Agenda 07/14/2016 SCITI
POKane
Valle
y
Spokane Valley Planning Commission
Regular Meeting Agenda
City Hall Council Chambers, 11707 E. Sprague Ave.
July 14, 2016 6:00 p.m.
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. APPROVAL OF AGENDA
V. APPROVAL OF MINUTES: June 23, 2016 minutes
VI. COMMISSION REPORTS
VII. ADMINISTRATIVE REPORT
VIII. PUBLIC COMMENT: On any subject which is not on the agenda.
IX. COMMISSION BUSINESS:
X. Study Session: Comprehensive Plan Update — Residential Standards
Discussion
XI. FOR THE GOOD OF THE ORDER
XII. ADJOURNMENT
Minutes
Spokane Valley Planning Commission
Council Chambers—City Hall,
June 23,2016
Chair Graham called the meeting to order at 6:01 p.m. Commissioners, staff and audience stood for the
pledge of allegiance. Secretary Deanna Horton took roll and the following members and staff were present:
Kevin Anderson Cary Driskell,City Attorney
Heather Graham Mike Basinger,Economic Development Coordinator
James Johnson Deanna Horton Secretary of the Commission,
Tim Kelley, absent-excused
Mike Phillips
Suzanne Stathos, absent-excused
Joe Stoy
Hearing no objection, Commissioners Kelley and Stathos were excused.
Commissioner Stoy moved to accept the June 23, 2016 agenda as presented. The vote was five in favor,
zero against and the motion passed.
Commissioner Anderson moved to approve the June 09, 2016 minutes as presented. The vote was five in
favor, zero against and the motion passed.
COMMISSION REPORTS: The Commissioners had nothing to report.
ADMINISTRATIVE REPORT: Economic Development Coordinator Mike Basinger reviewed the
schedule for upcoming meetings, reminding the Commissioners the schedule is subject to change.
Proposing July 14,Draft Residential Standards,July 28 Draft Land Use Map,August 11 Conceptual Goals
and Policies, August 25 Conceptual Regulations. Mr. Basinger stated Community & Economic
Development Director John Hohman had told the City Council he was hoping to have a draft of the
Comprehensive Plan by the end of August.
PUBLIC COMMENT: There were no public comments.
COMMISSION BUSINESS:
Study Session: Comprehensive Plan—May 3,2016 Workshop Results
Mr. Basinger explained staff wanted to share the results from the joint workshop held with the City
Council and get feedback to ensure things are moving in the correct direction. The feedback will assist
staff in developing the goals and policies and land use map which will drive the Comprehensive Plan
(Comp Plan)chapters development and supporting regulations.
District Summary—The Districts' concepts received moderate support,significant differences of opinion
existed,a City Hall and medical district received the highest levels of support,participants noted district
concepts should remove barriers not increase regulations, suggesting the use of overlays. Commissioner
Anderson asked if designating a district would add value, add tax base,why would we want to do this if
we don't know what the benefits would be. Mr. Basinger commented that it is a way to market certain
areas of the City. Commissioner Anderson stated he didn't like the idea of having defined borders.
Corridors Summary—The Corridors concept received the highest level of support,there was support to
change the mixed use designations along Trent,consolidating the Office and Garden Office designations
and changing the Office designations to mixed-use was less favorable. Commissioner Anderson asked
what the Office-Garden Office designations would be converted to. Mr. Basinger stated the uses would
be allowed in a mixed use zone. Commissioner Stoy asked what kind of a buffer to the residential
designations would there be if designations like Garden Office were eliminated. Mr. Basinger stated
transitional provisions will be implemented between zones of higher and lowers uses. Commissioner
Anderson asked if the Permitted Use Matrix would be updated. Mr. Basinger said the work which had
been done before,to streamline the Permitted Use Matrix,would be continued and be transitioned into a
more broad use categories,which should allow for more flexibility.
06-23-16 Planning Commission Minutes Page 2 of 4
Neighborhood Summary — There were significant differences regarding neighborhoods, especially on
issues of residential density, expanding Neighborhood Commercial received substantial support and
many wrote in about the inclusion of tiny homes or cottages in appropriate neighborhoods. The
Commissioners voiced their skepticism regarding cottages being a workable development in this area.
Commissioner Johnson stated there were options to convert Medium Density Residential(MDR)to Low
Density Residential (LDR) to High Density Residential (HDR) or to keep it. He said he hoped staff
would look at density bonus for MDR in order to maintain the identity for the neighborhoods. When
asked,he did not know what kind of bonus,but said he would like to see options. Something like adding
transitional provisions then maybe reduce the parking requirements, or open space. Commissioner
Anderson said he did research and changing it from 12 to 15 units could make it more palatable to a
developer. Commissioner Johnson said he was concerned about the MDR being absorbed into HDR and
it being adjacent to LDR without a buffer. He said adding 30% more to MDR should push it into a
profitable situation. Commissioner Stoy asked what kind of incentives Commissioner Johnson was
considering and he confirmed it was buffers for the LDR families, but he was open to options. Mr.
Basinger stated in trying to draft the new land use map,most of the MDR was converted to HDR where
it was appropriate,around transit centers,and hoping the transitional provisions are much better than they
have been in the past. The community has said there is a height limit to building HDR,because it becomes
more expensive the higher you build. Mr. Basinger said they converted MDR to LDR where it made
sense and would blend into the neighborhoods and HDR where it would be supported.He said he wanted
the Commission to look at the draft map when it was ready,it would make more sense then.
Mr. Basinger stated he had done some research regarding the history of rezones since incorporation.
There have been 67 rezones approved,with 57 of them happening before 2006 when the City adopted its
own development code. Ten of them since the new development code was adopted and all (67)of them
to reduce the lot size down to 6,000 square feet. Mr. Basinger said the Comp Plan states residential
development cannot exceed six units per acre, which is not going to change. In an effort to streamline
the City's processes, staff will be proposing to consolidate R-3 and R-4 into one zoning classification
with a minimum lot size of 5,000 square feet. This proposal would reduce costly rezones and put the City
in a more competitive environment with County standards which are being developed in the Urban
Growth Areas. Mr.Basinger said he has not seen a subdivision which has been submitted which was not
for six units per acre. There are lots which need infill development which cannot make development
work with 6,000 square foot lots, but could make 5,000 square foot lots work in some of the longer
narrower lots. Commissioner Graham disputed this thought process would not ruin the character of the
Valley neighborhoods. She said she knows the County is developing 5,000 square foot lots out toward
Liberty Lake, but she said she is grateful she lives on the `other' side of Barker where her lot size is
bigger. She feels it is more important to maintain the character of the Valley and the larger lots than for
a developer to be able to have it"pencil out,"it is why people want to live in the Valley. Commissioner
Anderson stated the lots in the R-2 zone are large but have a home which for many takes up the width of
the property and has no access to the backyard, so people still end up parking peripheral vehicles (RVs,
boats, ATV trailers) on the streets. Newer developments where it is more upscale and smaller lots still
have the same problem,because there is no place to park those `toys.' Mr.Basinger said he has had staff
take 1-2 submittals which would not work with 6,000 square foot lots and had staff try and rework it with
5,000 square foot lots and the end result was being able to get one or more lots which in turn would make
it developable by the proponent. Commissioner Phillips stated he would support what Mr.Basinger was
saying because there needs to be an option for some of the infill properties. He said his home takes up
most of the width of his parcel,he has a garage door on the front and back of his garage so he can access
his back yard because there is no other way, and he only maintains half of it in grass because it is too
much to keep up. He is happy with his large lot,but he understands that someone else might not want
that. Commissioner Anderson said in the City of Spokane they have smaller lots but longer driveways.
Commissioner Graham said she was trying to define her role as a Planning Commissioner. Does she
work for the good of the Community or because she is an appointed person does she not worry about that
and focus on the biggest bang for the buck for the developers? For her the Community will win and this
is her focus as she moves forward and she believes the community members chose the Valley because of
the lot sizes and the feeling of neighborhoods here.
06-23-16 Planning Commission Minutes Page 3 of 4
Mr.Basinger moved to the Elements of the Comp Plan.
The Land Use element received moderate support, with little disagreement for the goals and policies.
Highest support for maintaining the character and quality of life,provide a mix of land uses,ensure concise
and understandable regulations and promote a variety of housing types. Low support for providing
incentives for building for energy performance and/or renewable energy and supporting water-saving
techniques in new development. Commissioner Johnson said there may have been some confusion about
the water saving techniques, and them costing new development extra money. It was not that the
participants were indifferent about saving water,however there was some confusion about the water saving
goals. There was concern, especially after the water rights discussion, about the possibility of charging
based on the amount used. Our aquifer is an amazing asset to our community. Commissioner Anderson
said there are people who claim the aquifer is a`river' which is flowing and if it isn't used it will be `going
downstream' regardless,so why should I care about conservation. He said he was worried about regulated
programs and water saving techniques, and then you see no grass,rock gardens and those type of things.
He said the only incentive which would be needed here would be the cost of the water,what it cost to use
it based on the demand and supply. He would not be taking his yard out unless he can't afford to water it
or he can't get the water. Commissioner Johnson said one tree was better for the environment than a whole
yard of grass. Staff is working on policies for some of the water districts which have used all of their
municipal water rights,to help them find solutions until there is a change in the legislature. Commissioner
Anderson asked if staff had returned to a conversation with the water districts to ask them for 'more real'
numbers, than the numbers which staff presented, saying he has heard there is no such thing and we have
plenty of water and the districts can pump as much as they want to. He said he thought the water districts
have said those are only legal prescribed numbers,but have nothing to do with reality. Mr. Basinger said
the information which was gleaned from the water district study was important for better understanding
where the water districts are in regard to ability to develop moving forward.
The Economic Development element received high support and the goals for improving economic vitality,
supporting businesses and employment growth and ensuring the development review and permitting
process is efficient and predictable earned the highest marks. The lowest support was for the policy which
encouraged new development which enhances the City's image,neighborhoods and business districts. Mr.
Basinger did talk with participants after and they expressed they did not want to have a City which did not
have any standards.
The Transportation element received moderate support with agreement with most of the policies and goals
in the element. The higher support were for safe and efficient freight mobility and to have the transportation
system designed to preserve and enhance community character. The lowest support was for providing
current and easily accessible information about the bicycle and pedestrian networks,programs and facilities.
Commissioner Anderson asked what freight mobility means. Commissioner Graham suggested oil
transport, Bridging the Valley. Commissioner Johnson suggested not creating freight inhibitors.
Commissioner Stoy was surprised with the low support for bike paths because he said he loves using them,
there are more here, and he sees more and more people using them. Mr. Basinger stated the issue seemed
to be providing information about the paths,however it is being provided more and more on-line platform.
He also said the City gets federal funding to pave the roads by placing bike lanes on the roads, they look
for this information in the Comp Plan.
The Housing element received the lowest support for all the elements however wanting to provide a broad
range of housing opportunities to meet the needs of the community. The lowest support was to pursue
incentives and mechanisms to encourage affordable housing units and to evaluate surplus city land for use
as affordable housing.
Participants disagreed the most about the goals and policies for the Parks and Recreation element, while
providing a moderate support for them. High support was given for implementing innovative strategies to
reduce operating costs for the parks and parks should be designed for ease of access to everyone. But there
was low support for incentives for the use of art in private development, and design guidelines to promote
common open space,public art, and plazas in new development.
Capital Facilities received a high level of support with goals and policies supporting efficient and cost
effective public safety and emergency services and seeing a balance between the quality and the cost of
providing public facilities and services. The lowest support came when encouraging the public and private
06-23-16 Planning Commission Minutes Page 4 of 4
efforts to conserve water, providing public education for the safe and appropriate use of waste water
treatment systems and encouraging the use of less water-intensive native vegetation.
In the Utilities element, there was strong support for the element and promoting the undergrounding of
utility distribution lines in new development but lower support for the incorporation of utilities in greenbelts
and open spaces within common corridors. Mr.Basinger said he talked to participants after about this and
some did not understand the greenbelts would be for example, if there is a sewer line under the Appleway
Trail. Commissioner Anderson asked if there was a provision for requiring new development to
underground the utilities. Mr. Basinger stated he would research it and let the Commission know.
Mr.Basinger stated this exercise would help to finalize the policy framework for the Comprehensive Plan,
assist in finalizing the draft land use map,and help to model transportation impacts. Staff is hoping to have
a draft Plan by sometime in August and the development regulations to support the Comp Plan will follow
along shortly.
GOOD OF THE ORDER: There was nothing for the good of the order.
ADJOURNMENT: Commissioner Johnson moved to adjourn the meeting at 7:40 p.m. The vote on the
motion was unanimous in favor,motion passed.
Chair Heather Graham Date signed
Secretary Deanna Horton
CITY OF SPOKANE VALLEY
Request for Planning Commission Action
Meeting Date: July 14, 2016
File Number: NA
Item: Check all that apply: ❑X Study Session ❑old business ❑ new business
❑ Public Hearing
AGENDA ITEM TITLE: Comprehensive Plan Update
DESCRIPTION OF PROPOSAL: Presentation comparing residential standards in the region.
GOVERNING LEGISLATION:None
BACKGROUND: Per RCW 36.70A.130(1),every county and city in the state is required to conduct an
update of its comprehensive plan and development regulations every 8 years. The City of Spokane
Valley's update is due no later than June 30,2017.
Staff and the consultants are continuing to develop the Draft Comprehensive Plan. On June 23, 2016,
staff presented the results from the joint workshop with the Council and Commission. Staff received
feedback from Planning Commission on the workshop results providing further direction on the
development of the land use alternatives and the goals and policies.
To broaden the understanding of residential development in our region, staff will provide an overview of
the residential development standards in Spokane County, the City of Spokane Valley, the City of
Spokane and the City of Liberty Lake.
RECOMMENDED ACTION OR MOTION: Discussion
STAFF CONTACT: Mike Basinger,Economic Development Coordinator
Attachments:
Regional residential standards comparison
Jurisdiction Zoning Designation Density Requirement Minimum Lot Size-SFD Minimum Lot Front Yard Side Yard Setback Flanking Street Rear Yard Acc. Unit size&height. Minimum Lot Lot Coverage Bldg. Density Bonus
Size-Duplex Setback Setback Setback Dimensions Hgt.
Spokane
Valley
R-1 1/40,000 sq.ft. N/A 35 ft. 35 ft. 10%of lot sq.ft./35 ft. 80'X 100' 30% 35 ft.
R-2 1/10,000 sq.ft. N/A 15'-house 15 ft. 10%of lot sq.ft./35 ft. 80'X 90' 50% 35 ft. None
20'-garage 20 ft.
R-3 1/7,500 sq.ft. 1/12,000 sq.ft. 15'-house 15 ft. 10%of lot sq.ft./35 ft. 65'X 90' 50% 35 ft.
20'-garage 5 ft.
R-4 1/6,000 sq.ft. 1/10,000 sq.ft. 15'-house 15 ft. 10%of lot sq.ft./35 ft. 50'X 80' 50% 35 ft.
20'-garage
MF-1 1/3,600 sq.ft. 1/3,600 sq.ft. 15'-house 15 ft. 10 ft. 10%of lot sq.ft./40 ft. 45'X 80' 60% 40 ft.
20'-garage
MF-2 1/2,000 sq.ft. 1/2,000 sq.ft. 15'-house 15 ft. 10 ft. 10%of lot sq.ft./50 ft. 20'X 80' 65% 50 ft.
20'-garage
Spokane
County
Low Density 1-6 units/acre 5,000 sq.ft. 10,000 sq.ft. 15'-house 5 ft. Lot size less than 30,000 50 55% 35 ft.
Residential 20'-garage 5 ft+ 1 ft.for sq.ft. = 1,000 sq.ft.or ft./frontage
Low Density 1 unit/acre 43,560 sq.ft. N/A 15'-house 5 ft. each add.ft.of 10%,whichever is 90 55% 35 ft.
Residential Plus 20'-garage 15'-house structure greater ft./frontage
Medium Density 6-15 units/acre 4,200 sq.ft. 8,400 sq.ft. 15'-house 5 ft+ 1 ft.for each add.ft. of 20'-garage height over 50 65% 40 ft.
Residential 20'-garage structure height over 25ft.to 25ft.to a 30,000 sq.ft. -1 acre= ft./frontage None
a maximum 15 ft. maximum 15 3,000 sq.ft.
High Density 16+units/acre 1,600 sq.ft. 3,200 sq.ft. 15'-house 5 ft+1 ft.for each add.ft.of ft. 20 70% 50 ft.
Residential 20'-garage structure height over 25ft.to 1 acre-2 acres= ft./frontage
a maximum 15 ft. 4,000 sq.ft.
Greater than 2 acres=
10%of lot size
City of
Spokane
Residential Single- 10 units/acre-max. 4,350 sq.ft. N/A 15%of lot size/20 ft. 40'X 80' Lots 3,000 sq.ft.- 35 ft. When lot
Family 4 units/acre-min. 4,999 sq.ft.= shares a side lot
Lot width 40 ft.or wider= 1,500 sq.ft.+ line with a non-
Residential Single- 10/units/acre-max. 3,000 sq.ft. N/A 15%of lot size/20 ft. 36'X 80' 35 ft.
Family Compact 4 units/acre-min. 5 ft.setback 37.5%for portion residential
20 ft. 20 ft. 5 ft. of lot over 3,000 zone, may build
sq.ft. one additional
Lot width less than 40 ft.= dwelling unit
3 ft.setback Lots less than beyond what is
3,000 sq.ft.= allowed by base
50% zone.
Residential Two 20 units/acre-max. 1,800 sq.ft. 4,200 sq.ft. 15%of lot size/20 ft. 36'X 40' 35 ft.
Family 10 units/acre-min.
Residential 30 units/acre-max 1,800 sq.ft. 2,900 sq.ft. Accessory structure not 25'X 25' 35 ft. None
Multifamily 15 units/acre-min to exceed 15%of lot sq.
Residential High No maximum None None ft. and included in total 25'X 25' 35 ft.
Density 15 units/acre-min lot coverage/20 ft.
Liberty Lake
Single Family 6 units/acre-max 1/5,000 sq.ft. 1/2,000 sq.ft.- Accessory structure size None 40% 35 ft.
Residential 4 units/acre-min min included in total lot
1/7,500 sq.ft.- coverage/35 ft
max 10'-house 5 ft. 15 ft. 15 ft.
Mixed Residential 12 units/acre-max 1/5,000 sq.ft.-min. 1/7,000 sq.ft- 20'-garage Accessory structure size None 50% 35 ft.
6 units/acre-min 1/10,000 sq.ft.-max min included in total lot
1/12,000 sq.ft.- coverage/35 ft None
max
Multi-Family No maximum 1/4,000 sq.ft.-min. 1/5,000 sq.ft.- Accessory structure size 40 ft. lot 60% 35 ft.
Residential 12 units/acre-min 1/8,000 sq.ft.-max. min. included in total lot width
1/10,000 sq.ft.- coverage/35 ft
max
Residential Standard Comparison
Mike Basinger, Economic Development Coordinator
j�l
eY.
Single- Family Residential ( SFR)
City of Spokane Valley Spokane County
R-1 Low Density Residential Plus
R-2 Low Density Residential
R-3
R-4
City of Spokane Liberty Lake
Residential Single-Family Single Family Residential
Residential Single-Family Compact
Residential Two Family
SP� 2
Minimum Lot Size SFR
City of Spokane Valley
Zone R- 1 R-2 R-3 R-4
Minimum Lot 40,000 sq . ft. 10,000 sq . ft. 7, 500 sq . ft. 6,000 sq . ft.
Size
Spokane County
Zone Low Density Residential Low Density Residential
Plus
Minimum Lot Size 43, 560 sq . ft. 5,000 sq . ft.
Spokane 3
Valley
Minimum Lot Size SFR
City of Spokane
Zone Residential Single- Residential Single- Residential Two
Family Family Compact Family
Minimum Lot Size 4, 350 sq . ft. 3,000 sq . ft.- 1 ,800 sq . ft.
minimum
10,000 sq . ft. -
maximum
Liberty Lake
Zone Residential Single-Family
Minimum Lot Size 5,000 sq . ft.
Spokane 4
Valley
Setbacks SFR
City of Spokane Spokane County City of Spokane Liberty Lake
Valley
Front Yard 15 ft. -House 15 ft. -House 20 ft. 10 ft. — House
20 ft. -Garage 20 ft. -Garage 20 ft. — Garage
5 ft. 5 ft. Lot width greater 5 ft.
Side Yard than 40 ft. = 5 ft.
Lot width less
than 40 ft. = 3 ft.
20 ft. 5 ft. plus 1 ft. for 5 ft. 15 ft.
Rear Yard each add. ft. of
structure height
over 25 ft. to a
maximum 15. ft.
Spokane 5
Valley
Minimum Lot Dimensions SFR
City of Spokane Valley Spokane County
R-1 80' X 100' Low Density Residential Plus 90 ft. of frontage
R-2 80' X 90' Low Density Residential 50 ft. of frontage
R-3 65' X 90'
R-4 50' X80'
City of Spokane Liberty Lake
Residential Single-Family 40' X 80' None
Residential Single-Family Compact 36' X 80'
Residential Two Family 36' X 40'
Spokane 6
Valley
Proposed Regulations SFR
■ Consolidate R- 3 & R-4
■ Lot Size of 5 , 000 sq . ft . minimum
■ No width or depth restrictions
■ Rear yard setback of 10 ft .
Multifamily Residential Standards
Multifamily Residential ( MFR)
City of Spokane Valley Spokane County
MF-1 Medium Density Residential Plus
MF-2 High Density Residential
City of Spokane Liberty Lake
Residential Multifamily Mixed Residential
Residential High Density Multi-Family Residential
SP� 9
Minimum Lot MFR
City of Spokane Valley
Zone MF- 1 MF-2
Minimum Lot Size 3,600 sq . ft. 2,000 sq . ft.
Spokane County
Zone Medium Density Residential Residential High Density
Minimum Lot Size 4, 200 sq . ft. 1 ,600 sq . ft.
Spokane 10
Valley
Minimum Lot - MF
City of Spokane
Zone Residential Multifamily Residential High Density
Minimum Lot Size 1 ,800 sq . ft. None
Liberty Lake
Zone Mixed Residential Multi-Family Residential
Minimum Lot Size 5,000 sq . ft. 4,000 sq . ft.
Spokane 11
Valley
Units p er Acre MFR
City of Spokane City of Liberty
Spokane County Spokane Lake
Valley
22 None Limited only None
by building
height,
setbacks and
parking
requirements
Spokane 12
Valley
BuildingHeight MFR
City of Spokane Spokane City of Spokane Liberty Lake
Valley County
Medium High Medium High Residential Residential Mixed Multi-Family
Density Density Density Density Multifamily High Density Residential Residential
40 ft. 50 ft. 40 ft. 50 ft. 35 ft. 35 ft. 35 ft. 35 ft.
Spokane 13
Valley
Proposed Regulations MFR
• Consolidate MF- 1 and MF- 2
• Allow increased density
• Provide transitional provisions to protect
adjacent zones
Spokane 14
eY.
Questions
*Wane 15
Ualley�