the lots to 16th Avenue extended will not be necessary. 2. Drainage - k .er 90% of the plat area poses nu drainage problem. Most of the drainage is absorbed by the ground. There is, however, some on -site surface ponding in the extreme southwest corner of the development and in this area, there is some indication of surface springs. There is no visible indication of water course drainage that leads onto or off of the property or no visible evidence of movement of any appreciable amount of water in that area of the development. A drainage plan has been required which will pro- vide for dry wells within the roadways and in the area of the plat where ponding is possible. This plan will contemplate adequate solutions to all drainage problems in the plat. 3. Soil Conditions - Soil conditions. in the locations for septic tank drain - field and in areas required to have storm drainage drywells are for the most part as follows: SxB slight on 0 - 8% slopes, gravel sandy loam McB slight to severe on 0 - 8% slopes, marble sandy loam Soil conditions in the southwest corner of the property at the face of hill are: StC severe on slopes of 0 - 30 %, rocky complex. Septic tanks would not be located in this area. In general, lots proposed in this plat will provide 'at least one useable mobile home site and an area for individual sewage disposal drainfield system on each lot. 4. Vegetation - The entire property being proposed for development is tree covered with roads and trails extending thru the cover to 16th Avenue (proposed). The cover is native Ponderosa Pine (average 16" dia.) and the trees show no sign of disease or deterioration. Ground cover shows signs of native grasses. No cultivation is evident. D. Existing Land Use and Zoning Activity ANALYSIS: The property originally was a portion of a larger land holding across the Dishman- Mica highway to the East. As properties were developed to the North and West of this property, this remained undeveloped and undivided. Developers of pro- perty adjacent to this property then decided to purchase and develop this portion in a manner similar to previous developments adjacent to it. The present zoning is Agricultural; thereby necessitating a zone change to Residential Mobile Home. -2- r E. Water and Sewer Systems I Written assurance from applicable reviewing agencies to the effect that adequate provisions have been made for water and sewage facilities and that there use does not have an adverse effect upon the public's health, safety or welfare have been received. ANALYSIS: The proposed water and sewer systems for service to this plat produces no adverse effects. F. Traffic Systems The impact this proposal has on existing and proposed access systems. ANALYSIS: The proposed plat will be served initially by two access roads from the west, Siesta Drive and a connection to Dishman Road. Both of these connections feed into Dishman Road which extends to the North and to Sprague Avenue approxi- mately 4000' north of this property (3/4 of a mile) . Between this plat and 8th Avenue is a 500' section of Dishman Road which'is constructed in a 30 foot right -of -way. The design of this section is considered to meet minimum basic design standards. Access to the North and Sprague Avenue is either via Dishman Road or across the crossing of the Union Pacific railroad tracks at Eighth Avenue and on to the Dishman -Mica Road. The southern boundary of the proposed plat is located on the 16th Avenue alignment. There is an existing private crossing of the Union Pacific railroad at this 16th Avenue alignment. 16th Avenue extending east from the Dishman -Mica Road is designated as an arterial. The improvement of 16th Avenue extended from Dishman- Mica Road to the west into this property and the signalization of the railroad cross- ing will provide an additional access to the Dishman -Mica Road from the proposed plat. The development of the plat will, of course, generate traffic from 49 mobile home units. T h e additional traffic flow has been anticipated in the design and improvement requirements, particularly for Siesta Drive which is proposed to continue as it has from previous plats with a 50' wide improvement in a 60' right of way. The establish- ment of Siesta Drive in earlier plats anticipated traffic flows that would be generated to the south of those plats and for that reason Siesta Drive has been improved to a width which could handle the traffic generated by this plat. - 3 - The County Engineer feels that this is an appropriate time to make provision for 16th Avenue extended, since a part of that right of way (30') will come from this property. It is anticipated that construction will not proceed at this time, but that the sponsor will enter into an agreement with the County to participate in the construction of the road as well as the signalization of the railroad crossing, at such time as 16th Avenue is built. G. Congestive Factors The impact this proposal has on existing and proposed community facilities and services. ANALYSIS: The 49 mobile home units in the plat will generate additional traffic on the internal and bounding arterials. The plat will be adequately served by these facilities and the plat will cause minimal congestion to outside community facilities and . services. Community shopping facilities exist within one mile of the proposed plat. H. Other Factors Unless the existing ambient air quality, noise level, or light conditions are on the threshhold of becoming adverse to the public's health, safety and comfort, it shall be assumed that the net contribution to these elements (from the plat) will be insignificant in determining the overall impact of this project on its given environment. Therefore, with the above items considered, it is the conclusion of the Planning Depart- ment that this plat will not have significant detrimental effects on the environment as proposed, providing the conditions attached thereto are satisfactorily consumated and that the plat is completed in compliance with those conditions:. 4 P. 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N 249,542.13 E 2,880,749.61 I C Cq Aj W N 252,000- f 250,000 0 O. O. Ci pp O (0 & ; OD CD OD CY OD W N W w w w o \ w w m 2497 0 0 O 0 CD N C I OD B. M. 104 E L. 2005.9 1/4 C o r. N 252,178.03 —x.7] 29X 28 E2,880,498.28 .2003 x — 4 VIO LX-- X1998 ?028 w z 2032 x 32 x 2032 aM.114 428 EL2029.54 - W33 1 7 Sec. Cor. N 249,542.13 E 2,880,749.61 I C Cq Aj W N 252,000- f 250,000 I P , . 4 v e M J o `f f ,r r o ob H 1 t o t(r f u 310 (D\ t 50' ell 0 50 A ,� .�`, ,.•,;, <:. � a .�� tf4 tri ,� G � E .5` rte' `� � ' .�i ✓ ter- , r ,+ � �• 6' C3 UU L� � \\ 0- _ • C: K p a.e•wt � tT5 r•-' All • 4 f ZI, + l c t �\\ Y F �• i.� r- .yw ,a � (y � k,,... - •�.-- ,- Jam~ .. - - / y1' -' .,.er" 4 .�L! + 11r 5 1 :"" -T 1 k.✓ N ' t t Tie F C&s+ V? Svc} V4- ��' cl- _. ;.PROPERTY, OF tPOKANE. COUN 1-31 S "J /J Ile'e 409 . SO'R.* 2/ 0 T/F IS o. " d ' 4 Xy;l 5'0:3 7W 0 ill 6 1 25 - 44 7. c- x 6 - p 0 ill 6 1 25 - 44 S E C. 20, T. 2 5 N- R 4 4 E. W. M. SCALE: 1 = 400 J ' 1.4 ,�►.vs. 4 z m 34.40.38 ---� -�— - , 4 57 °54Rt o LO 1 0 `� � k•.89 °39:,1;;' "�'`_ � O N i 1 ( { l2 � 'M' f 3as.s' N' ,S �.. -1. O 41zz "v S �p C I ►y0" d to � � O �� a 2�0• S7 ✓ SC '_ 01 CL o e, a I 141 ��s r' ' ` i7 a 3a Z o c t .ao a 81 .1 0 X;., v �. \ � 1 � u I 263 6 Y ' ,� �t 2 0, } ' Al at^� t•ry K t OFFICIAL PLAT A.R, SCOTT — ENGINEER — SPOKANE COON" PRINCIPAL_ - ASSISTANT . 0 ce 4 u op o m ° o d L9 O N $ n • m 0 2 2o'x 2,0' 1 o " r o ' � I b �' ¢TH N 0 *00, I. P, i 7 Tf•••d 8TH 9 T I � L /0TH i O a N /2 Td-1 4 8 n� �Q jN JZ DATE D E5eR /PTIDN 6-15- 70 TI•4 s EGT /ON REPRODL/CED FROM LINEN TO MYL-AR• G. pay S/4AZ7 E D A REA DE Sd G r S r' VAC.47 - 0 t q'7 I -- S ��tG, za. z o � j I� lnN ,4 pa S J ; 1.4 ,�►.vs. 4 z m 34.40.38 ---� -�— - , 4 57 °54Rt o LO 1 0 `� � k•.89 °39:,1;;' "�'`_ � O N i 1 ( { l2 � 'M' f 3as.s' N' ,S �.. -1. 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