Subarea Plan LF 2.0 Orient 10-15-09.pdf2.0. Or i e n t a t i O n
Book II contains the Development Regulations that govern all future private
development actions in the Spokane Valley - Sprague and Appleway Corridors
Subarea Plan Area (Plan Area). These standards and guidelines will be used to
evaluate private development projects or improvement plans proposed for properties
within the Plan Area. The Development Regulations are presented in the following
seven sections:
• 2.0 Orientation
• 2.1. District Zones Regulations
• 2.2 Site Development Regulations
• 2.3. Street and Open Space Regulations
• 2.4 Parking Regulations
• 2.5 Architectural Regulations
• 2.6 Signage Regulations.
2.0.1. Applicability
1) The City Center District Zone
These regulations shall apply to:
(a) New construction.
(b) Additions greater than twenty percent
(20%) of the building floor area.
(c) Exterior improvements (“facelifts”) costing more than twenty
percent (20%) of the assessed or appraised value of the building.
2) All Other District Zones
These regulations shall apply to:
(a) New construction
(b) Exterior improvements (“facelifts”) costing more than
twenty percent (20%) of the assessed or appraised value of the
building and land. Such exterior improvements shall conform
to the architectural regulations contained in Section 2.5.
3) New Construction
New construction is defined as an entirely new structure or the reconstruction,
remodel, rehabilitation or expansion of a building costing more than fifty percent
(50%) of the assessed or appraised value of the existing structure and land.
4) Existing Buildings and Completed Applications
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.
5) Ownership/Tenant Changes
Changes in property ownership or tenants of existing uses shall likewise require no
change in any existing building or structure.
6) Limitations on Required Improvements
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.
If regulations to be applied to net new floor area are not specified in this Subarea
Plan, then the Community Development Director/Designee shall determine which
regulations shall apply.
7) Non-conforming uses
Non-conforming uses shall be regulated by Spokane Valley Municipal Code (SVMC)
Title 19.20.060, with the exception that the lawful use of land at the time of passage
of this code may be continued unless the use is discontinued or abandoned for a
period of twenty four consecutive months.
8) Development regulations established in this Plan are specified as either Standards or Guidelines.
(a) 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.”
(b) 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 is mandatory,
conformance with the Guidelines is recommended. Provisions that fall
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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.
Book II: Development RegulAtIons
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2.0.2. How to obtain project
1) Purpose
These administrative procedures have two major purposes:
(a) To ensure that development in the Plan Area
conforms to the Plan’s regulations.
(b) To ensure that the City’s review is as expedited
as possible while remaining legal and proper.
2) Conformity with the Plan
Each application will be reviewed by the City for conformity with the Subarea Plan.
Conformity has two components:
(a) Standards. Compliance with the Standards in
the Plan is mandatory and the City may not approve a
project that fails to comply with the Standards.
(b) Guidelines. Conformance to the guidelines is recommended.
3) Project Review
Applications for development approvals shall be filed with the Community
Development Director/Designee. Applications must meet all items identified in
the Plan as “Standards”. Applications will be deemed incomplete if they do not
conform to the Plan Standards and will be returned to the applicant for revision.
Applications that the Community Development Director/Designee has determined
to be complete shall be processed consistent with Titles 17 and 24.
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2.0.3. How to use the Development Regulations
The Development Regulations in this document are applied to those properties
within the Spokane Valley - Sprague and Appleway Corridors Subarea Plan Area as
indicated on the Plan Area map (see Fig.i.1 in the Introduction.).
1) The Development Regulations are divided into six sections:
2.1. District Zones Regulations establish a series of District Zones as the basic
organizing principle for all development regulations and set forth standards and
guidelines that are specific for each District Zone.
2.2. Site Development Regulations govern permitted and conditionally permitted
use categories, minimum and maximum building height, building placement/
disposition, and each development’s frontage conditions.
2.3. Street and Open Space Regulations set forth minimum requirements for the
provision, design, and configuration of new streets and publicly accessible spaces
as well as regulations governing landscaping of front, side, and rear yards and other
on-site improvements to ensure that new development creates attractive and livable
City Center and Corridor environments with amenities for pedestrians.
2.4. Parking Regulations set forth parking type, provision, and design requirements
to ensure that the parking provided for new development contributes to each
district’s envisioned environment.
2.5. Architectural Regulations regulate building massing, composition, and design.
They are provided to ensure that new development will reinforce the essential scale
and character of each district within the Plan Area.
2.6. Signage Regulations govern signage types and their location, number and
configuration.
2) To review the regulations for new development:
See Figure 2.0.3. “How to Use the Development Regulations” in addition to the text
below for instructions on how to locate and review the Development Regulations
that apply to a specific property.
a) Identify the property’s District Zone
Locate the property in question on the District Zones Map (Figure 2.1.). Note
which District Zone(s) the property is in.
b) Review District-Specific regulations
Refer to the appropriate District Zones Regulations section in order to review
District-Specific regulations for that District Zone(s). These regulations are
provided on the District Zones Regulations pages in Sections 2.1.1 – 2.1.6.
The District Zones Map & Regulations are intended as a summary and do not
encompass all mandatory standards presented throughout the Development
Regulations. Reference each applicable section on the pages that follow for
definitions and specifications of each regulated element.
c) Review regulations common to all properties in the Plan Area
Regulations common to all properties in the Plan Area can be found in all sections
of the Development Regulations.
d) Regulation compliance
Projects must comply with all standards in order to achieve approval in the
developmental review process. Projects are encouraged to adhere to the
recommendations presented as guidelines within each section.
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2.4.1.
parking types
review standards
and guidelines for
architectural elements
2.5.4.
Architectural
elements
locate the property in
question on the District
Zones Map and identify the
applicable District Zone(s)
2.6.1.
general signage
Regulations
review the District-Specific
regulations for the property’s
District Zone(s)
review the definitions
and specifications for
each Parking Type
review street standards
review open space
standards
2.3.1.
street
standards
2.3.2.
open space
standards
review street and open
space guidelines, including
lighting and landscaping
2.3.3. street and
open space
guidelines
2.4.3.
parking
guidelines
review parking guidelines
2.5.1.
Building massing
& Composition
review the definitions
and specifications for
each building massing &
composition element
2.3.
stReet AnD
open spACe
RegulAtIons
2.4. pARkIngRegulAtIons
2.5.ARCHIteCtuRAlRegulAtIons
2.6. sIgnAgeRegulAtIons
2.5.2. Height
massing &
Composition
2.5.3. length
massing &
Composition
2.2.
sIte Development
RegulAtIons
2.4.2.
parking standards
2.6.2.
sign type
Regulations
reference the definitions and
specifications that follow
in sections 2.2 - 2.6
2.2.1. Building
orientation
2.2.2.
Building use
2.2.3.
Building Height
2.2.4. Relation
to single
Family Homes
2.2.5. public
Frontage
2.2.6. private
Frontage
2.2.7. Front
street setback
2.2.8. side
street setback
2.2.9. side
Yard setback
2.2.10. Rear
Yard setback
2.2.11.
Alley setback
2.2.12. Frontage
Coverage
2.2.13. Build-to-
Corner
2.2.14. maximum
Building length
2.1. DIstRICt ZonesRegulAtIons
2.1.
District Zones map
2.1.1.
City Center
2.1.2.
neighborhood
Centers
2.1.3.
mixed use
Avenue
2.1.4.
Community
Boulevard
2.1.5. gateway
Commercial
Avenue
2.1.6. gateway
Commercial
Centers
review the definitions and specifications for
each site development regulation
Book II: Development Regulations
review parking standards
review height and length
massing & composition
regulations
review general signage
definitions, standards,
and guidelines
review definitions,
standards, and guidelines
for each Sign Type
F ig .2.0.3. HO w t O Us e t H e De v e l O p m e n t re g U l a t i O n s
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