Agenda 04/17/2008 SPOKANE VALLEY PLANNING COMMISSION AGENDA
COUNCIL CHAMBERS-CITY HALL 11707 E.SPRAGUE AVENUE
APRIL 17, 2008
6:00 TO 9:00 PM
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. APPROVAL OF AGENDA
V. APPROVAL OF MINUTES:
VI. PUBLIC COMMENT
VII. COMMISSION REPORTS
VIII. ADMINISTRATIVE REPORT
IX. COMMISSION BUSINESS
NEW BUSINESS- NONE
OLD BUSINESS-DELIBERATIONS OF THE SPRAGUE APPLEWAY CORRIDORS SUBAREA
PLAN
X. FOR THE GOOD OF THE ORDER
XI. ADJOURNMENT
COMMISSIONERS CITY STAFF
IAN ROBERTSON, CHAIR KATHY MCCLUNG, CD DIRECTOR
FRED BEAULAC, VICE-CHAIR GREG MCCORMICK, PLANNING MGR, AICP
JOHN G. CARROLL SCOTT KUHTA, LONG RANGE PLANNER,AICP
CRAIG EGGLESTON MIKE BASINGER, SENIOR PLANNER, AICP
GAIL KOGLE CARY DRISKELL, DEPUTY CITY ATTORNEY
MARCIA SANDS DEANNA GRIFFITH, ADMIN
ART SHARPE WWW.SPOKANEVALLEY.ORG
Spokane
Valley
11707 E Sprague Ave Suite 106 ♦ Spokane Valley WA 99206
509.921.1000 ♦ Fax: 509.921.1008 ♦ cityhall@spokanevalley.org
Memorandum
To: Planning Commission
From: Scott Kuhta, Senior Planner
Date: April 17, 2008
Re: Sprague/Appleway Corridor Subarea Plan Deliberation Materials
The Planning Commission continues deliberations on the Sprague and Appleway
Corridors Subarea Plan. The following topics will be discussed tonight:
1. Applicability Section (page 13)
2. How District Zones apply to Parcels (page 16)
a. Split Parcel discussion
3. City Center District (pages 18-20)
a. District Zone boundary
b. Pre-located Core Street Regulations (page 18, 19)
c. District Zone Regulatory Chart (Page 20)
d. Building Use Regulations (page 28)
Attached to this memorandum are documents and maps to assist the Planning
Commission's review, including:
- Proposed Applicability Section
- Table prepared by Lori Barlow summarizing review of other jurisdiction's
applicability standards.
- City Center District zone map, Public Hearing Draft and Proposed Revisions
- City Center Aerial
Planning Staff's Proposed Changes
IAC-1
April 3, 2008
2O1 Applicability
a) Non-Conforming provisions in Section 19. 20.060 SVMC shall apply to
all property within the area regulated by this code, except as follows:
b) The regulations contained within this section shall apply only to new
construction and significant additions greater than 15 % of the
building's area. The regulations shall also apply to proposed exterior
improvements costing more than 15% of the assessed value of the
building.
c) Changes from one non-nonconforming use to a different non-
conforming use are not allowed.
d) Exterior improvements ("facelifts") that meet the 15% threshold shall
be required to conform only to the architectural regulations contained
in this Book. Interior "tenant" improvements shall not be required to
conform to the requirements of this code. Use changes in existing
buildings shall conform to applicable sections of the code, including
zoning, parking and signage standards.
b4e) Nothing contained in this section shall require any change to an
existing building or structure for which a building permit has been
previously issued or applied for in the Community Development
Department, and the application is deemed complete, -prior to the
effective date of this Subarea Plan.
e)f) Changes in property ownership or tenants of existing uses shall
likewise require no change in any existing building or structure.
dog) This section shall not apply to changes in use when no alterations or
renovations to an existing building or structure are proposed.
e}h) Non --• _ ••'-e e, e .• _• - --_ '_- R. 9.11_! - - - -ee e
e et-. . ••- •- - - -e - - -_ e •'
f4i) Where improvements and additions are made to existing buildings,
requirements for renovation or enlargements apply only to net new
floor area. Improvements and additions to existing buildings that
increase non-conformities are not permitted.
€-)j) Development regulations established in this Plan are specified as
either Standards or Guidelines.
1) Standards address those aspects of development that are
essential to achieve the goals of the Subarea Plan. They
include specifications for site development and building design,
such as permitted land uses, building height and setbacks.
Conformance with standards is mandatory. Such provisions
are indicated by use of the words "shall", "must", or "is/is not
permitted."
2) Guidelines provide guidance for new development in terms of
aesthetics and other considerations such as district character or
design details. They are intended to direct building and site
design in a way that results in the continuity of the valued
character of the City of Spokane Valley. Whereas conformance
with the Standards its mandatory, conformance with the
Guidelines is preferred and/or recommended. Provisions that
fall into this category are indicated by the use of words "should,"
"may" or "are encouraged to." In various cases, the Guidelines
provide a choice of treatments that will achieve the desired
effect. Although direct conformance with the Guidelines is the
surest route to swift approval, developers are permitted to
propose alternative design details if they are able to show that
such details implement the overall Plan objectives as outlined
throughout the document.
Applicability Standards
of Adopted Downtown or Corridor Revitalization Plans
by Jurisdiction
Jurisdiction and New Standards Applicability Comments
Plan Description
City of Redwood - Final New construction, significant additions (proposing an Planner noted that the actual implementation of the
and Approved addition of more than 10% to a building's area), design standards were evaluated on a case by case
Downtown Precise Plan renovations to existing structures and/or new land basis, since existing conditions could preclude
2007 uses proposed for existing facilities. structure from strict compliance with the code. In
those cases, the project was brought into conformance
with the intent as closely as possible.
City of Everett - New development only Existing development under the new zoning did not
Riverfront have as much value as potential redevelopment. All
Redevelopment Plan development under the plan has been new.
City of Whittier, CA- New Development Only No guidance included in the plan for transitional
Whittier Boulevard development. Planner believes it should have been.
Specific Plan New development slow to exact change along the
corridor.
City of SeaTac- SeaTac All new construction and Additions or alterations to a The regulations have not been successful in causing
City Center Project and building or site, excluding interior-only any change in existing structures, with the exception of
Airport Station Area improvements, which total fifty percent (50%) or one building. A hotel that expanded from 60 rooms up
Action Plan more of the gross square footage of the existing to 220.
building(s) or site.
Only the portions of the building or site being
altered or added are required to integrate new
standards into the design. Departures from these
special standards may be permitted if approved by
the Director if the strict application of these
standards would be inconsistent with related
provisions of the Zoning Code or contrary to the
overall purpose or intent of City goals and objectives
for the City Center or Comprehensive Plan; or if it
can be shown that the overall project design and
feasibility can be improved.
Jurisdictional Survey Page 1
4/17/2008
Applicability Standards
of Adopted Downtown or Corridor Revitalization Plans
by Jurisdiction
Jurisdiction and New Standards Applicability Comments
Plan Description
City of Bothell - New construction, significant additions (proposing an The Plan is in Draft Form. The current
Downtown Revitalization addition of more than 10% to a building's area), recommendation from the consultant is at 10%. The
Plan renovations to existing structures and/or new land plan will go through the public review process with this
uses proposed for existing facilities. threshold.
City of San Fernando - All new development and significant redevelopment The revitalization strategy is based on the rationale
Maclay, San Fernando must comply with the new standards which were that the properties are underutilized. Once rezoned
and Truman Corridors adopted as part of the zoning code. consistent with the highest and best use, then the
Specific Plan property will redevelop. The plan has been successful
on the larger parcels, where high density residential
development and mixed use has been constructed.
Existing structures must comply when additions and
alterations are determined significant. A
design/technical review team determines the extent of
the compliance.
Note: The planner was concerned that the small
parcels would not be likely to redevelop, unless they
could be combined with other parcels to make
redevelopment financially feasible.
City of Spokane Valley - The regulations apply only to new construction and
Sprague and Appleway significant additions greater than 15% of the
Corridors Sub Area Plan building's floor area and to proposed exterior
improvements costing more than 15% of the
assessed value of the building.
Where additions are made to existing building,
requirements for renovations or enlargement apply
only to net new floor area. Improvements that
increase the non-conformity are not allowed.
Jurisdictional Survey Page 2
4/17/2008
Public Hearing Draft
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