Ordinance 20-009 Comp Plan Zoning Map CITY OF SPOKANE VALLEY
SPOKANE COUNTY, WASHINGTON
ORDINANCE NO.20-009
AN ORDINANCE OF THE CITY OF SPOKANE VALLEY, SPOKANE COUNTY
WASHINGTON, AMENDING THE OFFICIAL ZONING MAP AND ADOPTING
IMPLEMENTING REGULATIONS AS DESCRIBED IN CPA-2020-0001, CPA-2020-0002, CPA-
2020-0003, CPA-2020-0006, AND CPA-2020-0007; AND PROVIDING FOR OTHER MATTERS
PROPERLY RELATING THERETO.
WHEREAS,the City of Spokane Valley(City)adopted the Spokane Valley Municipal Code(SVMC)
and the Official City Zoning Map pursuant to Ordinance No. 16-018, on December 13, 2016 (the Official
City Zoning Map); and
WHEREAS,the SVMC and Official City Zoning Map became effective on December 28, 2016; and
WHEREAS, comprehensive plans may be amended annually pursuant to RCW 36.70A.130 of the
Growth Management Act(GMA); and
WHEREAS, amendments to the City's Comprehensive Plan may be initiated by the Planning
Commission (Commission),the City Council (Council), citizens, or by the Community and Public Works
Director based on citizen requests or when changed conditions warrant adjustments; and
WHEREAS,the GMA requires comprehensive plans to be implemented with development regulations,
including the zoning of all properties in the City that are consistent with land use map designations; and
WHEREAS, zone changes under consideration with the annual Comprehensive Plan amendments are
to be considered as area-wide rezones pursuant to SVMC 17.80.140; and
WHEREAS, consistent with the GMA, the City adopted Public Participation Guidelines to direct the
public involvement process for adopting and amending comprehensive plans and area-wide rezones; and
WHEREAS,the Spokane Valley Municipal Code(SVMC)provides that amendment applications shall
be received prior to November 1 of each year; and
WHEREAS, applications were submitted by the applicant, owner, or by City staff to amend the
Comprehensive Plan and Zoning Map for the purpose of beneficially using the property described herein;
and
WHEREAS,on November 19,2019,City Council approved the 2020 Comprehensive Plan Amendment
Docket; and
WHEREAS, on November 25, 2019, the Washington State Department of Commerce was notified
pursuant to RCW 36.70A.106 of the City's intent to adopt amendments to the Comprehensive Plan and
implementing development regulations and zoning map amendments; and
WHEREAS, pursuant to the State Environmental Protection Act chapter 43.21C RCW (SEPA) and
chapter 21.20 SVMC, staff conducted an environmental review to determine the potential environmental
impacts from the proposed amendments; and
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WHEREAS, on February 21, 2020, after reviewing the environmental checklists, staff issued a
Determination of Non-Significance(DNS)for each of the proposals,published the DNS in the Valley News
Herald, and where appropriate posted the DNS on the sites and mailed the DNS to all affected public
agencies; and
WHEREAS, on March 6, 2020 and March 13, 2020, notice of the Commission public hearing was
published in the Valley News Herald; and
WHEREAS, on March 6, 2020, notice of the Commission hearing had been posted on all the subject
properties; and
WHEREAS, on March 6, 2020, the Commission conducted a study session to review the proposed
amendments; and
WHEREAS, on March 10,2020, notice of the Commission hearing was mailed to all property owners
within 400 feet of the subject properties; and
WHEREAS, the scheduled public hearing on March 26, 2020 was canceled due to COV1D-19 and
efforts to maximize social distancing, and
WHEREAS, on May 27, 2020, notice of the Commission hearing was mailed to all property owners
within 400 feet of the subject properties; and
WHEREAS, on May 27, 2020, notice of the Commission hearing had been posted on all the subject
properties; and
WHEREAS, on May 29, 2020 and June 5, 2020, notice of the Commission public hearing was
published in the Valley News Herald; and
WHEREAS, on June 11, 2020, the Commission conducted a study session to review the proposed
amendments; and
WHEREAS,in addition to the minimum legally required notice,the City issued a press release and sent
direct emails to the "Media," "Comp Plan Updates," "City News," and "City Planning Commission
Agenda"email distribution lists; and
WHEREAS, the City also created a rotating banner on the City's homepage that linked to a webpage
about the 2020 Comprehensive Plan Amendments; and
WHEREAS,the City created and published social media posts on its Facebook, Twitter and Linkedln
accounts about the date,time, and opportunity for public comment at the public hearing; and
WHEREAS, on June 25,2020, the Commission received evidence, information,public testimony, and
a staff report and recommendation at a public hearing; and
WHEREAS, on June 25, 2020, the Commission deliberated and voted to forward CPA-2020-0001,
CPA-2020-0002, and CPA-2020-0006, to Council with a recommendation for approval and CPA-2020-
0003 and CPA-2020-0007 to Council with a recommendation for denial,with written findings of fact setting
forth the bases for such recommendations to Council;
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WHEREAS, on August 11, 2020, Council conducted a briefing to review the proposed amendments;
and
WHEREAS,on August 11,2020, Council concurred to place CPA-2020-0001, CPA-2020-0002,CPA-
2020-0003, CPA-2020-0006,and CPA-2020-0007, in an ordinance for consideration of approval; and
WHEREAS, on August 25, 2020, Council considered a first ordinance reading to approve CPA-2020-
0001, CPA-2020-0002, CPA-2020-0003, CPA-2020-0006, and CPA-2020-0007; and
WHEREAS, on September 8, 2020, Council considered a second ordinance reading to adopt the
proposed amendments for CPA-2020-0001, CPA-2020-0002, CPA-2020-0003, CPA-2020-0006, and
CPA-2020-0007.
NOW,THEREFORE,the City Council of the City of Spokane Valley do ordain as follows:
Section 1. Purpose. The purpose of this Ordinance is to amend the Official City Zoning Map and
adopt implementing development regulations as described in CPA-2020-0001, CPA-2020-0002, CPA-
2020-0003, CPA-2020-0006 and CPA-2020-0007.
Section 2. Findings. Council acknowledges that the Commission conducted appropriate
investigation and study and held a public hearing on the proposed amendments to the Official City Zoning
Map and Spokane Valley Municipal Code. Council has read and considered the Commission's findings.
Council makes and adopts findings specific to each Comprehensive Plan amendment as set forth in Section
4 below. The Council hereby makes and adopts the following general findings applicable to all proposed
amendments:
General Findings:
1. On November 25, 2019, the Washington State Department of Commerce was provided a
notice of intent to adopt amendments to the Comprehensive Plan.
2. Pursuant to chapter 43.21C RCW (SEPA), environmental checklists were required for each
proposed Comprehensive Plan map and text amendment.
3. Staff reviewed the environmental checklists and a threshold determination was made for each
proposed Comprehensive Plan amendment.
4. On February 21,2020,Determination of Non-Significance(DNS)was issued for the proposed
Comprehensive Plan amendments.
5. On February 21, 2020, the DNS was published in the City's official newspaper, the Valley
News Herald,pursuant to chapter 21.20 SVMC.
6. The procedural requirements of SEPA and Title 21 SVMC have been fulfilled.
7. On May 27, 2020, individual notices of public hearing for the proposed site-specific map
amendments were, or had been previously, mailed to all property owners within 400 feet of
each affected site.
8. On May 27, 2020 each site subject to a proposed site-specific amendment was, or had been
previously, posted with a"Notice of Public Hearing" sign,with a description of the proposal.
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9. On May 29, 2020 and June 5, 2020, notice of the Commission public hearing was published
in the Valley News Herald
10. In addition to the minimum legally required notice,the City issued a press release,sent direct
emails to the"Media,""Comp Plan Updates,""City News,"and"City Planning Commission
Agenda" email distribution lists, and provided notice of the public hearing on the City's
Facebook, Twitter, and Linkedln accounts.
11. The procedural requirements in SVMC 17.80.140 for the amendment process, including
public participation, notice, and public hearing requirements have been met.
12. On June, 25, 2020, the Commission held a public hearing on each of the proposed
Comprehensive Plan amendments. After receiving public testimony the public hearing was
closed.
13. On June 25, 2020,the Commission deliberated and voted to forward CPA-2020-0001, CPA-
2020-0002, and CPA-2020-0006, to Council with a recommendation for approval and CPA-
2020-0003 and CPA-2020-0007 to Council with a recommendation for denial.
14. The Commission adopted findings for CPA-2020-0001, CPA-2020-0002, CPA-2020-0003,
CPA-2020-0006, and CPA-2020-0007. Such findings were presented to Council. Specific
findings adopted and made by City Council for each Comprehensive Plan Amendment request
are contained in Section 4, below.
15. The Commission and Council have reviewed the proposed amendments concurrently to
evaluate the cumulative impacts. The review was consistent with the annual amendment
process pursuant to. SVMC 17.80.140 and chapter 36.70A RCW.
16. The proposed amendments to the Official City Zoning Map and Spokane Valley Municipal
Code are consistent with GMA and do not result in internal inconsistencies within the
Comprehensive Plan itself.
Section 3. Property. The properties subject to this Ordinance are described in Attachment "A"(2020
Official City Zoning Amendment Maps).
Section 4. Map Amendments. Pursuant to RCW 36.70A.130,the Official City Zoning Map is hereby
amended as set forth below and in Attachment "A" (Maps). The Zoning Map amendments are generally
described as follows:
Map Amendments:
File No. CPA-2020-0001:
Proposal: Request to change the Comprehensive Plan Land Use Designation from Single Family
Residential(SFR)to Corridor Mixed Use(CMU)and to change the Zoning District from Single Family
Residential Urban(R-3)to Corridor Mixed Use (CMU).
Applicant: Land Use Solutions and Entitlement, 9101 N Mt View Lane, Spokane, WA 99218.
Amendment Location: Parcel number 45152.1004 addressed as 1311 N. McDonald Road, further
located in the NW'/ of Section 15,Township 25 North,Range 44 East,Willamette Meridian,Spokane
County, Washington.
Council adopts and makes the following Findings for CPA-2020-0001:
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1. The proposed amendment bears a substantial relationship to the public health, safety,
welfare, and protection of the environment. The adopted Comprehensive Plan describes
the CMU designation as "allow[ing] for light manufacturing, retail, multifamily, and
offices along major transportation corridors. It is primarily used along Sprague Avenue,
and the north-south arterials." McDonald Road is an improved north-south Minor
Arterial that is consistent with the description of the CMU designation. Additionally,
proposed amendment increases office and parking opportunities in the McDonald Road
corridor.
2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW
and with the portion of the City's adopted plan not affected by the amendment. The
Growth Management Act(GMA)adopts thirteen goals to guide the development of local
comprehensive plans and development regulations. The request allows opportunity to
provide an expansion of office use on a designated Minor Arterial with supporting
infrastructure. The proposal is consistent with goals of GMA and the Comprehensive
Plan.
3. The proposed amendment responds to a substantial change in conditions beyond the
property owner's control applicable to the area within which the subject property lies.
The two parcels to the south of the proposed amendment were changed from Office to
CMU as part of the 2016 legislative update as part of a larger 2016 amendment to
eliminate the Office designation,and the owner of the subject property is the same owner
of the McDonald Professional Center.
4. The proposed amendment is not in response to or correct an obvious mapping error.
5. The proposed amendment addresses an identified deficiency in the Comprehensive Plan.
The Comprehensive Plan has identified the following goals and policies that support
increasing employment opportunities while taking advantage of existing supportive
infrastructure.The proposed amendment contributes to the long-term success of the City:
a. ED-P6 Promote the development or redevelopment of vacant and underutilized
properties, particularly those with potential to serve as a catalyst for economic
development.
b. LU-G2 Provide for land uses that are essential to Spokane Valley residents,
employees, and visitors.
c. T-G2 Ensure that transportation planning efforts reflect anticipated land use patterns
and support identified growth opportunities.
6. The change to CMU will allow for expanded office and office related uses such as
parking. The change could result in more intensive development in the future,though the
site immediately to the south is vacant and designated and zoned CMU. There is no
concern on the effect of the physical environment.
7. There are no known critical areas associated with the site, such as wetlands, fish and
wildlife habitat areas, frequently flooded areas or geologically hazardous areas. The
parcel is not located within shoreline jurisdiction, and there are no known surface water
quality or quantity issues.The City's critical areas ordinance ensures adequate protection
of critical areas and stormwater associated with commercial development will be retained
and treated on the site.
8. The property is adjacent to CMU to the south and MFR to the east.To the north and west
are existing single family homes on SFR designated properties. If approved, the
development of the site will be subject to the transitional regulations that will ensure
protection of the adjacent homes to the north and south.Potential development consistent
with the CMU zone will be compatible with properties to the south and east. The
projected impact to the surrounding neighborhood is minimal. Any future development
will be evaluated for compliance with all municipal requirements as it relates to adjacent
uses at the time of development.
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9. McDonald Road is a Minor Arterial and is expected to accommodate the projected
change. The projected LOS for McDonald Road in 2040 is A-C, and no mitigations or
transportation projects are planned for this section of McDonald Road within the 20-year
planning horizon. The subject property and the property immediately to the south are
considered infill; the expansion of office in this area is ideal because of the supporting
infrastructure that is in place overall impact to the transportation system is minimal.
10. The proposed change would allow the property to support the expansion of the McDonald
Professional Center, increasing employment opportunities and growing the City's
economy. The change will benefit the City and region by supporting the following
adopted Comprehensive Plan goal and policy:
a. ED-G 1 Support economic opportunities and employment growth for Spokane
Valley
b. ED-P3 Encourage businesses that provide jobs and grow local markets.
11. The proposal would add approximately 0.5 acres of CMU property to the 1,666 acres of
existing CMU designated property within the City.The CMU designation in this location
allows for the expansion of an existing office development on the McDonald Road
corridor in an area supported by existing infrastructure. The proposal is limited to a
reasonable area and if developed under CMU standards the type of use and density would
be appropriate for the location.
12. There is one dwelling unit proposed to be removed. While CMU allows residential
development, it is not expected that residential development would occur and therefore
the City would lose one single family house as a result of the amendment. The change is
not expected to have significant impacts to population density in the area.
13. The CMU designation will support the goals and policies identified above. There will be
no effect on other elements of the Comprehensive Plan, including Housing, Capital
Facilities and Public Services, Public and Private Utilities, Parks and Open Space and
Natural Resources.
14. The criteria of SVMC 17.80.140(H)are met by the amendment.
Council Decision: Change the zoning for parcel number 45152.1004 to Corridor Mixed Use
(CMU).
File No, CPA-2020-0002:
Proposal: Request to change the Comprehensive Plan Land Use Designation from Industrial (I) to
Regional Commercial (RC) and to change the Zoning District from Industrial (I) to Regional
Commercial(RC).
Applicant: Lawrence B. Stone Properties,PO Box 3949, Spokane, WA 99220.
Amendment Location: Parcel number 35133.2321, located north Fancher Road,further located in the
SW 'A of Section 13, Township 25 North, Range 43 East, Willamette Meridian, Spokane County,
Washington.
Council adopts and makes the following Findings for CPA-2020-0002:
1. 2. The proposed amendment bears a substantial relationship to the public health,safety,
welfare, and protection of the environment. The proposed amendment provides the
opportunity to aggregate parcels creating greater depth to provide for a larger format
structure.Based on the application,the intent is to combine the two Regional Commercial
(RC) parcels to the south with the proposal. Both the Industrial (I) and RC designations
and zoning districts allow for intensive uses. Providing opportunity for development and
redevelopment where there is existing infrastructure has a substantial benefit to public
health, safety, and welfare.
2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW
and with the portion of the City's adopted plan not affected by the amendment. The
Growth Management Act(GMA)adopts thirteen goals to guide the development of local
Ordinance 20-009, 2020 Zoning Map and Code Amendments Page 6 of 14
comprehensive plans and development regulations. The request allows opportunity to
aggregate parcels in an area that is already served by supporting infrastructure. The
proposal does not conflict with any other GMA goals. The amendment is not in conflict
with any other portions of the Comprehensive Plan.
3. The proposed amendment does not respond to a substantial change in conditions beyond
the property owner's control applicable to the area within which the subject property lies.
4. The proposed amendment does not correct a mapping error.
5. The proposed amendment addresses an identified deficiency in the Comprehensive Plan.
While not identified as a deficiency, the Comprehensive Plan includes the following
goals and policies that support increasing employment opportunities while taking
advantage of existing supportive infrastructure. The proposed amendment contributes to
the long-term success of the City by:
a. ED-GI Support economic opportunities and employment growth for Spokane
Valley.
b. ED-P6 Promote the development or redevelopment of vacant and underutilized
properties, particularly those with potential to serve as a catalyst for
economic development.
c. LU-G2 Provide for land uses that are essential to Spokane Valley residents,
employees, and visitors.
d. LU-G3 Support the transformation of commercial, industrial, and mixed-use areas
into accessible districts that attract economic activity.
e. CF-P2 Optimize the use of existing public facilities before investing in new
facilities.
6. The change to RC will allow uses similarly allowed along the Sprague corridor. The
change may result in a more people-oriented active use in the area versus a vacant or
industrial use, but the intensity would be similar to existing nearby uses. There is no
concern on effect of physical environment.
7. There are no known critical areas associated with the site, such as wetlands, fish and
wildlife habitat areas, frequently flooded areas or geologically hazardous areas. The
parcel is not located within shoreline jurisdiction, and there are no known surface water
quality or quantity issues. The City's critical areas ordinance will ensure that adequate
•
protection of critical areas and adjacent land use are addressed when future development
occurs and stormwater associated with commercial development will be retained and
treated on the site.
8. The property is adjacent to RC to the west and south; and I to the north and east. To the
north are existing industrial developments and users. To the south is a vacant used motor
vehicle sales lot that is under the same ownership. To the west is Home Depot. The
projected impact to the surrounding neighborhood is minimal. Any future development
will be evaluated for compliance with all municipal requirements as it relates to adjacent
uses at the time of development.
9. Sprague Avenue is a Principal Arterial and is expected to accommodate the projected
change. The 20-year Transportation Improvement Plan identifies a concrete intersection
at Sprague and Fancher by 2039. The existing and projected LOS for this segment of
Sprague Avenue is D within City's adopted standard.Additionally, the change from Ito
RC is expected to have a minimal impact to the transportation network and other utilities.
10. The proposed change would allow the property to be combined with the two properties
fronting Sprague Avenue, increasing employment opportunities and growing the city's
economy. The change benefits the neighborhood, City, and region by supporting the
following adopted Comprehensive Plan goals and policies:
a. ED-G1 Support economic opportunities and employment growth for Spokane
Valley.
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b.ED-P6 Promote the development or redevelopment of vacant and underutilized
properties, particularly those with potential to serve as a catalyst for
economic development.
e. LU-G2 Provide for land uses that are essential to Spokane Valley residents,
employees, and visitors.
d. LU-G3 Support the transformation of commercial, industrial, and mixed-use areas
into accessible districts that attract economic activity.
e. CF-P2 Optimize the use of existing public facilities before investing in new
facilities.
11. The proposal would add approximately three acres of RC property to the 809 acres of
existing RC designated property within the City. As of 2018, there are approximately
111 acres of vacant RC property within the City. The amendment allows for commercial
development on the Sprague Avenue corridor in an area supported by existing
infrastructure. The proposal is limited to a reasonable area and if developed under RC
standards the type of use and density will be appropriate for the location.
12. Under the existing conditions the subject property is a paved vacant lot. It appears the
property was used in conjunction with the RC designated property to the south for used
motor vehicle sales,which is presently vacant. The change of the property from Ito RC
will not impact current or projected population density in the area.
13. The RC designation will support the goals and policies identified above. It would have
very little to no effect on other elements of the Comprehensive Plan, including Housing,
Capital Facilities and Public Services,Public and Private Utilities,Parks and Open Space
and Natural Resources.
14. The criteria of SVMC 17.80.140(H)are met by the amendment.
Council Decision: Change the zoning for parcel number 35133.2321 to Regional Commercial
(RC)).
File No. CPA-2020-0003:
Proposal: Request to change the Comprehensive Plan Land Use Designation from Multifamily
Residential (MFR)to Corridor Mixed Use(CMU) and to change the Zoning District from Multifamily
Residential (MFR)to Corridor Mixed Use(CMU).
Applicant: Jay Rambo,PO Box 212011, Spokane Valley, WA 99214
Amendment Location: Parcel numbers 45094.0133, 45094.0134, and 45094.0121 addressed as 1723
and 1724 N Union Road,further located in the SE 'A of Section 09,Township 25 North, Range 44 East,
Willamette Meridian, Spokane County, Washington.
Council adopts and makes the following Findings for CPA-2020-0003:
1. The proposed amendment changing the land use designation from Multiple Family Residential
to (MFR) to Corridor Mixed Use (CMU) has a substantial relationship to the public health,
safety,welfare,and protection of the environment.The adopted Comprehensive Plan describes
the CMU designation as "allow[ing] for light manufacturing, retail, multifamily, and offices
along major transportation corridors.It is primarily used along Sprague Avenue,and the north-
south arterials." The subject properties are between CMU properties to the west, east, and
south.Access is provided by Union Road via Mission Avenue.Mission Ave is a Minor Arterial.
Changing the land use designation to CMU increases the flexibility of allowed uses and allowed
density on the sites in an area with supportive infrastructure,which has benefit to public health,
safety, and welfare.
2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and
with the portion of the City's adopted plan not affected by the amendment. The Growth
Management Act (GMA) adopts thirteen goals to guide the development of local
comprehensive plans and development regulations. The request allows opportunity to expand
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the multiple family development on the site and the opportunity to provide the neighborhood
with access to daily goods and services in a centralized area with adequate public facilities;
there are two projects in the 6-year TIP along Mission Avenue just south of this area to improve
capacity. The proposal does not conflict with any other GMA goals. The amendment is not in
conflict with any other portions of the comprehensive plan.
3. The proposed amendment does not respond to a substantial change in conditions beyond the
property owner's control applicable to the area within which the subject property lies. While
the amendment does not respond directly to a substantial change in conditions beyond the
owner's control,the 2016 legislative update to the Comprehensive Plan eliminated the Office
designation generally replacing it with the CMU designation,which was the case for the parcels
to the west, east, and south. While the 2016 plan changed the designation of the surrounding
vacant lands from Office to CMU, the properties subject to the amendment request had a
multiple family development and the designation of Multiple Family was not changed. The
CMU designation provides more flexibility than the Office and Multiple Family designations.
The changing of the surrounding properties from Office to CMU created a situation whereby
the subject properties may not use their property to the similarly situated properties to the west,
east, and south.
4. The amendment is not in response to a mapping error and would not correct any error.
5. The proposed amendment addresses an identified deficiency in the Comprehensive Plan.
Changing the designation from MFR to CMU on an existing developed parcel provides the
opportunity to increase density on developed parcels using pre-existing infrastructure and
provide flexibility to add service retail oriented to the area that may be supported by the
multiple family housing. The Comprehensive Plan identifies the following goals and policies
that support the proposed change:
a. LU-G1 Maintain and enhance the character and quality of life in Spokane Valley.
b. LU-P16 Maximize the density of development along major transit corridors and near transit
centers and commercial areas.
c. H-Gl Allow for a broad range of housing opportunities to meet the needs of the
community.
d. H-G3 Allow convenient access to daily goods and services in Spokane Valley's
neighborhoods.
e. CF-P2 Optimize the use of existing public facilities before investing in new facilities.
6. The change to CMU will allow existing uses as well as commercial, office and higher
residential development of the properties.The properties will have the opportunity to transition,
add density and a mix of uses to serve the surrounding neighborhood. There is no concern on
effect of physical environment.
7. The effect on open space, streams,rivers and lakes minimal. There are no known critical areas
associated with the site, such as wetlands, fish and wildlife habitat areas, frequently flooded
areas or geologically hazardous areas.The parcels are not located within shoreline jurisdiction,
and there are no known surface water quality or quantity issues.
8. The CMU zone is compatible and will have little impact on adjacent land uses and surrounding
neighborhoods. The 6.25-acre site is currently developed with a multiple family development
and a one single family home. The adjacent use to the south is single family,to the west self-
storage, to the east office, multiple family and vacant CMU. The CMU land use designation
surrounds the amendment site to the west, east, and north. Potential development consistent
with the CMU zone will be compatible with properties to the west, east, and south, and
transitional regulations will protect the single family zone to the north.
9. The subject properties are considered infill development, as such, the expansion of allowed
uses and increased densities are supported by community facilities and infrastructure that is in
place. Mission Avenue is a Minor Arterial. There are two projects in the 6-year TIP along
Mission Avenue just south of this area, one of which is the intersection capacity improvement
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and signal modification at Pines/Mission. Site-specific improvements and their impact to this
project would be identified through the development review process, and development on the
parcels within the Mirabeau Subarea Study area.
10. The proposed change would allow the property to increase density and support infill
development in an area planned for growth. The change may support increased housing
opportunities, office, employment,or access to daily goods and services, The change benefits
the neighborhood, city, and region by supporting the following adopted Comprehensive Plan
goal and policy:
a. ED-Gl Support economic opportunities and employment growth for Spokane Valley
b. ED-P3 Encourage businesses that provide jobs and grow local markets.
11. The proposal would add approximately 6.5 acres of CMU property to the 1,666 acres of existing
CMU designated property within the city. The CMU designation in this place would allow for
increased options for development including increased density and retail services that may
serve multiple family development. The proposal is limited to a reasonable area and if
developed under CMU standards the type of use and density would be appropriate for the
location.
12. The current designation and zoning is MFR which has a density maximum of 22 dwelling units
per acre. While CMU allows unlimited density, actual densities in the CMU are generally
consistent with those in the MFR designation and zoning. The change is not expected to have
significant impacts to the planned population density in the area.
13. The CMU designation will support the goals and policies identified above. It would have very
little to no effect on other elements of the Comprehensive Plan, including Housing, Capital
Facilities and Public Services,Public and Private Utilities,Parks and Open Space and Natural
Resources.
14. The criteria of SVMC 17.80.140(H)are met by the amendment.
Council Decision: Change the zoning for parcel numbers 45094.0133, 45094.0134, and
45094.0121 to Corridor Mixed Use(CMU).
File No.: CPA-2020-0006
Proposal: Request to change the Comprehensive Plan Land Use Designation from Industrial (I) to
Corridor Mixed Use (CMU) and to change the Zoning District from Industrial (I) to Corridor Mixed
Use(CMU)
Applicant: City of Spokane Valley, 10210 East Sprague Avenue, Spokane Valley, WA 99206.
Amendment Location: Parcel numbers 45013.9024 addressed as 3830 N Sullivan, fiu-ther Iocated in
the SW 1/4 of Section 01, Township 25 North, Range 44 East, Willamette Meridian, Spokane County,
Washington.
Council adopts and makes the following Findings for CPA-2020-0006:
1. The proposed amendment bears a substantial relationship to the public health, safety,
welfare, and protection of the environment. The proposed amendment provides more
flexibility of uses on a property allowing East Valley School District(EVSD)to broaden
and enhance their educational service mission. Under the Industrial zone educational
activities are limited to professional, vocational and trade schools. While this may
continue to be an essential component to EVSD curriculum,flexibility is needed to meet
existing and future demand for other educational services. Changing the designation to
Corridor Mixed Use (CMU), increases the allowed types of educational services legally
permitted to occur in the existing facility. Increasing educational opportunities to local
youth has a substantial benefit to public health, safety, and welfare.
2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW
and with the portion of the City's adopted plan not affected by the amendment. The
Growth Management Act(GMA)adopts thirteen goals to guide the development of local
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comprehensive plans and development regulations. The request allows opportunity to
strengthen EVSD mission to provide for education of local youth in an area with adequate
public facilities. The proposal does not conflict with any other GMA goals. The
amendment is not in conflict with any other portions of the Comprehensive Plan.
3. The amendment does respond to a substantial change in demographic conditions from
2016 legislative update to the Comprehensive Plan. EVSD has experienced changes in
enrollment and interest in vocational education, under the existing I designation only
professional,vocational and trade schools are allowed changing the designation to CMU
allows EVSD to adapt the educational services they provide in a location they own and
have made substantial improvements for educational purposes. The demographic and
interest shifts are beyond EVSD control the proposed change allows them to continue to
serve district educational needs.
4. The proposed text amendments do not correct a mapping error.
5. The proposed amendment addresses an identified deficiency in the Comprehensive Plan.
While not directly identified as a deficiency, the Comprehensive Plan has identified the
following goal and policy that support workforce development and education,which are
integral to the long-term success of the City:
a.ED-G5 Support and encourage the development of a strong workforce that is
globally competitive and responds to the changing needs of the workplace
b. ED-P16 Support local educational institutions in the development of educational and
training programs that meet the needs of businesses.
6. The change to CMU will allow existing uses as well as more expanded educational uses.
The change could result in more intensive development in the future, though the site is
currently developed. There is no concern on effect of physical environment.
7. There are no known critical areas associated with the site, such as wetlands, fish and
wildlife habitat areas, frequently flooded areas or geologically hazardous areas. The
parcel is not located within shoreline jurisdiction, and there are no known surface water
quality or quantity issues. The City's critical areas ordinance will ensure that adequate
protection of the critical areas and adjacent land use are addressed should future
development occur.
8. The property is generally surrounded by Spokane Industrial Park to the north and east;
however, the property is not part of the Spokane Industrial Park. The property to the
south is designated and zoned CMU. The institutional use on the proposed site is
generally compatible with both the light industrial uses to the north and east and the retail
service uses to the south. The projected impact to the surrounding neighborhoods is
minimal. Any future development will be evaluated for compliance with all municipal
requirements as it relates to adjacent uses at the time of development.
9. B Street is a local access street and Sullivan Road is a Principal Arterial. There are two
capacity related projects in the 6-year TIP near the project area:intersection improvement
at Sullivan and Wellesley and improvement to Sullivan and SR 290 (Trent) interchange.
The subject property are considered infill development,as such,the expansion of allowed
uses and increased densities are supported by the infrastructure that is in place.
10. The proposed change would allow the property and structure owned by EVSD to be used
for educational purposes beyond professional,vocational and trade school use,increasing
the school district's ability to provide educational services. The change benefits the
neighborhood, City, and region.
11. The proposal would add approximately 9 acres of CMU property to the 1,666 acres of
existing CMU designated property within the City. While additional demand for CMU
property may be limited, the CMU designation allows for additional educational uses,
which has been indicated as needed from EVSD. The proposal is limited to a reasonable
Ordinance 20-009, 2020 Zoning Map and Code Amendments Page 11 of 14
area and if developed under CMU standards the type of use and density would be
appropriate for the location.
12. Under the existing conditions and the Industrial designation there is very little population
that resides in the area. While CMU allows residential development, it is not expected
that residential development would occur. The proposed change in land use designation
is not expected to have significant impacts to population density in the area.
13. The CMU designation will support the goal and policy identified above. It would have
very little to no effect on other elements of the Comprehensive Plan, including Land Use,
Transportation, and Housing, Capital Facilities and Public Services, Public and Private
Utilities, Parks and Open Space and Natural Resources.
14. The criteria of SVMC 17.80.140(H)are met by the amendment.
Council Decision: Change the zoning for parcel number 45013.9024 to Corridor Mixed Use
(CMU).
File No. CPA-2020-0007:
Proposal: Amend the Spokane Valley Municipal Code to implement the amendments made to the
Comprehensive Plan by CPA-2020-0007. The amendments include creating a new R-4 zoning district
an implementing zone for the Single Family Residential land use designation.
Applicant: City of Spokane Valley, 10210 East Sprague Avenue, Spokane Valley, WA 99206.
Amendment Location: Applies citywide.
Council adopts and makes the following Findings for CPA-2020-0007:
1. The proposed amendment bears a substantial relationship to the public health, safety,welfare,
and protection of the environment. Housing is an important component of the economic
infrastructure of the city. Ensuring that there is a variety of housing types is an important
competitive advantage for economic development. The proposed amendment will allow the
City to more closely align its housing needs with locations within the City to ensure adequate
infrastructure is available.This will also enable the provision of quality,affordable housing for
all Spokane Valley residents.
2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and
with the portion of the City's adopted plan not affected by the amendment. The Growth
Management Act (GMA) adopts thirteen goals to guide the development of local
comprehensive plans and development regulations. The GMA provides that the housing
element serves to encourage the availability of affordable housing to residents of all economic
backgrounds, promote a variety of residential densities and housing types, and encourage the
preservation of existing neighborhoods. The proposed amendment will provide increased
housing options in locations that have adequate infrastructure that can affordably support
increased densities.
3. The proposed amendment responds to a substantial change in conditions beyond the property
owner's control applicable to the area within which the subject property lies. The amendment
is not related to a specific piece of property. It does, however, respond to a substantial change
in conditions from 2016 legislative update to the Comprehensive Plan. This change relates to
increased duplex development in neighborhoods with larger lots as a result of the 2016
legislative update. This amendment looks to incentivize alternative housing development
where there is frequent transit and commercial services.
4. The proposed amendment is not in response to or corrects an obvious mapping error.
5. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. The
Comprehensive Plan identifies that the city will need an additional 6,389 homes by 2037(3,962
single family homes and 2,417 multifamily).The plan also identifies that the median household.
income in the city was approximately$2,000 less than the average countywide annual earnings.
Additional data indicates that residents are cost-burdened with 51% of renters and 26% of
Ordinance 20-009, 2020 Zoning Map and Code Amendments Page 12 of 14
homeowners spending at least 33 percent of their monthly budget on rent or mortgage
payments. The following adopted goals, policies, and strategy support the proposed
amendment:
a. H-G1 Allow for a broad range of housing opportunities to meet the needs of the
community.
b. H-G2 Enable the development of affordable housing for all income levels.
c. Strategy: Continue to evaluate new housing typologies to meet market needs.
6. The proposed amendment is policy oriented and as a non-site specific amendment does not
have a direct effect on the physical environment. Future development that may result will be
evaluated under city regulations for physical development.
7. The proposed amendment is policy oriented and does not have a direct effect on open space,
streams, rivers and lakes. The City's critical areas ordinance will ensure that adequate
protection of critical areas and adjacent land use are addressed should future development
occur.
8. The proposed amendment is policy oriented and includes implementing development
regulations that are aimed to protect neighborhood character and locate alternative housing in
areas with frequent transit and commercial services.
9. Capital Facilities Policy CF-P6 recommends that facilities and services meet minimum Level
of Service(LOS)Standards. LOS standards have been adopted for water,sewer,transportation,
stormwater, law enforcement, libraries, parks, street cleaning,public transit, fire, and schools.
The proposed amendment seeks to take advantage of available infrastructure to minimize the
need to develop and maintain new infrastructure.
10 Increasing housing options that protect neighborhood character and minimize the need for new
infrastructure can potentially reduce housing costs and thereby reducing the amount of city
residents paying more than 33 percent of their income toward housing, which would benefit
the neighborhood, city and region. The change benefits the neighborhood, City, and region by
supporting the following adopted Comprehensive Plan goal and policy:
a. ED-P8 Provide and maintain an infrastructure system that supports Spokane Valley's
economic development priorities.
b. LU-G1 Maintain and enhance the character and quality of life in Spokane Valley.
c. LU-G4 Ensure that land use plans, regulations, review processes, and infrastructure
improvements support economic growth and vitality
d. LU-P14 Enable a variety of housing types.
e.LU-P 16 Maximize the density of development along major transit corridors and near transit
centers and commercial areas.
f. H-G3 Allow convenient access to daily goods and services in Spokane Valley's
neighborhoods.
11. The proposed amendment does not change the location or quantity of Iand designations.
Implementing changes to the zoning code increase densities in locations with adequate
infrastnicture support, and may reduce densities in other locations. The amendment consistent
with the adopted Comprehensive Plan and the demand forecasted.
12. The implementing regulations increase density in areas that are supported by adequate
infrastructure and may reduce densities in other locations. The proposed amendment is not
expected to have significant impacts to population density on a citywide level. Implementing
regulations are consistent with the adopted Comprehensive Plan and the demand forecasted.
13. The proposed amendment will support and consistent with the Comprehensive Plan's housing
goals, policies, and strategies. The amendment will not have a direct impact on other
Comprehensive Plan elements. Implementing regulations are consistent with the adopted
Comprehensive Plan and the demand forecast.
14. The criteria of SVMC 17.80.140(H) are met by the amendment.
15. 14. The criteria of SVMC 17.80.150(F) are met by the amendment.
Ordinance 20-009, 2020 Zoning Map and Code Amendments Page 13 of 14
Council Decision: Amend the Zoning Map by adding an R-4 zoning district as shown in
Attachment "A" and adopt implementing development regulations for the new R-4 zone as
identified in CPA-2020-0007 and Attachment"B".
Section 5. Zoning Map/Official Controls. Pursuant to RCW 35A.63.100, for the purpose of
regulating the use of land and to implement and give effect to the Comprehensive Plan, the City hereby
amends the Official City Zoning Map as set forth in Attachment"A".
Section 6. Zoning Code Amendments. Pursuant to RCW 35A.63.100, for the purpose of regulating
use of land and to implement and give effect to the Comprehensive Plan,the City herby amends the Spokane
Valley Municipal Code as set forth in Attachment"B"subject to and based on the findings for CPA-2020-
0007.
Section 7. Adoption of Other Laws. To the extent that any provision of the SVMC, or any other law,
rule, or regulation referenced in the attached Zoning Map(s) is necessary or convenient to establish the
validity, enforceability, or interpretation of the Zoning Map(s),then such provision of the SVMC, or other
law, rule, or regulation is hereby adopted by reference.
Section 8. Map -Copies on File-Administrative Action. The Zoning Map is maintained in the office
of the City Clerk as well as the City Department of Community and Public Works. The City Manager or
designee, following adoption of this Ordinance, is authorized to modify the Zoning Map in a manner
consistent with this Ordinance, including correcting scrivener's errors.
Section 9. Liability. The express intent of the City is that the responsibility for compliance with the
provisions of this Ordinance shall rest with the permit applicant and their agents. This Ordinance and its
provisions are adopted with the express intent to protect the health,safety, and welfare of the general public
and are not intended to protect any particular class of individuals or organizations.
Section 10. Severability. If any section, sentence, clause, or phrase of this Ordinance shall be held to
be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality
shall not affect the validity or constitutionality of any other section, sentence, clause, or phrase of this
Ordinance.
Section 1L Effective Date. This Ordinance shall be in full force and effect five days after publication
of this Ordinance or a summary thereof in the official newspaper of the City as provided by law.
PASSED by the City Council this 8u'day of September, 2020.
6. al'
AT E Ben Wick, Mayor
l � ,
ristine Bainbridge, ity Clerk t
Approved As Form:
a
Office of Vit City AttOney
Date of Publication .
Effective Date: — 3 2 ZF
Ordinance 20-009, 2020 Zoning Map and Code Amendments Page 14 of 14
Ordinance 20-009 Attachment A
Zoning Map
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101000* Valley Address: 1311 N McDonald Rd and Zoning from R3 to CMU
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from Ito RC and Zoning from Ito RC
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ATTACHMENT B
19.20.010 Zoning districts.
The City has established the following zoning districts:
Comprehensive Plan Map
Land Use Designation Symbol Zoning District
Single-Family R-1 Single-Family
Residential Residential Estate
Single-Family R-2 Single-Family
Residential Residential Suburban
Single-Family R-3 Single-Family
Residential Residential
Single-Family R-4 Single-Family
Residential Residential Urban
Multifamily Residential MFR Multifamily
Residential
Mixed Use MU Mixed Use
Corridor Mixed Use CMU Corridor Mixed Use
Neighborhood NC Neighborhood
Commercial Commercial
Regional Commercial RC Regional Commercial
Industrial I Industrial
Industrial Mixed Use IMU Industrial Mixed Use
Parks, Recreation,and P/OS Parks/Open Space
Open Space
19.20.015 Zoning districts purpose.
A. R-1—Single-Family Residential Estate. Preserves the distinct character of existing single-family large
lot development, while allowing for a limited number of large animals.
B. R-2—Single-Family Residential Suburban. Preserves existing single-family development patterns,
while allowing for development that is similar in size and scale to the surrounding neighborhood.
C. R-3—Single-Family Residential. Allows for single-family residential development that provides
flexibility and promotes reinvestment in existing single-family neighborhoods.
D. R-4—Single--Family Residential Urban. Allows for single-family residential development at an urban
density that provides flexibility and promotes reinvestment in existing single-family neighborhoods.
E. MFR—Multifamily Residential. Allows for multifamily housing located near business and commercial
centers, the arterial street system, and public transit.Adjacent single-family zones are protected
through transitional standards.
Page 1 of 8
ATTACHMENT B
E. MU —Mixed Use. Allows for two or more different land uses within developments. Mixed-use
developments can be either vertical or horizontally mixed, and could include employment uses such as
office, retail, and/or lodging along with higher-density residential uses, and in some cases, community or
cultural facilities. Adjacent residential zones are protected through transitional standards.
G. CMU—Corridor Mixed Use. Allows for light manufacturing, retail, multifamily, and offices along major
transportation corridors. Adjacent residential zones are protected through transitional standards.
H. NC— Neighborhood Commercial. Allows for small-scale neighborhood retail and office uses while
allowing for single-family development.
I. RC—Regional Commercial. Allows a broad range of retail, wholesale, service, and other compatible
uses, with a wide range of development types. Adjacent residential zones are protected through
transitional standards.
J. I —Industrial. Allows all types of industrial development such as manufacturing, processing,
fabrication, assembly, disassembly, and freight-handling.Transitional standards protect adjacent
nonindustrial zones from industrial uses that have significant noise, odor, or aesthetic impacts.
K. IMU—Industrial Mixed Use. Allows retail, office, light manufacturing, and other light industrial uses
such as contractor yards. Transitional standards protect adjacent nonindustrial zones from industrial
uses that have significant noise, odor, or aesthetic impacts.
L. P/OS—Parks/Open Space. Protects and provides for parks, open space, and other natural physical
assets of the community.
19.60.050 Permitted uses matrix.
Parks
Residential Mixed Use Commercial Industrial and
Open
Space
R-1 R-2 R-3 R-4 MFR MU CMU NC RC IMU I P05
Agriculture and Animal
Animal processing/handling P
Animal raising and/or keeping 5 S S S S S S
Animal shelter S P P
Beekeeping,commercial P
Beekeeping,hobby S 5 5 S
Community garden 5 5 5 5 S S S S
Greenhouse/nursery,commercial P P P
Kennel 5 S 5 5 P P
Orchard,tree farming,commercial P P
Riding stable P P C
Communication Facilities
Radio/TV broadcasting studio P P P P
Page 2 of 8
ATTACHMENT B
Parks
Residential Mixed Use Commercial Industrial and
Open
Space
R-1 R-2 R-3 R-4 MFR MU CMU NC RC IMU I P05
Repeater facility P P P P P P P P P
Small cell deployment S S 5 S 5 S S S S S S S
Telecommunication wireless antenna 5 5 5 S 5 S 5 5 5 S S
array
Telecommunication wireless support S S S S 5 S S S 5 S S
tower
Tower, ham operator S S S S 5 S S 5 S 5 S
Community Services
Community hall,club,or lodge P P P P P P P P
Church,temple, mosque,synagogue and P P P P P P P P P
house of worship
Crematory P P P P
Funeral home P P
Transitional housing C
•
Day Care
Day care,adult P P P P P P P P P P P
Day care,child(12 children or fewer) P P P P P P P P P P P
Day care,child(13 children or more) C C C C P P P P P P P
Eating and Drinking Establishment P P P P P P S
Education
Schools,college or university P P P
Schools,K through 12 P P P P P P P P P
Schools, professional,vocational and
P P P P P P
trade schools
Schools,specialized training/studios P P P P
Entertainment
Adult entertainment and retail 5
Casino P P P
Cultural facilities P P P P
Exercise facility S S 5 5
Off-road recreational vehicle use P P
Major event entertainment P P P
Racecourse P P P P
Racetrack P P
Recreational facility P P P P P P
Theater,indoor P P P
Group Living
Page 3 of 8
ATTACHMENT B
Parks
Residential Mixed Use Commercial Industrial and
Open
Space
R-1 R-2 R-3 R-4 MFR MU CMU NC RC IMU 1 POS
Assisted living/convalescent/nursing
home P P P P
Community residential facilities(6 P P P P P P P
residents or less)
Community residential facilities(greater
than 6 and under 25 residents) P P P
Dwelling,congregate P P P
Industrial,Heavy
Assembly,heavy P
Hazardous waste treatment and storage S S
Manufacturing,heavy P
Processing,heavy P
Mining s
Industrial,Light
Assembly, light P P P P P
Manufacturing,light P P P
Processing,light P p
Recycling facility S 5 S S
Industrial service P P
Lodging
Bed and breakfast P P P P P P
Hotel/motel P P P P S
Recreational vehicle park/campground S
Marijuana Uses
Marijuana club or lounge
Marijuana cooperative
Marijuana processing S S
Marijuana production 5 S
Marijuana sales 5 S S
Medical S P P P P P
Office
Animal clinic/veterinary S S 5 S S
Office, professional P P P P P P P
Parks and Open Space
Cemetery P P P P
Golf course P P P P P P P P P
Page 4 of 8
ATTACHMENT B
Parks
Residential Mixed Use Commercial Industrial and
Open
Space
R-1 R-2 R-3 R-4 MFR MU CIVIL) NC RC IMU I POS
Golf driving range C C C C C P C P P P
Parks P P P P P P P P P P
Public/Quasi-Public
Community facilities P P P P P P P P P P P P
Essential public facilities R R R R R R R R R R
Public utility local distribution facility S 5 5 S S 5 S S P P P S
Public utility transmission facility S S S S S S S 5 S S S S
Tower,wind turbine support S S S 5
Residential
Dwelling,accessory units S S S S S S S S S
Dwelling,caretaker's residence S S S 5 S
Dwelling,cottage S S S S
Dwelling,duplex S P P S S
Dwelling, industrial accessory dwelling 5 S
unit
Dwelling,multifamily P P P
Dwelling,single-family P P P P P P P P
Dwelling,townhouse 5 S S S S
Manufactured home park S S S
Retail Sales and Service P P S P P S S
Transportation
Airstrip,private P P
Battery charging stations S S S S P P P P P P P S
Electric vehicle infrastructure P P P P P P P P
Heliport P P
Helistop C C P
Parking facility—controlled access P P P P P
Railroad yard, repair shop and
P
roundhouse
Transit center P P P P P
Vehicle Services
Automobile impound yard P P
Automobile/taxi rental P P P P P
Automobile parts,accessories and tires P P P P P
Automobile/truck/RV/motorcycle
painting, repair, body and fender works P P P P
Page 5 of 8
ATTACHMENT B
Parks
Residential Mixed Use Commercial Industrial and
Open
Space
R-J. R-2 R-3 R-4 MFR MU CMU NC RC IMU 1 POS
Car wash P P S P P P
Farm machinery sales and repair P P P
Fueling station P P 5 P P P
Heavy truck and industrial vehicles sales, P P
rental, repair and maintenance
Passenger vehicle, boat,and RV sales,
service and repair P P P
Towing P P P P
Truck stop P P
Warehouse,Wholesale,and Freight
Movement
Auction house P P P
Auction yard(excluding livestock) P P
Catalog and mail order houses P P P P P
Cold storage/food locker P P
Freight forwarding P P
Grain elevator P P
Storage,general indoor P P S P P P
Storage,general outdoor S S S S P P
Storage,self-service facility P P P P P P
Tank storage,critical material above
S
ground
Tank storage,critical material below
S S 5
ground
Tank storage,LPG above ground S S S S S S
Warehouse P P P P P
Wholesale business P P P P P
19.40.060 Development standards— Duplexes.
Duplex development in the R-3 zone shall have a minimum lot size of 14,500 square feet. Duplex
development in non-residential zones shall meet the requirements set forth in 19.70.050 (G).
19.70.020 Residential standards
Residential development shall meet the standards shown in Table 19.70-1. Standards for alternative
residential development are set forth in Chapter 19.40 SVMC, Alternative Residential Development
Options, and standards for planned residential developments are set forth in Chapter 19.50 SVMC,
Planned Residential Developments.
Page 6 of 8
ATTACHMENT B
Table 19.70-1—Residential Standards
R-1 R-2 R-3 R-4
Front and Flanking Street 35' 15' 15' 15' 15'
Yard Setback
Garage Setbackm 35' 20' 20' 20' 20'
Minimum Rear Yard Setback 20' 20' 10' 10' 10'
Side Yard Setback 5' 5' 5' S' 5'
Open Space N/A N/A N/A N/A 10%gross areat31
Lot Size 40,000 sq.ft. 10,000 sq.ft. 5,000 sq.fit.e 4,300 sq.ft. N/A^S
Lot Coverage 30.0% 50.0% 50.0% 60% 60.0%
Maximum Density 1 du/ac 4 du/ac 8 du/ac 10 du/ac 22 du/ac
Building Heighten 35' 35' 35' 35' 50'
(1) Where MFR abuts R-1, R-2,or R-3 zones,development shall comply with the provisions of
Chapter 19.75 SVMC,Transitional Regulations.
(2) Attached garages,where the garage door does not face the street, may have the same setback as the
primary structure.
(3) Open space requirement does not apply to single-family development in the MFR zone.
(4) Single-family residential development in the MFR zone shall have a minimum lot size of 2,000 square feet
per dwelling unit.Only one single-family dwelling shall be allowed per lot.
(5) The vertical distance from the average finished grade to the average height of the highest roof surface.
'(6) Duplex development in the R-3 zone shall have a minimum lot size of 14,500 square feet,
APPENDIX A
DEFINITIONS
Dwelling: A building or portion thereof designed exclusively for residential purposes.
Dwelling, accessory unit:A freestanding detached structure or an attached part of a structure that is
subordinate and incidental to the primary dwelling unit located on the same property, providing
complete, independent living facilities exclusively for a single housekeeping unit, including permanent
provisions for living, sleeping, cooking, and sanitation. See "Residential, use category."
Dwelling, accessory unit—industrial: A dwelling unit within a primary building located in the Industrial
zone for occupancy by a person or family for living and sleeping purposes.
Dwelling, accessory unit—industrial mixed-use: A dwelling unit within a primary building located in the
Industrial Mixed-Use zone for occupancy by a person or family for living and sleeping purposes.
Dwelling, caretaker's residence: A dwelling unit provided for the purpose of on-site supervision and
security that is occupied by a bona fide employee of the property owner.See "Residential, use
category."
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ATTACHMENT B
Dwelling,congregate: A residential facility under joint occupancy and single management arranged or
used for lodging of unrelated individuals, with or without meals, including boarding or rooming houses,
dormitories, fraternities and sororities, and convents and monasteries. See "Group living, use category."
Dwelling, cottage: A small single-family dwelling unit developed as a group of dwelling units clustered
around a common area pursuant to SVMC 19.40.050 as now adopted or hereafter amended.
Dwelling, duplex: An attached building designed exclusively for occupancy by two families, with
separate entrances and individual facilities for cooking, sleeping, and sanitation, but sharing a common
or party wall or stacked. See "Residential, use category."
Dwelling,single-family: A building, manufactured or modular home or portion thereof, designed
exclusively for single-family residential purposes, with a separate entrance and facilities for cooking,
sleeping, and sanitation.See "Residential, use category."
Dwelling, multifamily:A building designed for occupancy by three or more families, with separate
entrances and individual facilities for cooking, sleeping, and sanitation. Townhouses are not considered
multifamily development. See "Residential, use category.
Dwelling,townhouse: A single-family dwelling unit constructed in groups of three or more attached
units in which each unit extends from foundation to roof, open on at least two sides. See "Residential,
use category."
Dwelling unit: One or more rooms, designed, occupied, or intended for occupancy as separate living
quarters,with an individual entrance, cooking, sleeping, and sanitary facilities for the exclusive use of
one family maintaining a household.
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